HomeMy WebLinkAboutSR_HEX_Report_and_Exhibits_KC_Parks_Renton_Shops_190611_FINALDEPARTMENT OF COMMUNITY
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SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1
A. REPORT TO THE HEARING EXAMINER
Hearing Date: June 18, 2019
Project File Number: PR19-000190
Project Name: King County Parks - Renton Shop
Land Use File Number: LUA19-000090, SA-A, CU-H, V-A, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: King County Parks and Recreation Division, 201 S Jackson St, #700, Seattle, WA
98104
Applicant: See Owner
Contact: Brenda Bradford, Capital Project Manager, King County Department of Natural
Resources and Parks, 201 South Jackson Street, #700, Seattle, WA 98104
Project Location: 3005 NE 4th Street, Renton, WA 98056 (APN 1434000012)
Project Summary: The applicant is requesting Administrative Site Plan Review, Hearing Examiner
Conditional Use Permit, a landscape variance, and a refuse and recyclable
modification to replace the existing Central Maintenance Facility at 3005 NE 4th St.
The proposed project would consists of three (3) new buildings, separate staff and
visitor parking areas, fleet and equipment parking, and covered and uncovered
storage. Building A is a 27,000 sf 2-story Crew/Administration building located
along the south edge of the property, Building B is a 20,900 sf 2-story Shop
building located near the middle of the site and Building C is a 4,500 sf single-story
enclosed and covered storage building along the northern boundary. The site
would also include a variety of storage areas using ecology blocks as material
storage bins, utility trailers and other equipment parking along the north and west
boundaries. Roughly 7,700 sf of this storage area would be covered, but not fully
enclosed. The applicant is requesting a landscape variance to not provide the full
perimeter parking lot landscaping and the required interior parking lot landscaping
for parking stalls located within the gated rear storage yard area. In addition, the
applicant is requesting a modification to refuse and recyclables standards for the
two (2) trash compactor areas within the gated rear storage yard area. Access to
the site is from Jefferson Ave NE. The site is located within the Aquifer Protection
Area (Zone 2) and contains regulated slopes. Five (5) out of the eight (8) on-site
trees are proposed to be retained. Project completion date is by 2022 and the
existing facility would continue to operate throughout construction.
Site Area: 5.7 acres
NE 4th St Monroe Ave NE Jefferson Ave NE
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
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B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Civil Site Plan
Exhibit 3: Composite Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Existing Conditions Survey
Exhibit 6: Conceptual Landscape Plans
Exhibit 7: Architectural Elevations
Exhibit 8: Floor Plans
Exhibit 9: Erosion Control Plans
Exhibit 10: Civil Grading and Paving Plans
Exhibit 11: Civil Utility Plans (Utility Master Plan, Water Master Plan and Sanitary Sewer Plan)
Exhibit 12: Tree Inventory Plan
Exhibit 13: Tree Assessment, prepared by King County Parks, dated January 11, 2019
Exhibit 14: Draft Stormwater Technical Information Report, prepared by HDR Engineering, Inc.,
dated January 15, 2019
Exhibit 15: Preliminary Geotechnical Evaluation, prepared by Aspect Consulting, dated March 20,
2018
Exhibit 16: Traffic Impact Analysis, prepared by HDR Inc., dated November 16, 2018
Exhibit 17: Critical Areas Overview Technical Memorandum, HDR Inc., dated November 2018
Exhibit 18: Environmental Checklist
Exhibit 19: State Environmental Policy Act (SEPA) Determination of Non-Significance and Notice of
Action Taken
Exhibit 20: Public Comment Email from P. Gilroy
Exhibit 21: Comments from King County Parks and Recreation Division
Exhibit 22: Staff Response Letter to Public Comments
Exhibit 23: Transportation Concurrency Memo
Exhibit 24: Letter of Understanding of Geological Risk
Exhibit 25: Construction Mitigation Description
Exhibit 26: Affidavit of Neighborhood Meeting Posting, Neighborhood Meeting Materials and
Written Response to Comments
Exhibit 27: Conditional Use Permit Justification
Exhibit 28: Parking Lot Landscaping Variance Request
Exhibit 29: Trash Enclosure Modification Request
Exhibit 30: Advisory Notes
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
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C. GENERAL INFORMATION:
1. Owner(s) of Record: King County Parks and Recreation Division, 201 S
Jackson St, #700, Seattle, WA 98104
2. Zoning Classification: Light Industrial (IL)
3. Comprehensive Plan Land Use Designation: Employment Area (EA)
4. Existing Site Use: Parks Maintenance and Operations Facility
5. Critical Areas: Regulated Slopes (>15% & <=40%) and Maplewood
Wellfield Protection Area Zone 2
6. Neighborhood Characteristics:
a. North:
Former King County Public Health Office Building and future expansion parcel for Renton
Technical College. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use
Designation; Commercial Arterial (CA) zone
b. East:
Beyond the access road is a vacant private parcel that historically was mined for sand
and gravel and is now being used to accept fill dirt (known as the Upper Balch Pit).
Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
10 DU/AC (R-10) zone
c. South: Vehicle and equipment storage for King County Roads Division. Employment Area (EA)
Comprehensive Plan Land Use Designation; Light Industrial (IL) zone
d. West: Commercial property for Stor-House Self Storage. Employment Area (EA) Comprehensive
Plan Land Use Designation; Light Industrial (IL) zone
7. Site Area: 5.7 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Balch Annexation A-66-004 2249 06/20/1966
Short Plat of Lot A, Cassidy
Cove Plat
LUA15-000676 N/A 11/05/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch City water
main located in Access Road, south of the property that can deliver a maximum capacity of 2800
gallons per minute (gpm). There is an existing 2-inch water meter serving building 3005.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 21-inch wastewater main
located in NE 4th St.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 4 of 31
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c. Surface/Storm Water: There is an existing 12-inch stormwater main located in NE 4th Street, north of
the property. There is no existing stormwater conveyance system on the project site. The existing
topography is generally flat with a steep slope at the west property line. The site is mostly impervious.
2. Streets: The proposed development does not have direct frontage onto any public right-of-way.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-130: Industrial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 10 Street Excavations
a. Section 9-10-11: Trench Restoration And Street Overlay Requirements
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 26,
2019 and determined the application complete on May 2, 2019. The project complies with the 120-day
review period.
2. A neighborhood pubic meeting was held on December 18, 2018 at Renton Highlands Library. Three (3)
members of the public attending the meeting and provided comments and questions regarding the
following issues: See Exhibit 26.
3. The project site is located 3005 NE 4th Street, Renton, WA 98056.
4. The project site is currently developed a King County’s Central Maintenance Facility (Renton Shop)
headquarters for operations and maintenance for the Department of Natural Resources and Parks, Parks
and Recreation Division.
5. Access to the site would be provided via a private road (Jefferson Ave NE) owned and maintained by King
County. Jefferson Ave NE connects via a signalized intersection with NE 3rd St, north of the project site.
The new facility would include two (2) access drives off Jefferson Ave NE.
6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation.
7. The site is located within the Light Industrial (IL) zoning classification.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 5 of 31
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8. There are eight (8) trees located on-site, of which the applicant is proposing to retain a total of five (5)
trees along the west property line.
9. The site is mapped to be within the Maplewood Wellfield Protection Area Zone 2 and the site contains
regulated slopes along the west property line.
10. Approximately 13,000 cubic yards of material would be cut or excavated on-site and approximately 19,500
cubic yards of fill material is proposed to be brought into the site.
11. The applicant is proposing to begin construction in 2020 and end in 2022. The existing facility would
continue to operate throughout construction of the new structures, with demolition of the existing
buildings following occupancy of the new buildings.
12. Staff received one (1) public comment letter (Exhibit 20). To address public comments the following
report contains analysis related to concerns with the proposed ecology block material storage bins along
the west boundary of the project site. Specifically, with regard to any topsoil or dirt that may be stored
in these bins and the dust typically associated with such storage areas in the warm, drier summer
months.
13. Staff received comments from King County Parks and Recreation Division (Exhibit 21). No other public or
agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the
King County Department of Natural Resources and Parks, Parks and Recreation Division issued a
Determination of Non-Significance (DNS) for the King County Parks – Renton Shop (Exhibit 19) under WAC
197-11-340(2). A 14-day appeal period commenced on December 6, 2018 and ended on December 20,
2018. A SEPA environmental impact statement (EIS) was not required under Revised Code of Washington
(RCW) 43.21C.030(2)(c). No appeals of the threshold determination were filed.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 30).
16. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s
Comprehensive Plan Map. The purpose of the EA is to provide a significant economic development and
employment base for the City. Maintain a variety and balance of uses through zoning that promotes the
gradual transition of uses on sites with good access and visibility to more intensive commercial and office
uses. The proposal is compliant with the following land use element policies and goals if all conditions of
approval are met:
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.
Policy L-18: Place 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, in the Employment
Area (EA) land use designation.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 6 of 31
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practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-Y: Protect clean air and the climate for present and future generations through
reduction of greenhouse gas emissions at the individual, household, and community
levels, and promote efficient and effective solutions for transportation and
development.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
Policy L-42: Encourage environmentally friendly construction practices, such as
Leadership in Energy and Environmental Design, Built Green, Salmon Safe, and Living
Building Challenge.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
Policy L-61: Promote environmentally friendly, energy efficient development, including
building and infrastructure.
17. Zoning Development Standard Compliance: The purpose of the Light Industrial Zone (IL) is to provide areas
for low-intensity manufacturing, industrial services, distribution, storage, and technical schools. Uses
allowed in this zone are generally contained within buildings. Material and/or equipment used in
production are not stored outside. Activities in this zone do not generate external emissions such as smoke,
odor, noise, vibrations, or other nuisances outside the building. Compatible uses that directly serve the
needs of other uses in the zone are also allowed. The proposal is compliant with the following development
standards, as outlined in RMC 4-2-130.A, if all conditions of approval are met:
Compliance IL Zone Develop Standards and Analysis
Use: Pursuant to RMC 4-2-060, Other Government Offices and Facilities require a
Hearing Examiner Conditional Use Permit in all zones. Other Government Offices and
Facilities is defined as facilities of any unit of county, state, federal, or special district
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 7 of 31
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government. Types of facilities include community centers, vehicle and drivers licensing
offices, public works maintenance facilities, courts of law, school support facilities, and
other types of county, state, school district, special district, or federal facilities. This
definition excludes offices, jails, parks, transit centers, park & rides, sewage treatment
plants, schools, municipally owned golf courses or airports, and libraries.
Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit
to replace the existing Central Maintenance Facility (Renton Shop). The new facility
consists of three (3) new buildings, staff and visitor parking, fleet and equipment
parking, and covered and uncovered storage. The Renton Shop would be the
headquarters for operations and maintenance staff for parks administration, crew
dispatch, fleet vehicle and large equipment maintenance and storage, warehouse and
inventory storage. The new facility is anticipated to improve the function and space for
shop operations, enhance vehicle and pedestrian safety within the facility with better
site circulation and flow, and provide office space, meeting rooms, storage and shape
space to support planned growth. There are 84 staff that currently report to the site;
however, that number is projected to increase to 103 by 2023 when the Renton Shop
facility is operational.
The Crew/Administration Building A (aka Building CA) would a 27,000 square foot 2-
story building along the south edge of the property. The Shop Building B (aka Building
SH) would be a 20,900 square foot 2-story building located near the middle of the site.
Building C (aka Building ST) would be a 4,500 square foot single-story enclosed and
covered storage building along the northern boundary. In addition to the buildings, a
variety of storage areas would include ecology block material storage bins, utility
trailers and other equipment parking along the north and west boundaries.
Approximately 7,700 square feet of this storage area would be covered, but not fully
enclosed. No outside storage is proposed within the required setback areas. The
proposed project would provide improved function and space for shop operations,
enhanced vehicle and pedestrian safety, better site circulation and flow, and provide
needed office space, meeting rooms, storage, and support spaces to support planned
growth (Exhibits 2 and 3).
Lot Dimensions: The minimum lot size required in the IL zone is 35,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The project site was subdivided into an approximately 5.7 acre (248,672
square feet) parcel from a larger King County-owned property in 2016 (REC No.
20160303900006). No changes are proposed to the lot dimensions of the parcel.
Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets
and 15 feet along other streets, provided for lots adjacent to residentially zoned
properties this setback increases to 20 feet. The minimum secondary front yard
setbacks are 20 feet along principal arterial streets and 15 feet along other streets,
provided for lots adjacent to residentially zoned properties this setback increases to 50
feet. There are no side or rear yard setback requirements, except 20 feet if abutting a
lot zoned residential, which may be reduced to 15 feet through Site Plan Review.
Staff Comment: The site is a landlocked parcel that is served via a private road (Jefferson
Ave NE) owned and maintained by King County. Jefferson Ave NE connects via a
signalized intersection with NE 3rd St, north of the project site. The applicant is
proposing a larger public parking area along Jefferson Ave NE and the buildings are
proposed west of the parking area. From the east property line, Building A would be
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 8 of 31
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setback approximately 93 feet, Building B would be setback approximately 150’-10”
and Building C would be setback 143’-2”. From the south and west property lines,
Building A would be setback approximately 8’-3” and 170 feet, respectively. Building C
would be setback approximately 11’-6” from the north property line. The property
separated from the residential property to the east (Upper Balch Pit) by a 60-foot wide
King County access road (Jefferson Ave NE). The closet structure to the residential
property would be approximately 153 feet. The building locations comply with the
minimum setback requirements of the IL zone.
Building Standards: The maximum lot coverage requirements for buildings in the IL
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 50 ft.,
except 100 feet when located within the Employment Area Comprehensive Plan Land
Use Designation.
Staff Comment: The applicant is proposing to construct three (3) new buildings with a
combined first floor area of 39,454 square feet (Crew/Administration Building A –
approx. 18,598 sf, Shop Building B – approx. 16,356 sf, Building C – approx. 4,500 sf) on
the 248,672 square foot parcel. The combined building footprints would cover
approximately 15.9 percent of the lot (39,454 sf / 248,642 sf = 15.9%).
The provided elevations (Exhibit 7) include building heights for all three proposed
structures: Building A – 28’-3” above finished grade, Building B – 34’-0” and Building C
– 15’-0” T.O.S. Each building complies with the 100-foot maximum building height
allowed in the IL zone.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as
follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 9 of 31
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Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: A conceptual landscape plan with fencing was submitted with the
project application (Exhibit 6). The conceptual landscape plan illustrates materials that
would be used to enhance the visual character of the site and buildings. Together the
retained and new landscaping would consist of a variety of vegetation along the
property edges and visitor parking lot to help create human scale, add visual interest
along key portions of building façades, reduce noise and glare, improve the aesthetic
quality and enhance the landscape character of the City, and provide a transition
between fleet/staff parking areas and visitor parking. The applicant is requesting a
landscape variance from RMC 4-4-070.F.6 to not provide the full perimeter parking lot
landscaping and the required interior parking lot landscaping for parking stalls located
within the gated rear storage yard area. See FOF 23, Variance Analysis for more
information.
The proposed landscape planting plan includes a predominantly native plant pallet with
a variety in plant branching structure, heights, evergreen cover, and fruiting plants. The
Renton Shops landscape plan proposes 103 new trees as follows: 8 - pacific madrone,
18 - vine maple, 17 - ‘bowhall’ red maple, 7 - serviceberry, 7 - incense cedar, 7 - Douglas
fir, 8 - Garry oak, 13 - cascara, 10 - western hemlock, and 8 - Redmond linden. The
preliminary plant schedule also includes meadow planting, stormwater planting,
perimeter screening planting, visitor parking lot interior planting, perimeter planting,
street frontage planting, general shrub and perennial planting, and pre-grown sedum
mat with native and adaptive perennial wildflower plugs for a green roof (see plant
schedule for more information).
The landscape plan includes an eighteen-foot (18') wide fully sight-obscuring
landscaped visual barrier along the abutting stor-house self-storage property to the
west, a ten-foot (10’) wide to 23’-6” wide partially sight-obscuring landscaped visual
barrier to the Commercial Arterial (CA) property to the north, enhanced parking lot
perimeter planting throughout the visitor parking lot, and a ten-foot (10') wide street
frontage landscape strip along Jefferson Ave NE. Other important site features include
hardscape, a two-foot (2’) high gravity block wall along portions of Jefferson Ave NE
between the parking and the landscape frontage, a six-foot (6’) high black metal
ornamental picket fencing around three sides of the visitor parking lot (north, south and
east), an eight-foot (8’) high perimeter chain link and security fencing to cordon off the
shops, storage, and fleet vehicle and equipment storage area, a crushed rock path south
of Building A, decks and benches, bike racks to the east of Building A, yard lights, and a
ground mounted flagpole (former Kingdome Stadium flag pole). The location of the flag
pole is pending final King County approval. At the time of building permit submittal, a
detailed landscape plan would be submitted to, and approved by, the Current Planning
Project Manager prior to engineering permit approval. Staff recommends as a condition
of approval, that the applicant provide a final detailed landscape plan to be reviewed
and approved by the Current Planning Project Manager prior to construction permit
approval.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
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Report of June 18, 2019 Page 10 of 31
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to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: A Tree Assessment was prepared by King County Parks (dated January
11, 2019; Exhibit 13) and submitted with the land use application. The applicant also
prepared and submitted a corresponding Tree Retention Inventory Plan (dated
December 21, 2018; Exhibit 12) with the land use application. The 5.7 acre site is largely
developed with only eight (8) trees growing on the site. Just outside the property limits
is 12 more trees to the north. With the exception of Tree Nos. 1-3 (30” - western white
pine, 6”, 7” and 8” - Japanese maple with 3 stems, <4” - Japanese Maple with 5 stems)
the trees are viable and are at a low risk for several years to come. The applicant is
proposing to retain Tree Nos. 4 through 8 (black cottonwoods), along the western
portion of the site. The saved trees range in caliper from 4” to 14” DBH. The three (3)
trees proposed to be removed were a result of their proximity to the proposed new
improvements to the site.
The applicant is required to retain ten percent (10%) of the trees located within the
industrial zone that are not located within the proposed rights-of-way or access
easements. The applicant is proposing to retain more than the minimum required ten
percent (10%) trees onsite. In addition, the applicant is also proposing a landscaping
plan to enhance the perimeter and visitor parking area to increase the number of trees
onsite.
During construction, trees required to be retained (i.e., protected trees, including off-
site trees), would be required to comply with the tree protection measures during
construction per RMC 4-4-130.H.9. The central components of tree protection include
defining and protecting the drip line, erecting and maintaining a temporary six-foot-
high chain link construction fence with placards around the tree to be retained,
protecting the tree from grade changes, keeping the area clear of impervious surface
material, restricting grading within the drip line, providing three inches (3”) of bark
mulch within the required fencing, retaining a certified arborist to ensure trees are
protected from development activities, and alternate protection/safeguards as
necessary.
Additional landscaping (shrubs, rocks, and groundcover) would be incorporated into the
project’s Landscape Plan to work in conjunction with the retained tree (Exhibit 6).
Compliant if
condition of
approval is
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 11 of 31
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Staff Comment: No rooftop equipment was identified in the elevations or the site plan.
At the rear of the property, three (3) rainwater harvest cisterns (approximately 5,000
gallons each), a rainwater harvest pump, and an emergency overflow structure was
identified to the west of Building A. Also, a transformer was identified west of Building
B. The proposed improvements include an energy efficient design, with a goal of
meeting Net Zero Energy to contribute to the long-term reduction in greenhouse gas
(GHG) emissions. Through design of the new facility, King County is striving to reduce
carbon emissions through sensitive design and equipment. The existing facilities have a
benchmark Energy Use Intensity (EUI) range between 60-70 EUI. To achieve Net Zero
Energy, preliminary energy modelling EUI target is less than 22 and the design is
anticipated to achieve this through techniques such as daylight harvesting, use of
photovoltaic, HVAC & natural ventilation measures, and incorporating carbon cutting
efforts related to the building envelope. The estimated CO2 (GHG) emission from the
proposed design is 125.32 MTE per year. The photovoltaic system would offset up to
180.92 MTE per year of CO2 (more than produced) emissions resulting in a range of -
55.6 MTE per year to 125.32 MTE per year of CO2 emissions. As design progresses, these
strategies and calculations would be refined by King County for reporting purposes. The
project design includes adequate onsite screening for utility equipment from public view
through the combination of landscaping, fencing, and building architecture and
placement.
The project proposal includes a storage building (Building C) and an accessory storage
yard with covered but not enclosed storage along the west and north property lines
(approximately 7,700 square feet), miscellaneous sheds for chemical storage, such as
fuel containers, fertilizers, pesticides, equipment maintenance fluids, etc. The yard bin
area storage would be for asphalt, wood, waste, metal, and broken concrete. No soil or
topsoil would be stored in the yard bin area storage (Exhibits 3 and 21). The vehicle use
and storage of materials onsite would create or contribute to particle pollution. Particle
pollution can occur year-round and presents air quality problems. The applicant is
proposing to pave the fleet vehicle yard areas and staff parking areas to reduce dust
presently created by vehicles moving on the gravel surface. The applicant is considering
wetting the stored material with water or covering the stored material to mitigate for
particle pollution created by the storage materials in the yard bin area. Therefore, staff
recommends as a condition of approval, that the applicant provide a particle pollution
analysis to be reviewed and approved by the Current Planning Project Manager prior to
construction permit approval.
Refuse and Recycling: In manufacturing and other nonresidential developments, a
minimum of three (3) 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 six (6) 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.
Staff Comment: The applicant has provided two (2) separate trash compactor locations
dispersed throughout the site, in easily accessible areas for both users and hauling
trucks. One is located along the north property line and a second would be located near
the southwest portion of the site, west of the buildings and outside the respective
landscape screening buffers (Exhibit 3). The applicant is proposing a modification
request from refuse and recyclables standards (RMC 4-4-090), see FOF 24, Modification
Analysis for more information.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 12 of 31
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The trash compactor locations would be screened by a combination of landscaping,
fencing and buildings. The applicant does not propose to independently fence or screen
the trash compactor locations. The County has large carts in the buildings that would
be brought out for collection on trash collection day and then they would be returned
to the building. Together the trash compactor locations have a combined area of
approximately 881 square feet. The applicant would be required to provide a minimum
area of 157 square feet for recyclable deposit and a minimum area of 314 square feet
for refuse deposit. The designated areas for two (2) trash compactors would be
adequate to meet the minimum apportion requirements for deposit and collection
areas of the code.
Parking: Required parking as specified by the use shall be provided upon property in
the same ownership as the property upon which the building or use is located. Parking
may be accommodated off-site in accordance with RMC 4-4-080.E.2 or at joint use
facilities in accordance with RMC 4-4-080.E.3. Parking regulations require that a
minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking
spaces per 1,000 square feet of net floor area for general office space, a minimum and
maximum of 1 per 1,500 square feet of net floor area for warehouses and indoor
storage buildings, and a minimum and maximum of 0.5 per 1,000 square feet of area
for outdoor storage area.
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.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The current facility has an informal surface gravel parking lot for staff
and visitors. The applicant is proposing up to 136 surface parking spaces for visitors and
staff, including up to six (6) electric vehicle charging spaces. There would also be an
expansive lot with parking and yard storage for 105 fleet vehicles and heavy machinery
within the confines of the facility (Exhibit 3).
The applicant would be required to provide a range of 54 to 122 parking spaces for
general office use in Building A (27,000 square feet), a minimum of 14 parking spaces
for shop use in Building B (20,900 square feet), and a minimum of six (6) parking spaces
for storage use in Building C (4,500 square feet and 7,700 square feet of ecology block
storage bins). The allowed parking range for the proposed uses combined is 74 to 142
spaces. The designated parking spaces and proposed locations appear to provide
adequate parking for County employees, fleet vehicles, machinery, visitors, and yard
storage.
During construction and demolition (2020 – 2022), the work may be phased to allow
continuous occupation of the site by parks staff or arrangements made to allow
temporary office accommodations and parking made on available County-owned
property in the immediate vicinity.
Compliant if
condition of
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 13 of 31
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approval is
met
Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10
percent (10%) of the number of required off-street parking spaces. The applicant is
proposing eight (8) County standard bicycle racks at the front of Building A with up to
sixteen (16) bicycle parking spaces which complies with the minimum number of bicycle
parking spaces for the Renton Shop facility. The proposed location of the bicycle parking
would be visible to cyclists and would not impede or create a hazard to pedestrians or
vehicles nor would they conflict with vehicle vision clearance standards. In addition,
Building A includes a metal awning that extends over the bicycle racks for weather
protection.
Per RMC 4-4-080.F.11.c bicycle parking shall be provided for secure extended use and
shall protect the entire bicycle and its components and accessories from theft and
weather. Acceptable examples include bike lockers, bike check-in systems, in-building
parking, and limited access fenced areas with weather protection. Therefore, staff
recommends as a condition of approval that the applicant provide a secured extended
use bicycle parking area to be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant is proposing a low gravity block wall for the slide gates
at the site entrances. The base of the retaining wall would be setback approximately six
feet (6’) from the east property line.
The applicant is also proposing a six-foot (6’) high sight-obscuring black metal
ornamental metal picket fencing around three sides of the visitor parking lot (north,
south and east), an eight-foot (8’) high perimeter chain link and security fencing to
cordon off the shops, storage, and fleet vehicle and equipment storage area (Exhibit 6).
18. Design Standards: The IL zone is not located in a Design District; therefore, design standards do not
apply.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The applicant submitted a Preliminary Geotechnical Evaluation,
prepared by Aspect Consulting (dated March 20, 2018; Exhibit 15) with the project
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 14 of 31
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application. The Report identifies several geologic and one seismic hazard that could
affect the project area’s development (see Table 1, in Exhibit 15).
Topographically, the ground surface of the site is relatively flat with only about five (5)
feet of elevation difference from the west boundary of the parcel to the east boundary.
As shown in the Existing Conditions Survey (Exhibit 5), portions of the western property
boundary contain regulated slopes. Most of the site is shown as >15 percent to <25
percent, with a small, narrow strip shown as >25 percent to <40 percent (Sensitive
Slope) at the slope’s toe. According to the Critical Areas Overview Technical
Memorandum, prepared by HDR (dated October 31, 2018; Exhibit 17) that was
submitted with the project application, the steep slopes do not appear to be natural
features, but were likely formed by historic fill and grading.
According to the geotechnical report, shallow spread footing are an appropriate
foundation type and typical activities associate with site development would have no
adverse impacts on surrounding properties. All project construction would be required
to comply with the recommendations in the Geotechnical Evaluation submitted with
the building permit application.
Wellhead Protection Areas:
Staff Comment: The site and surrounding area is within the Wellhead Protection Area
and designated within Zone 2. Zone 2 is defined as the land area situated between the
365-day groundwater travel time contour and the boundary of the zone of potential
capture for a well or well field owned or operated by the City. No groundwater was
observed during previous geotechnical borings on the site (conducted in February
2018). The overall purpose of the aquifer protection regulations is to protect aquifers
used as potable water supply sources by the City from contamination by hazardous
materials. According to the geotechnical report, site preparation within the proposed
construction footprint should include removal of fill and soils containing roots, organics,
debris, and any other deleterious materials. Approximately 19,500 cubic yards of fill
material is proposed to be brought into the site. Such fill would be used for the structural
needs of the buildings and would be obtained from approved local fill sources. Since fill
is proposed for project development, a fill source statement would be required to be
submitted to the City to ensure clean fill is used. The fill source statement would be
required to be submitted with the construction permit application. Impacts to the
Wellhead Protection Area are not anticipated as a result of the subject project, provided
the City of Renton codes are complied with.
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores 15 ft.
Category I –
Bogs & Natural 200 ft.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 15 of 31
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Heritage
Wetlands
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: The project site is located to the west of the Upper Balch Pit. Under
10-year Special Fill and Grade permit (LUA18-000703), a Wetland Reconnaissance
Technical Memorandum was prepared by Raedeke Associates, Inc., (dated July 30,
2010) and a Wetland Reconnaissance Critical Areas Update was prepared by Raedeke
Associates, Inc., (dated January 9, 2019). The Memorandum and Critical Areas Update
concluded that there were no areas within the Upper Balch Pit that exhibited wetland
or stream characteristics and that the areas where some surface water exists are a
result of storm drainage discharge to the site from the adjoining roadways.
20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL zoning
classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications
compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing
would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance
with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements
intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions of
Approval are
Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
Conditions of
Approval are
Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A c. Design Regulation Compliance and Consistency.
Staff Comment: The proposed project is not located in a Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Staff Comment: Not applicable.
Compliant if
Conditions of
Approval are
Met
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: Approximately 75 to 80 percent of the site would be covered by
structures, asphalt or other impervious surfaces. All of the existing structures would be
demolished; however, construction would be phased to allow parks operations to
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 16 of 31
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continue while the new structures are built. The footprint of the proposed new
structures is approximately 39,454 square feet (approximately 16% of the parcel) and
the buildings have a combined net floor area of 52,400 square feet. The combined
building footprints is roughly double that of the existing structures. The proposed new
building would not be out of scale in context to the development. Although larger and
taller than the existing buildings on the site, the proposed 34-foot height of the tallest
structure is significantly less than the maximum height allowed in the IL zone (100 feet
if lot is located in the Employment Area (EA)). The scale and bulk of the buildings do not
represent a significant departure from the size of buildings found in other industrial
zoned areas across the City. See also FOF 21, Conditional Use Analysis for more
information.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The site provides vehicle and pedestrian access from the intersection of
NE 3rd St and Jefferson Ave NE. A sidewalk and landscape buffer are in place along NE
3rd St and wide private access road (Jefferson Ave NE) provides a safe walking area for
pedestrians to access the site. Once inside the site, a series of internal paved drives and
drive aisles provide access to the facility. Sidewalks and paths are almost entirely
provided around Building A and a concrete path would connect Building A to Building B.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties.
Staff Comment: See FOF 17, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed one- and two-story structures would be 15’, 28’-3” and
34’ above grade at the top of structure or roof. The proposed buildings are not
anticipated to interrupt any visual accessibility to attractive natural features for
neighboring properties.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping. The proposed new landscaping would provide an enhanced appearance
for the project.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: According to the applicant, exterior lights on structures and on poles
throughout the parking and storage area would produce some nighttime light and
glare; however, these lights are required for safety and security purposes and are not
expected to impact adjacent properties. In addition, exterior light and glare would be
limited through lighting placement and design as light fixtures are anticipated to point
down or be installed with cut-off shields to prevent off-site light spillage.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 17 of 31
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A lighting plan was not provided with the application; therefore, staff recommends as a
condition of approval that a lighting plan with fixture details be provided at the time of
building permit review for review and approval by the Current Planning Project
Manager prior to building permit issuance.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed location of the new buildings is near the middle of the
property (east to west). The closest building setbacks are as follows: west – approx.
170’, north – approx. 11’-6”, east – approx. 93’, and south – approx. 8’-3”. The closest
dwelling unit is north of NE 3rd St and is approximately 450 feet away from Building C.
Existing vegetation on the Former King County Public Health Office site plus a new
landscape plan with trees and plants around the perimeter of the site would help
provide a natural screen from any light or noise generated in the project site. In addition,
Puget Sound Energy has an overhead utility easement across the southeast corner of
the site. Design has purposefully avoided placement of structures in that area.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The proposed new buildings would be either a one or two-story
structure. The tallest building would have a maximum height of 34 feet. Due to the
proposed interior location of the building and topography, it is not anticipated that the
scale of the proposed buildings would not adversely impact the view or sunlight
currently available to adjacent or abutting properties. The scale of the structures would
be compatible with other multi-story buildings located along NE 3rd St; a high-traffic
commercial corridor. The proposal does not result in a change in vehicular or pedestrian
access, which adequately serves the needs of visitors and staff to the site.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The applicant is proposing to retain and enhance a 30-foot wide buffer
with significant slopes and vegetation along the western portion of the property. Only
three (3) interior trees are proposed for removal. Approximately 75 to 80 percent of the
site would be covered by structures, asphalt or other impervious surfaces. See also FOF
17, Zoning Development Standard: Landscaping.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030.
Staff Comment: The design parking areas would add approximately 29,620 square feet
of perimeter parking lot landscaping and approximately 5,231 square feet of interior
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 18 of 31
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parking lot landscaping. In addition, the project is being designed to incorporate a
number of drainage features to collect, convey, treat, detain and infiltrate this runoff.
Stormwater would be treated and infiltrated onsite using facilities such as rain gardens,
bioretention swales, infiltration galleries, and detention facilities. Only treated water
would be infiltrated, as the site is located in an aquifer protection zone.
Parking lot construction shall be in accordance with RMC 4-4-080.G.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping.
Compliant if
Conditions of
Approval are
Met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: Access to the parcel is not proposed to be changed as a result of the
proposed project. The site is accessed from a private road (Jefferson Ave NE) owned and
maintained by King County. Jefferson Ave NE connects via a signalized intersection with
NE 3rd St, north of the project site. The new facility would feature two access drives off
Jefferson Ave NE (instead of one).
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.
Staff Comment: The applicant is proposing two access drives from Jefferson Ave NE and
the site plan includes internal drive isles for improved access to designated parking
spaces and circulation to and from the buildings. The proposed fencing would maintain
security of the facility. As a result of the proposed changes, the new layout would
improve efficiency of the internal circulation system. The applicant is proposing only
limited pedestrian walkway throughout the site and no direct pedestrian pathway from
Jefferson Ave NE to the reception space in the front of Building A. Therefore, staff
recommends as a condition of approval that a concrete pedestrian sidewalk and a
pedestrian gate in the ornamental fence be provided between Jefferson Ave NE and the
vestibule entrance of Building A. A final detailed site plan must be submitted to and
approved by the Current Planning Project Manager prior to issuance of the construction
permits.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The applicant provided a site plan that indicated a separate parking,
loading and delivery area for staff and visitors. The west two-thirds of the property
would be used to store fleet vehicles, heavy machinery and equipment and more
conventional surface parking lot would be located near the site access from Jefferson
Ave NE.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 19 of 31
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Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: King County Metro provides public bus transportation along NE 3rd St
and NE 4th St. See FOF 17, Zoning Development Standard: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Very limited amounts of pedestrian walkways are provided internally
due to the car-dependent nature of the use and the fact that very few number of
customers that access the site on foot or bike. A condition for improved pedestrian
connections was included above under Access Section g, Internal Circulation.
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the occupants
/users of the site.
Staff Comment: The applicant is proposing open space associated with Building A, along
the south side of the building. The plans include a gravel path, deck and bench areas,
and landscaping. This passive recreation area would be accessible to County employees.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines.
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access to shorelines requirement is not applicable to the
proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comments: The proposed project design arranges project elements to protect
existing natural systems along the west property line.
Compliant if
Conditions of
Approval are
Met
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on the rate of $0.26 per square foot
of commercial office space and $0.15 per square foot of industrial space. This fee is paid
at time of building permit issuance and credit would be granted for the area of total
buildings removed. Fees quoted reflect the fees applicable in the year 2019 only and
fees assessed would be based on the fee that is current at the time of the permit
application or issuance, as applicable to the permit type. See also Advisory Notes
(Exhibit 30).
Water and Sewer.
Staff Comment: The applicant would need to install off-site and on-site fire hydrants.
The location and number of fire hydrants would be determined by the Renton Regional
Fire Authority based on the final fire flow demand and final site plan. A fire hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC). In addition, installation of the following: 1) a 12-inch water main within the
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
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Report of June 18, 2019 Page 20 of 31
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easterly access road (Jefferson Ave NE) connected to the existing 12-inch water main in
NE 2nd St and extending to the north property line of the subject property; 2) installation
of a 12” on-site looped water main around the proposed building(s). The looped water
main shall be connected to the newly extended 12” water main in the Access Road. A
15-foot utility easement would be required for the new water main(s), hydrants and
water meters within the property; 3) installation of a fire sprinkler stub with a detector
double check valve assembly (DDCVA) for backflow prevention to each building; 4)
Installation of a domestic water meter for each building; 5) installation of a backflow
prevention assembly on private property behind the domestic water meter; 6)
installation of a landscape irrigation meter with a RPBA because of the presence of an
auxiliary water supply (rain harvesting facility), if applicable; and 7) installation of a
water meter and DCVA for the wash-down area water standpipe. All water main
improvements and additional fire hydrants should be shown on the Civil Construction
plans when submitted.
The development is subject to applicable wastewater system development charges
(SDC) based on the size of the new domestic water meter to serve the project. The SDC
fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter is $20,250.00 and
a 2-inch meter is $32,400.00.
Currently, the site is served by a septic system. The project proposes to connect to the
City’s sewer system and the existing septic system shall be abandoned in accordance
with King County Department of Health regulations and Renton Municipal Code. The
SAD fee for East Renton Interceptor would be calculated based on the size and number
of the domestic water meter(s) to service the building(s).
Drainage.
Staff Comment: A Draft Stormwater Technical Information Report (TIR), dated January
15, 2019, was prepared by HDR Engineering, Inc. and was submitted with the Land Use
Application. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the Lower
Cedar Drainage Basin. The development is subject to drainage review in accordance
with the 2017 City of Renton Surface Water Design Manual (RSWDM) and the applicant
would be required to provide basic enhanced water quality treatment.
A Construction Stormwater Permit from Department of Ecology is required since
clearing and grading of the site exceeds one acre.
The development is subject to a surface water system development charge (SDC) for
stormwater. The 2019 SDC for stormwater is $0.72 per square foot of new impervious
surface area, but not less than $1,800.00. This fee is payable prior to issuance of the
construction permit.
Transportation.
Staff Comment: The project site does not have direct frontage onto any City public right
of way. Current and proposed site access is via driveways to a private access easement,
which connects to NE 3rd St (classified as a Principal Arterial Street with an existing
right-of-way (ROW) width of approximately 105 feet).
A Draft Traffic Impact Analysis, dated November 16, 2018, was provided by HDR, Inc.
(Exhibit 16). Traffic analysis for intersection operations was conducted using the version
10 of SynchroTM software, generally consistent with the latest 6th edition of the HCM.
At the study intersection of NE 3rd St and Jefferson Ave NE, analysis of the existing year
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(2018) traffic conditions resulted in an average delay of 18.2 seconds per vehicle during
AM peak hour and 17.3 seconds per vehicle during PM peak hour, both LOS B, which
can be described as having occasionally some delay. The horizon year (2022) traffic
conditions without project resulted in an average delay of 18.3 seconds during AM peak
hour and 17.6 seconds during PM peak hour, still both LOS B. From this condition, adding
the generated trips by the proposed project increased the average delay by about one
to three seconds, with 19.1 seconds during AM peak hour and 20.1 seconds during PM
peak hour, resulting in a LOB C. The characteristics of a signalized intersection with LOS
C are noticeable delay, but not inconvenient (LOS C average delay range 20.1 to 35.0
seconds). Based on the calculations provided, the proposed development would average
222 new daily vehicle trips. Weekday peak hour AM trips would generate 111 new
vehicle trips, with 47 vehicles leaving and 64 vehicles entering the site. Weekday peak
hour PM trips would generate 111 new vehicle trips, with 47 vehicles entering and 64
vehicles existing the site. The study intersection would experience a decrease in LOS
from B to C, but would continue to operate at an acceptable LOS. The Synchro analysis
in Attachment B indicates a LOS C in the PM peak Hour for the Horizon Year 2022
Condition with Project; however, LOS B is shown in Table 3. The applicant would be
required to revise Table 3 to show LOS C and the 4th sentence in the text before Table 3
by adding “and LOS C, respectively” after “maintaining LOS B.” As a condition of
approval, a final Traffic Impact Analysis must be submitted for review and approval by
Development Engineering prior to civil construction permit issuance.
Increased traffic created by the development would be mitigated by payment of
transportation impact fees. The transportation impact fee is applicable at time of
building permit based on the type of land use. Transportation impact fees that are
current at the time of building permit is payable at the time of building permit issuance.
The proposed development passed the City of Renton Transportation Concurrency Test,
see Exhibit 23.
l. Phasing: The site plan provides for future accommodation of additional office space
located on the west side of Building A. Timing of this phase of work is not known by
the applicant at this time and is currently unfunded by King County.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on soils
with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant is proposing full infiltration on-site via a combined
infiltration gallery and underlying sand filter, as well as rainwater harvesting facilities.
Final evaluation of the application of on-site BMPs to the maximum extent feasible
would be completed during civil construction permit review. The applicant may be
required to apply additional on-site BMPs in order to meet the minimum requirements
outlined in Core Requirement #9.
21. Conditional Use Analysis: The applicant is requesting a conditional use permit for the subject property to
replace the existing King County Central Maintenance Facility (Renton Shop) located at 3005 NE 4th St. The
proposed project would consists of three (3) new buildings, separate staff and visitor parking areas, fleet
and equipment parking, and covered and uncovered storage. The proposal is compliant with the following
conditional use criteria if conditions of approval are met, pursuant to RMC 4-9-030.D. Therefore, staff
recommends approval of the requested Conditional Use Permit.
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King County Parks - Renton Shop
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Compliance Conditional Use Criteria and Analysis
a. 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.
Staff Comment: The new King County Parks facility is proposed to be located on the site
of the existing King County Renton Shop site, is situated in an area designated as an
Employment Area (EA) in the Comprehensive Plan and is zoned for Light Industrial.
Comprehensive Plan Policy L-18 identifies the EA to be 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,
in the EA land use designation.” The light industrial (IL) zoning implements the EA land
use designation and is intended for land uses to be fully contained within their buildings.
The proposed new Renton Shop would include an administrative office and crew space,
indoor and outdoor storage capabilities, and well defined vehicular travel flow through
the site. The frontage road is privately owned by King County and the signalized
intersection at NE 3rd St and Jefferson Ave NE makes for a safe and convenient entry
onto the public right-of-way for King County staff and visitors to the site. The Central
Maintenance Facility provides improvements that are consistent with the stated goals
and policies of the 2015 City of Renton Comprehensive Plan, see FOF 16, Comprehensive
Plan Compliance for more information.
King County intends for this facility to promote sustainability, equity, and social justice
through design of an ecologically, socially, and economically sustainable project. This
would be accomplished through architectural design features, civil site design, and
landscape treatment. The main administration building would be sited on the property
to benefit from the south prevailing winds for cooling in the summer and south facing
exposure for heating and sunlight. This layout also allows for a park-like outdoor space
along the south side of the building to take full advantage of mountain views (Mount
Rainier) visible from the site. On-site infrastructure improvements include the use of
low-impact development stormwater features such as bio-engineered swales, rain
gardens, infiltration galleries, and detention facilities. The proposed landscape plan
includes low maintenance, low-water tolerant plants as well as shade trees as
appropriate and parking lot landscaping. The current facility is not connected to
sanitary sewer service by the City of Renton. The new facility is proposing to extend
mainline sewer to service this facility and decommission the existing outdated septic
system (consistent with Policy U-21).
The current use of the site as a maintenance facility has been ongoing for several
decades, and the proposed facility would not change the existing use. The current use
and proposed use are compatible with the immediate area and the IL zoning, see also
FOF 17, Zoning Development Standard Compliance.
Compliant if
Conditions of
Approval are
Met
b. 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.
Staff Comment: The site is currently serving as the maintenance and operations facility
for King County Parks and Recreation and has been an ongoing use since the 1940s. The
current and proposed use are compatible with the Employment Area (EA)
comprehensive plan designation (see FOF 16) and the Light Industrial (IL) zone (see FOF
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17), if all conditions of approval are complied with. The proposed use is compatible with
other similar uses in the Highlands Community Planning Area, including but not limited
to, the King County Road Division Maintenance Facility, King County Solid Waste
Transfer Station, City of Renton Shops, and a storage unit complex. Currently, there are
no sensitive receptors adjacent or abutting the site, such as residential homes, churches,
schools, or recreational areas; however, zoning anticipates that these uses would be
developed or redeveloped in the vicinity of the site. The property located to the east of
the Renton Shops parcel is zoned Residential-10 (R-10). This site has redevelopment
potential once the pit is filled to street level. The property to the north is zoned
Commercial Arterial (CA) which could support mixed-use development or education
institution (among other permitted uses) in the future. At this time, the CA parcel is
anticipated to be developed by Renton Technical Collage with an expansion of the
existing school located across NE 4th St.
The proposed overall operation of the King County Parks and Recreation site can be
divided into three (3) categories as follows: office, maintenance shops and storage
areas. Of these three (3) buildings the most compatible and consistent component with
the abutting CA zone to the north is the office use. An office is a permitted use in the CA
zone. Based on the current proposed site layout, the outdoor and indoor storage uses,
which are industrial in nature, have been placed abutting the CA zoned property. To
provide for a suitable transition from CA zoned site to the light industrial use proposed
on the subject site, staff recommends as a condition of approval that the
Crew/Administration office building (Building A) be relocated to abut the CA zone along
the north property line and the industrial uses (covered storage building (Building C)
and outdoor storage uses) should be moved to the south property line abutting the IL
zone.
The project would not result in the detrimental overconcentration of a particular use
within the City or within the immediate area of the proposed use, provided the
conditions of approval are met.
Compliant if
Conditions of
Approval are
Met
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed new development is a higher use then the current version.
Currently there are 84 staff who report to the site, that number is projected to increase
to 103 by 2023 when the new facility is open and operational. The facility would be
designed to accommodate up to 131 staff members. The 5.7 acre site is a large parcel
that only borders four (4) other parcels. The surrounding site are primarily vacant, the
CA property to the north and the R-10 property to the east. The IL zoned site to the west
is developed with mini-storage, and the IL property to the south is currently storage for
King County. At this time it is unknown what would be constructed to the north;
however, the zone anticipates vertical mixed use development which could contain a
large number of residential units or potentially an educational institution. An office
development would have less impact on residential and/or educational developments
then the more impactful storage and industrial uses. By placing the office development
along the north property line, the effects on adjacent properties would be diminished
significantly. On the contrary, allowing the light industrial storage uses to remain along
the north property line the likelihood of an incompatible development pattern is
expected based on the permitted uses in the CA zone. In order to ensure the proposed
development does not result in an adverse effect on adjacent property, the
Crew/Administration office building (Building A) should be relocated to the north
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property line and the covered storage building (Building C) and outdoor storage uses
should be relocated to the south property line.
King County held an open house/neighborhood meeting as required by the City of
Renton RMC 4-8-090 on December 18, 2018 (Exhibit 26). The meeting was held at the
Renton Highlands Library. Individual invitations were mailed to owners within 1,000
feet of the Renton Shop site (approximately 180 notices) who also received the County-
issued SEPA determination of non-significance for the project at the same time. The
intent of the meeting was to encourage discussion and dialogue between King County
and the neighboring owners. Turnout at the meeting was very low. The few folks that
came to the meeting were already at the library for other reasons, this is most likely due
to the under developed nature of the surrounding area.
Three specific comments or questions were received and the County provided written
responses which are attached to the Affidavit of Neighborhood Meeting Posting. The
project is proposing to seek certification from the Living Building Challenge (LBC),
Energy Petal Certification, Zero Energy Certification or Leadership in Energy and
Environmental Design (LEED) programs. The goals of these programs is to encourage
design and construction of developments that aim to improve performance in energy
savings, water savings, greenhouse gas emission reduction, indoor environmental
quality, civil site design sensitivity, and protection of environmentally sensitive areas
through forward-thinking site design. Results of these design achievements would have
a long-term benefit to the surrounding area as a whole and hopefully encourage others
to implement some of the features to be used in other developments over time.
The Renton Shop would feature design elements to help make the facility compatible
with the surrounding properties such as:
• Visual screening and landscaping.
• Three new buildings designed to complement each other. Materials would be a
combination of glass, insulated metal panels, and metal roof systems. Building
colors have not been finalized; however, a natural pallet of colors are envisioned by
the County.
• Reduced air, noise, and odor emissions with the enclosure of operations within the
new expanded shops building and new HVAC equipment.
• Pole-mounted light fixtures with shields to prevent light spilling onto adjacent
properties.
• Fleet vehicle and large equipment storage would be contained behind the primary
buildings or undercover and surrounded by security fencing.
• Paved visitor and staff parking for current and future needs.
• A second driveway to allow for large delivery trucks and trucks with trailers ease
of ingress and egress through the site.
As a result, staff believes the proposed greater use of the property at this location would
not result in a substantial or undue adverse effects on adjacent or nearby properties,
provided the conditions of approval are met.
Compliant if
Conditions of
Approval are
Met
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
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King County Parks - Renton Shop
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Staff Comment: The project site is located near a heavily trafficked arterial corridor, NE
3rd St. Two- and three-story buildings, high-traffic fast food restaurants and strip
commercial developments make up a large portion of the development along the
corridor. The immediate neighborhood and adjacent developed sites surrounding the
Renton Shop site are generally industrial in nature with large trucks, garbage haulers,
construction equipment, maintenance facilities, outdoor storage, administrative
offices, and a large self-storage complex. The proposed Renton Shop facility would
include a two-story administrative office building, a two-story shop/storage building
and a one-story storage building. The adjacent self-storage business is primarily single
story structures, but is currently undergoing a renovation for the construction of a three-
story 56,835 square foot self-storage structure. The nearby King County Renton Transfer
Station features a large, tall, covered structure but it is not readily visible from the
Renton Shop site. Staff believes, after the relocation of the office building (as discussed
above in criterion ‘b’ and ‘c’) that the proposed new structures for the Renton Shop are
architecturally designed in a manner that would add a professional-office complex
aesthetic, currently absent from the immediate area, and together the three buildings
are similar in scale and character as many buildings along this corridor and within the
Highlands Community Planning Area. Therefore, the proposed use is compatible with
the scale and character of the surrounding area, provided the conditions of approval
are met.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant is proposing to pave the existing gravel parking area,
currently used by staff and visitors, into a formal paved, stripped and landscaped
parking lot with 95 surface stalls. A security fence with an access gate is proposed to
the east of the proposed buildings in order to divide the front parking lot from the
storage yard and provide site security. Within the storage yard, the applicant is
proposing an expansive lot with parking for 105 fleet vehicles and heavy machinery, 40
additional staff stalls, and one sheriff stall. In determining the appropriate number of
staff/visitor spaces, the applicant used current staffing, seasonal workers, as well as
projected staff growth to ensure sufficient spaces would be available. For more
information see also FOF 17, Zoning Development Standard: Parking.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: See also FOF 20, Site Plan Review: Transportation.
Compliant if
Conditions of
Approval are
Met
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The site and adjacent properties would experience temporary noise
increases during construction activities. Noise levels are not expected to change that
much over time given the proposed 22.6 percent (22.6%) change in staffing levels over
the first year of operations. With the larger shop space, more maintenance activities
are expected to occur within the confines of the enclosed structure. In addition, the
existing wood shop operation is expected to continue, but would be housed within an
insulated space within the Building B.
Exterior lighting for security purposes would be provided around the perimeter, parking
lot, pedestrian walkways, and on the buildings. The applicant is expecting to install
similar lighting found at nearby businesses. Fixtures would be fitted with shields to
direct light to the ground or focused at a particular location to prevent spillage onto an
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adjacent parcel or toward a neighboring building. The trees proposed within the
landscaping plan would be used to help mitigate noise, light and glare from the
development.
As recommended above, the relocation of the Crew/Administration office building to
the north property line and the industrial activities to the south property line would
further screen potential noise, dust, and light impacts from the industrial uses from the
CA zoned property to the north.
h. 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.
Staff Comment: See FOF 17, Zoning Development Standard: Landscaping and FOF 23,
Variance Analysis.
22. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. See also FOF 20, Site Plan
Review Analysis: Police and Fire.
Schools: King County Parks - Renton Shop would not add new students to the Renton
School District.
Parks: No park impact fees would be required for the King County Parks - Renton Shop.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: See FOF 20, Site Plan Review Analysis: Drainage.
Water: See FOF 20, Site Plan Review Analysis: Water and Sewer.
Sanitary Sewer: See FOF 20, Site Plan Review Analysis: Water and Sewer.
23. Variance Analysis: The applicant is requesting a variance from RMC 4-4-070 in order to not provide the full
perimeter parking lot landscaping and the required interior parking lot landscaping for parking stalls
located within the gated rear storage yard area. The proposal is compliant with the following variance
criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance.
Compliance Modification Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject property,
including size, shape, topography, location or surroundings of the subject property,
and the strict application of the Zoning Code is found to deprive subject property
owner of rights and privileges enjoyed by other property owners in the vicinity and
under identical zone classification.
Staff Comment: The applicant contends that the County would like to preserve the highest
level of flexibility for outdoor storage, maneuverability space for delivery trucks, trailers,
and construction equipment, as well as the general operations of the rear yard as staffing
and responsibilities shift over time. Landscape islands and trees would pose hazards to
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movements and compromise the ability to fully function as a parking lot and storage yard.
The County is proposing to redistribute the interior parking lot landscaping by applying
an additional 1,871 square feet of landscaping treatment over and above what is required
by code to the front parking lot area where it would be more readily seen by visitors and
users of front parking lot along Jefferson Ave NE.
Staff concurs with this approach taken by King County Park and Recreation Division to
separate the landscape requirements based on proposed uses in the industrial zone. The
proposal includes a site plan that would separate the fleet vehicles and storage areas
from the standard staff and visitor parking lot. By eliminating interior parking lot
landscaping in the storage yard, the applicant would maintain greater flexibility for
storage of heavy equipment and materials. The County is proposing to apply an additional
1,871 square feet of landscaping along the private access road to account for the lack of
parking lot landscape treatment in the rear storage yard. The proposed variance would
be consistent with rights and privileges enjoyed by other light industrial property owners
in the vicinity, including King County Department of Transportation and City of Renton
Public Works Maintenance Division.
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that the lack of interior parking lot landscaping
would not be materially detrimental to the public welfare or injurious to the property or
improvement in the vicinity. The general public would not be allowed in the rear yard area
and visitors anticipated in this area by the County are delivery drivers and trash haulers,
and an occasional group of pedestrians in a King County guided tour to highlight the
sustainable design aspects of the project (as may be required by King County Green
Building Program or Living Building Challenge). The parking stalls would be primarily used
by staff who benefit from close proximity to the administration building or shop space
towards the west side of the property. No adjacent properties would have direct visibility
of the rear yard parking area and for the most part would not expect to see landscaping
of any kind in space. The applicant maintains that landscaping for aesthetics and
beautification are not necessary in the industrial area of this development.
Staff concurs with the applicant that granting of the variance would not be materially
detrimental to the public welfare or injurious to the property or improvement in the
vicinity. The purpose of this landscape standard is to establish consistent and
comprehensive landscape provisions to preserve and enhance the landscape character of
the City; to improve the aesthetic quality of the built environment; to provide shade,
reduce noise and glare, and establish a healthier environment; improve and soften the
appearance of parking areas; and to maintain and protect property values, and generally
enhance the overall image and appearance of the City and quality of life for its citizens.
According to the purpose and intent section of the landscape code, the regulations of the
landscape code are not intended to be rigid and inflexible, but rather expected that
landscape principles be applied by design to professionals. The landscape design would
add more landscaping near the east or front of the property and soften the overall
appearance of the staff and visitor parking lot. In addition, the design would limit the
landscaping within the storage yard to perimeter landscaping only. The storage yard
would be further screened with a new eight-foot (8’) tall black vinyl coated chain link
fence around the storage yard and buildings with a six-foot (6’) tall ornamental fence
along the private access road and visitor parking lot.
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King County Parks - Renton Shop
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c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: The applicant contends that the Renton Shop would be an unusual
operation as the site experiences an influx of staff for the first few hours of their workday
and the last hour or so in the late afternoon. The parking needs at the King County Renton
Shop are also seasonal with temporary staff hires during the spring and summer months
to handle the increased workload and special events held at County venues. As
operational flows of the new facility become better known, the unused rear parking
spaces may be utilized by staff for other storage or fleet vehicle or equipment use. The
industrial nature and need for flexible outdoor storage space and maneuverability for
large vehicles and equipment would not benefit for accommodating parking lot
landscaping.
Staff concurs that the approval of the landscape variance would 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. As previously stated in criterion
‘a’, staff agrees that the proposed variance would be consistent with rights and privileges
enjoyed by other light industrial property owners in the vicinity, including King County
Department of Transportation and City of Renton Public Works Maintenance Division.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the variance is only necessary for the rear
yard storage area. The more public facing parking area from the King County owned
private drive known as Jefferson Ave NE would meet and exceed the perimeter and
interior parking lot landscaping of the code.
Staff reviewed the variance request and concludes that the need to eliminate the interior
parking lot landscaping in the storage yard and replace it with more landscaping in the
front public parking lot is the minimum needed to accomplish the desired purpose of
creating a functional and useable storage yard. The storage yard is not accessible to the
general public and would be screened with perimeter landscaping and fencing.
24. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090 in order to eliminate
fencing and screening around the refuse and recycling areas required by code. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
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.
Staff Comment: The applicant contends, and staff concurs, that the County understands
the need for fencing and screening of trash enclosures and intends to comply with the
regulation with a perimeter fence that encloses the entire property rather than just the
trash compactors themselves. Access to the trash compactors would be to County staff
and the refuse hauler only. Easy access for staff and hauler to the compactor is important
factor in design, and the trash compactors have been strategically sited in areas of the
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most use and convenience. The recycling containers would be indoors and would be
brought out on collection day. See also FOF 16, 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 both trash compactor locations are
undercover, protected from the weather, and facing inwards towards the storage yard.
The perimeter fence and landscaping would minimize the visual appearance of the trash
compactors from adjacent commercial/industrial land uses. The applicant maintains that
the trash compactors would not be visible from any residential properties and the
recycling containers would be indoors protected from the weather.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements and would not cause environmental
harm or negative impacts on the site or adjacent properties. See also FOF 17, Zoning
Development Standard: Refuse and Recycling.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the request to not independently screen both
trash compactors on-site would in no way be injurious to other properties in the vicinity.
Access to the trash compactors themselves would be limited by the perimeter fence, only
accessible to County staff and refuse haulers. Perimeter landscaping and fencing around
the storage yard, where the trash compactors are located, would also visually screen the
trach compactors from users of property to the north and west side of the King County
Renton Shop facility.
Staff concurs that by allowing the applicant to utilize trash compactors without individual
screening, but rather full storage yard screening, that the trash compactors would not be
injurious to properties in the vicinity if the perimeter landscaping and fencing are properly
installed maintained. The interior location of the trash compactors are out of view from
adjacent properties and the ROW and does not have a visual impact outside of the
storage yard.
d. Conforms to the intent and purpose of the Code.
Staff Comment: King County contends, and staff concurs, that an eight-foot (8’) tall
perimeter fence and perimeter landscaping to enclose and visually screen the entire site,
including the trash compactors coincides with the intent of the code (RMC 4-4-090.C.9).
The recycling containers would be visually screened by being indoors until the day of
collection. In addition, the closest residential property is 60 feet from the east property
line, but the closest residential property to the trash compactor location is over 300 feet
away. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: King County contends, and staff concurs, that the proposed eight-foot
(8’) tall perimeter security fence (which exceeds the required six-foot (6’) tall trash
enclosure requirement) provides for future flexibility of the storage yard for heavy
equipment parking, and the ability to change pick up locations within the fenced yard
with the hauler if necessary. Nonetheless, access and maneuverability for King County
staff and refuse haulers was taken into consideration when locating the compactors. The
proposed approach and improvements would meet the intent and purpose of the code to
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
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LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 30 of 31
SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1
screen and reduce visibility and other related impacts attributed to trash collection. See
also comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The County contends, and staff agrees, that the self-storage facility to
the west and the proposed Renton Technical College use to the north would experience
little to no impact as a result of this modification request. The occasional noise from the
compactors would be expected of a maintenance facility storage yard use. Visually, the
adjacent properties would be screened by the perimeter landscaping provided by both
sites as well as the on-site perimeter fencing and landscaping at the Renton Shop facility.
See also 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 16.
2. The subject site is located in the Light Industrial (IL) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 17.
3. The proposed King County Parks - Renton Shop complies with the Critical Areas Regulations provided the
applicant complies with City Code and conditions of approval, see FOF 19.
4. The proposed King County Parks - Renton Shop complies with the Site Plan Review Criteria as established
by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20.
5. There are adequate public services and facilities to accommodate the proposed King County Parks -
Renton Shop, see FOF 22.
6. The proposed King County Parks - Renton Shop complies with the variance criteria as established by City
Code and state law provided all advisory notes and conditions are complied with, see FOF 23.
7. The proposed King County Parks - Renton Shop complies with the modification criteria as established by
City Code and state law provided all advisory notes and conditions are complied with, see FOF 24.
J. RECOMMENDATION:
Staff recommends approval of the King County Parks - Renton Shop, File No. LUA19-000090, SA-A, CU-H, V-A,
MOD, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall provide a final detailed landscape plan to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
2. The applicant shall provide a particle pollution analysis to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
3. The applicant shall provide a secured extended use bicycle parking area to be reviewed and approved by
the Current Planning Project Manager prior to building permit issuance.
4. The applicant shall submit a lighting plan with fixture details at the time of building permit review for
review and approval by the Current Planning Project Manager prior to building permit issuance.
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 31 of 31
SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1
5. A concrete pedestrian sidewalk and a pedestrian gate in the ornamental fence shall be provided between
Jefferson Ave NE and the vestibule entrance of Building A. A final detailed site plan shall be submitted to
and approved by the Current Planning Project Manager prior to issuance of the construction permits.
6. The applicant shall submit a final Traffic Impact Analysis for review and approval by Development
Engineering prior to civil construction permit issuance.
7. The applicant shall relocate the Crew/Administration office building (Building A) to abut the CA zone along
the north property line and the industrial uses (covered storage building (Building C) and outdoor storage
uses) should be moved to the south property line abutting the IL zone.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
King County Parks - Renton Shop
Land Use File Number:
LUA19-000090, SA-A, CU-H, V-A, MOD
Date of Hearing
June 18, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Brenda Bradford
Capital Project Manager, King
County Department of
Natural Resources and Parks
201 South Jackson Street,
#700, Seattle, WA 98104
Project Location
3005 NE 4th Street,
Renton, WA 98056
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Civil Site Plan
Exhibit 3: Composite Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: Existing Conditions Survey
Exhibit 6: Conceptual Landscape Plans
Exhibit 7: Architectural Elevations
Exhibit 8: Floor Plans
Exhibit 9: Erosion Control Plans
Exhibit 10: Civil Grading and Paving Plans
Exhibit 11: Civil Utility Plans (Utility Master Plan, Water Master Plan and Sanitary Sewer Plan)
Exhibit 12: Tree Inventory Plan
Exhibit 13: Tree Assessment, prepared by King County Parks, dated January 11, 2019
Exhibit 14: Draft Stormwater Technical Information Report, prepared by HDR Engineering, Inc.,
dated January 15, 2019
Exhibit 15: Preliminary Geotechnical Evaluation, prepared by Aspect Consulting, dated March 20,
2018
Exhibit 16: Traffic Impact Analysis, prepared by HDR Inc., dated November 16, 2018
Exhibit 17: Critical Areas Overview Technical Memorandum, HDR Inc., dated November 2018
Exhibit 18: Environmental Checklist
Exhibit 19: State Environmental Policy Act (SEPA) Determination of Non-Significance and Notice of
Action Taken
Exhibit 20: Public Comment Email from P. Gilroy
Exhibit 21: Comments from King County Parks and Recreation Division
City of Renton Department of Community & Economic Development
King County Parks - Renton Shop
Staff Report to the Hearing Examiner
LUA19-000090, SA-A, CU-H, V-A, MOD
Report of June 18, 2019 Page 33 of 2
SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1
Exhibit 22: Staff Response Letter to Public Comments
Exhibit 23: Transportation Concurrency Memo
Exhibit 24: Letter of Understanding of Geological Risk
Exhibit 25: Construction Mitigation Description
Exhibit 26: Affidavit of Neighborhood Meeting Posting, Neighborhood Meeting Materials and
Written Response to Comments
Exhibit 27: Conditional Use Permit Justification
Exhibit 28: Parking Lot Landscaping Variance Request
Exhibit 29: Trash Enclosure Modification Request
Exhibit 30: Advisory Notes
SIGNIFICANT SLOPE10'-0" BUFFER
15'-0" FRONT YARD
150'-0" EASEMENT
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BUILDING CA
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SITE FENCE 8'-0" TALL
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FENCE AT PROPERTY LINE,
REFER TO CIVIL DRAWINGS
CF-102-CF-105
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CHEMICAL
STORAGE
SHEDS
FUTURE
EXPANSION
OUTLINE
GATE
FENCE
FENCE
Yard Vaults
Fence Panel
Storage
Steel Plate
Storage
Hose Off
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TRACTOR
ATTACHMENTS
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POWER
CARRIERS
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CURB PER CIVIL
POTENTIAL
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LOCATION
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(EV)
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9'-4"12'-0"4
POTENTIAL
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LOCATION
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LOCATION
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2. CISTERN-REFER TO CIVIL DRAWINGS
3. ECOLOGY BLOCK WALLS-6'-0" TALL,
TYPICAL FOR YARD MATERIAL BINS
4. CONCRETE EQUIPMENT PAD
5. TRASH COMPACTOR LOCATIONS
BOLLARDS
2 YARD DUMSTER
SITE
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
PLAN
NORTH
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER
KEY PLAN
REV #REVISION BY DATE
BIM 360://10094727_King_County_CMFacility/10094727-A-YARD-CENTRAL.rvt4/25/2019 9:15:16 AMCOMPOSITE PLAN -SITE
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
DRAFT 60%
STE_A-051
KC PARKS 1122161
TBD
SRBC
01/15/2019
TBD
TBD
TBD
KING COUNTY PARKS- RENTON SHOP
BRENDA BRADFORD KING COUNTY PARKS-RENTON SHOP
1" = 30'-0"1 COMPOSITE PLAN - SITE
30'15'60'0
SCALE: 1" = 30'-0"
*PER RMC 4-2-060 ZONING USE TABLE, SITE USE INCLUDES OFFICE, WAREHOUSING, WITH SERVICES RESEMBLING
VEHICLE AND EQUIPMENT RENTAL, LARGE, AND OUTDOOR STORAGE. RMC 4-2-080.29.b PROVIDES EXCEPTION FOR
OUTDOOR STORAGE AS AN ACCESSORY USE IN AN INDUSTRIAL ZONE.
Staff + Visitor 135 135 Spaces < 180 Spaces
PROVIDED PARKING
Maximum Allowable Parking 180 Spaces
S1- Outdoor
Storage Area .5 Spaces/1,000SF 12,175 6 Maximum 25% Max 8 Maximum
F1- Warehouse 1 Space/1,500SF 21,822 15 Maximum 25% Max 19 Maximum
B- Office Min 2 Spaces/1,000SF
Max 4.5 Spaces/1,000SF 26,922 54 Minimum
122 Maximum
25% Max 68 Minimum
153 Maximum
Occupancy Type Allowed Parking per SF
Square Feet
Provided
Maximum Allowable
Parking
Allowed Increase
Per 4.4.080-10.d
Total Allowable
Parking
PARKING ANALYSIS
NE 4th St EdmondsAveNENE1stSt
NE 2nd StFerndale Ave NEAccess RdJefferson Avenue NE (Private Road)N E 2 n d P l
N E 3 r d S tMonroe Ave NE0923059051
0923059171
0923059184
1434000010
1434000012
1434000020
1623059010
1623059046
1623059052
1623059058
1623059059
1623059062
1623059063
1623059079
1623059103 1623059111
1623059112
1623059114
1623059115
1623059117
1623059120
1623059128
1623059130
1623059133 1623059135
1623059142
1623059143
1623059144
1723059004
1723059057
1723059096
1723059170
1723059171
3291800180 3291800210 329180049032918005003291800510329180052032918006003291800610
3291800620
3291800660
3291800670
32918006803291800690
3291800700
3291800710
3291800720
3291800730
3291800740
3291800750
3291800760
3291800770
3291800780
3291800790
3291800800
3291800810
3291800820
4307301260
4307301270
430730TR-A
430730TR-C
430730TR-D
4307310300
4307310410
4307351230
7227800500
7236500025
7236500030
7236500035
7236500040
7236500045
7236500050
72365000557236500060
7236500065
8880900000
9476200730
PATH : G:\PROJEC TS\WASHINGTO N\K IN G_C OUNTY_000019\R ENTON _SHOP_1 0094727\7.2_WP\MAP_DOCS\NEIGHBORHOOD_MAP.MXD - USER: MDALZELL - DATE: 12/3/2018
NEIGHBORHOOD DETAIL MAP
O
LEGEND
Project Site
Parcel
KING COUNTY | RENTON SHOP
0 100 200
Feet
DATA SOURCE: Parcel and Street - City
of Renton (2018), Aerial - NAIP (2017)
1 inch = 200 feet
Jefferson Ave NE (Private Road)NE 3rd St
NE 4th St
NE 2nd Pl
Edmonds Ave
NE
NE
1
s
t
P
l Frendale Ave NEAccess Rd NE 2nd StMonroe Ave NE
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
NOT FOR CONSTRUCTION
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
01/15/2019
02/22/2019
JA
HO
02/22/2019
04/16/2019HO1ADDED CONTROL AND CONTOURS
901 5TH AVE., SUITE 2710
SEATTLE, WA. 98164
PHONE (206) 621-1218
Consulting Engineers
LIN & ASSOCIATES
330.00329.00
332.00331.003
3
2
.
0
0
331.00 329.00FILL FILL FILL FILLFILLFILLFILLFILLFILLFILLFILLFILL FILL
UPCHAIN LINK FENCE, BLACK VINYL COATED, 6 FT HT.CIP CONCRETE WITH SAND FINISHCIP CONCRETE, PEDESTRIAN GRADE, SANDFINISH, TYPBENCH, HEAVY TIMBER WOODSLATS, STEEL PLATE SUPPORTSKIOSK SIGN WALL, PT WOODFRAMING WITH WITH WOOD PANELCLADDINGCONCRETE PAVING, PEDESTRIAN TYPESCORING AND FINISH (VEHICULAR GRADETHICKNESS & REINFORCING PER CIVIL),TYPPARKING AND WORK YARDPAVING, REFER TO CIVILROOF ABOVE,PER ARCH, TYPCISTERNS, PER CIVIL, TYP02STE_L-102CURB WALL ATSTORMWATER FEATURECOUNTY STANDARD BIKE RACK, TYP OF 8FUTURE BUILDING EXPANSIONRE-USED FLAGPOLE, OWNERSUPPLIED, CONTRACTOR INSTALLEDCIP CONCRETE, PEDESTRIAN GRADE,SAND FINISH, TYP1
L-102
STABILIZED CRUSHED ROCK PATH,TYPOVERHEAD POWEREASEMENT LINE03STE_L-102CHAINLINK FENCE04STE_L-102ORNAMENTAL FENCEJEFFERSON AVE NE04STE_L-102ORNAMENTAL FENCETRANSITION FROM ORNAMENTALTO CHAIN LINK FENCE01STE_L-103DECK & BENCH01STE_L-103DECK & BENCHWOOD DECK BOARDWALKMETERIAL LEGENDCONCRETE PAVING,PEDESTRIANWOOD DECKCIP PEDESTRIAN CONCRETEWITH SCORING & SANDFINISHSTABILIZED CRUSHED ROCKPAVINGLANDSCAPE MATERIALS PLANSITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM
KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/190030'60'SCALE: 1"=30'-0"SITENSTE_L-101
UPJEFFERSON AVE NEEXISTING TREE TO REMAIN, PROTECT IN PLACEEXISTING TREE TO REMAIN, PROTECT IN PLACEWESTERN HEMLOCKTSUGA HETEROPHYLLACASCARARHAMNUS PURSHIANAGARRY OAKQUERCUS GARRYANAPACIFIC MADRONEARBUTUS MENZIESIIVINE MAPLEACER PALMATUMINCENSE CEDARCALOCEDRUS DECURRENSDOUGLAS FIRPSEUDOTSUGA MENZIESSIISERVICEBERRYAMELANCHIER ALNIFOLIA'BOWHALL' RED MAPLEACER RUBRUM 'BOWHALL'CHINESE ELMULMUS PARVIFOLIAPLANT MIX KEYSEE L203 FOR DETAILED PLANT SPECIES MIXMEADOW PLANTINGSTORMWATER PLANTINGPERIMETER PLANTING - FULLY SCREENINGPERIMETER PLANTING - PARTIALLY SCREENINGPARKING LOT INTERIOR PLANTINGPARKING LOT PERIMETER PLANTING & STREETFRONTAGE PLANTINGGENERAL SHRUB & PERENNIAL PLANTINGPARKING LOT INTERIOR LANDSCAPE:PARKING QUANTITY: 96 TOTAL STALLSREQUIRED: 35 SF / STALLTOTL REQUIRED: 3360 SFTOTAL PROVIDED: 5231 SFTREES:REQUIRED: 1 FOR EVERY 6 STALLSTOTAL RQEUIRED: 16TOTAL PROVIDED: 18SITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM
KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/190030'60'SCALE: 1"=30'-0"PLANTING PLAN - GROUND LEVELNSTE_L-201
PERIMETER PLANTING - FULLY SCREENINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C. MATURE HT 6'-10'20%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C. MATURE HT 9'20%PHILADELPHUS VIRGINALISMOCK ORANGE5 GAL 3' O.C. MATURE HT 5'-10'20%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C. MATURE HT 6'20%HOLODISCUS DISCOLORIRONWOOD 5 GAL 3' O.C. MATURE HT 6'4723 SFGREEN ROOFQTYBOTANICAL NAMECOMMON NAMESIZE COMMENTSPRE-GROWN SEDUM MAT W/ NATIVE ANDADAPTIVE PERRENIAL WILDFLOWER PLUGSMEADOW PLANTINGQTY BOTANICAL NAME COMMON NAMESIZE SPACINGCOMMENTS10%CAREX BUCHANANIILEATHERLEAF SEDGE1 GAL 12" O.C.20%CAREX PACHYSTACHYACHAMISSO SEDGE1 GAL 12" O.C.20%CAREX TESTACEAORANGE NEW ZEALAND SEDGE1 GAL 12" O.C.20%DESCHAMPSIA CESPITOSATUFTED HAIRGRASS1 GAL 18" O.C.20%HELICTOTRICHON SEMPERVIRENSBLUE OAT GRASS1 GAL 12" O.C.10%SISYRINCHIUM IDAHOENSEIDAHO BLUE-EYED GRASS5 GAL 12" O.C.STORMWATER PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%SYMPHORICARPOS SNOWBERRY5 GAL 30" O.C.20%DESCHAMPSIA CESPITOSATUFTED HAIRGRASS1 GAL 18" O.C.10%ACHILLEA MILLEFOLIUMYARROW1 GAL 12" O.C.5%ASCLEPIAS FASCICULARISNARROW LEAF MILK WEED1 GAL 12" O.C.5%DRYAS OCTOPETALA WHITE DRYAS 1 GAL 12" O.C.30%JUNCUS PATENSGREY RUSH 1 GAL 12" O.C.5%IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL 12" O.C.5%CORNUS SERICEA 'FARROW'RED TWIG DOGWOOD1 GAL 18" O.C.3831 SF18,387 SF7701 SF132PERIMETER PLANTING - PARTIALLY SCREENINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACING COMMENTS10%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C. MATURE HT 6'-10'10%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C. MATURE HT 9'10%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 2' O.C. MATURE HT 24"-30"10%MAHONIA AQUIFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C. MATURE HT 3'-6'10%MAHONIA X MEDIA 'CHARITY'HYBRID MAHONIA5 GAL 3' O.C. MATURE HT 10'10%PHILADELPHUS VIRGINALISMOCK ORANGE5 GAL 3' O.C. MATURE HT 5'-10'10%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C. MATURE HT 6'20%ARCTOSTAPHYLOS "HOWARD MCMINN' MCMINN MANZANITA5 GAL 3' O.C. MATURE HT 6'10%RIBES SANGUINEUMREDFLOWER CURRANT 5 GAL 3' O.C. MATURE HT 5'-12'6758 SFPARKING LOT INTERIOR PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%BRACHYGLOTTIS 'SILVER DORMOUSE'BRACHYGLOTTIS 'SILVER DORMOUSE'3 GAL 3' O.C. MATURE HT 4'20%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C. MATURE HT 24"-30" 20%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C. MATURE HT 2'-3'20%PAXISTIMA MYRSINITESOREGON BOXLEAF1 GAL 18" O.C. MATURE HT 3' 10%ARCTOSTAPHYLOS 'SUNSET'MANZANITA 3 GAL 30" O.C. MATURE HT 5'-8'10%ARCTOSTAPHYLOS 'UVA-URSI'BEARBERRY 3 GAL 30" O.C. MATURE HT 4' 5431 SFPARKING LOT PERIMETER PLANTING & STREET FRONTAGE PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%BRACHYGLOTTIS 'SILVER DORMOUSE'BRACHYGLOTTIS 'SILVER DORMOUSE'3 GAL 3' O.C. MATURE HT 4'10%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C. MATURE HT 24"-30"10%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C. MATURE HT 2'-3'20%MAHONIA AQUIFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C. MATURE HT 3'-6'20%PACHISTIMA MYRSINITESOREGON BOXLEAF1 GAL 18" O.C. MATURE HT 3'10%ARCTOSTAPHYLOS 'SUNSET'MANZANITA 3 GAL 30" O.C. MATURE HT 5'-8'10%ARCTOSTAPHYLOS 'UVA-URSI'BEARBERRY 3 GAL 30" O.C. MATURE HT 4'5484 SFGENERAL SHRUB & PERENNIAL PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS5%SISYRINCHIUM IDAHOENSE IDAHO BLUE-EYED GRASS 5 GAL 12" O.C.5%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C.5%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C.5%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C.5%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C.10%MAHONIA AQUILFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C.5%ROSA NUTKANA NUTKANA ROSE 1 GAL 30" O.C.5%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C.10%RIBES SANGUINEUMREDFLOWER CURRANT 5 GAL 3' O.C.5%GAULTHERIA SHALLON SHALLON 3 GAL 3' O.C.5%FRAGARIA CHILOENSIS BEACH STRAWBERRY 1 GAL 12" O.C.5%POLYSTICHUM MUNITUMWESTERN SWORD FERN 1 GAL 18" O.C.10%ACHILLEA MOONSHINEMOONSHINE YARROW 1 GAL 12" O.C.5%IRIS DOUGLASIANA DOUGLAS IRIS1 GAL 12" O.C.5%LUPINUS LATIFOLIUS BROADLEAF LUPINE 1 GAL 12" O.C.5%BLECHNUM SPICANTDEER FERN 1 GAL 12" O.C.5%SYMPHORICARPOS MOLLISCREEPING SNOWBERRY 3 GAL 30" O.C.11,905 SFTREESQTYBOTANICAL NAMECOMMON NAMESIZE COMMENTS8ARBUTUS MENZIESIIPACIFIC MADRONE2" DBH MATURE HT 50'-75'18ACER CIRCINATUM VINE MAPLE8' HT, 2" MIN DBH17ACER RUBRUM 'BOWHALL''BOWHALL' RED MAPLE8' HT, 2" MIN DBH7AMELANCHIER ALNIFOLIASERVICEBERRY5' HT / B&B, 2" MIN DBH7CALOCEDRUS DECURRENSINCENSE CEDAR8' HT, 2" MIN DBH7PSEUDOTSUGA MENZIESIIDOUGLAS FIR8' HT, 2" MIN DBH8QUERCUS GARRYANAGARRY OAK3" DBH MATURE HT 80'-100'13RHAMNUS PURSHIANACASCARA8' HT, 2" MIN DBH10TSUGA HETEROPHYLLAWESTERN HEMLOCK8' HT, 2" MIN DBH8TILIA AMERICANA 'REDMOND'REDMOND LINDEN2" DBH MATURE HT 40'-50'2DDINSTALL FERTILIZERS PERMANUFACTURERSRECOMMENDATIONSTOP DRESSING FERTILIZERTYPICAL FINISHED GRADE W/3" LAYER SPECIFIED MULCH.VERIFY SAUCERPLANTING FERTILIZERAROUND ROOTBALLBACKFILL W/ APPROVEDTOPSOILSCORE ROOTBALL 3PLACES TO 1/2" DEPTHINSTALL 1" ABOVECONTAINER DEPTHPLANTING SOILFINISH GRADE OF SOILWATER SAUCERFERTILIZERTAMP SOIL AROUNDROOTBALL BASE FIRMLYWITH FOOT PRESSURE SOTHAT ROOTBALL DOESNOT SHIFTINSTALL 1" ABOVECONTAINER DEPTH3" MULCH1:1 SLOPE ONSIDES OFPLANTING HOLEUNDISTURBED ORCOMPACTEDSUBGRADESOILTRANSITION2-TIMES1'-0"
1'-0"ROOTBALLROOTBALLDIAMETER1" BLACK CHAIN LOCK,ARBOR TIE ORAPPROVED ALTERNATETREE STAKES SHOWNIN N/S ORIENTATION.CONFIRMORIENTATION PRIORTO INSTALLATION.SEE DETAIL #5UNDISTURBED ORCOMPACTEDSUBGRADEROOT BARRIER WHERE SHOWN ONTHE DRAWINGS. (TYPICAL)PARKING LOT ISLAND CURB3" MULCHNO ROOT BARRIER UNDERREMOVE UNTREATED BURLAPFROM TOP OF ROOTBALL.REMOVE TREATED BURLAP ORWIRE BASKETS COMPLETELY.FINISH GRADE OF SOILFERTILIZERPROVIDE WATER SAUCERTAMP SOIL AROUND ROOTBALLBASE FIRMLY WITH FOOTPRESSURE SO THAT ROOTBALLDOES NOT SHIFT.MULCH. SEE SPECIFICATIONS FORTYPE AND DEPTHBACKFILL PLANTING PIT WITHSPECIFIED MIX OF NATIVE ANDIMPORTED SOIL1:1 SLOPE ON SIDES OFPLANTING PITUNDISTURBED SOIL ORCOMPACTED SUBGRADE2X ROOTBALL DIAMETERNOTES:1. EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOTBALL. TREESWHERE THE TRUNK FLARE IS NOT VISIBLE WILL BE REJECTED. DO NOT COVER THE TOP OF THE ROOTBALL WITH SOIL.2. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO NOTREMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN.3. PROVIDE 4'-0" TREE RING IN LAWN AREAS.1" BLACK CHAIN LOCK,ARBOR TIE OR APPROVEDALTERNATETREE STAKES SHOWN IN N/SORIENTATION. CONFIRMORIENTATION PRIOR TOINSTALLATION.SITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM
KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/19PRELIMINARY PLANT SCHEDULEPLANTING LEGEND01PARKING LOT TREE PLANTINGNOT TO SCALE02TREE PLANTING & STAKINGNOT TO SCALE03PARKING LOT TREE PLANTINGNOT TO SCALE04PARKING LOT TREE PLANTINGNOT TO SCALESTE_L-203
xxxxxxxxxx x x x
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
FENCING PLAN CF-100
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-102-105.DWG PLANNORTHPLANNORTHSCALE: 1" = 50'
60.00'
150' PSE
TRANSMISSION
POWER
EASEMENT
BUILDING CBUILDING BBUILDING AKC TL# 1434000020
OVERHEAD
TRANSMISSION
LINES
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKC TL# 1623059133
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
KING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
RAIN GARDEN, TYP.
PATH AND PROMANADE
LIMIT OF GRADING
8' HIGH CHAIN LINK FENCE
EXISTING 10' WIDE PSE EASEMENT
STORAGE LOCKER BUILDING
GRAVEL YARD AREA(SHOPS)(ADMIN)GENERAL NOTES
1.CHAIN LINK FENCE 8' HIGH SHALL BE
POLYVINYL COATED. ALL POSTS, BRACES,
AND METAL ACCESSORIES SHALL BE
POWDER COATED BLACK.
2.ORNAMENTAL METAL PICKET FENCE 6' HIGH
SHALL BE POWDER COATED BLACK.
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE GATE AND
MOTOR
NEW 6' HIGH BLACK METAL
ORNAMENTAL PICKET FENCE
6' HIGH ORNAMENTAL PICKET FENCE
24.00'
KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
24.00'
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE ACCESS
GATE
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE GATE AND
MOTOR
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE ACCESS
GATE
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE , TYP.
NEW 6' HIGH BLACK METAL
ORNAMENTAL PICKET FENCE
24.00'
24.00'
EXISTING CHAIN LINK FENCE
WITH PRIVACY SCREEN
1.90'±
PROPERTY LINE
6.00'±
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE ACCESS
GATE
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE , TYP.
EXISTING GALVANIZED CHAIN
LINK FENCE TO REMAIN
PROPERTY LINE
8' HIGH BLACK VINYL COATED
CHAIN LINK FENCE ACCESS
GATE
12.00'±
24.00'
BOLLARDS AND CARD READER, TYP
BOLLARDS AND CARD READER, TYP
RAINWATER HARVEST PUMP
CONSTRUCTION NOTES
1.CONSTRUCT CHAIN LINK FENCE 8' HIGH PER
DETAIL 1 ON SHEET CF-502.
2.CONSTRUCT ACCESS GATE 5' WIDE PER
DETAIL 2 ON SHEET CF-503.
3.CONSTRUCT CHAIN LINK SLIDE GATE PER
DETAIL 1 ON SHEET CF-501.
4.CONSTRUCT ORNAMENTAL METAL PICKET
FENCE 6' HIGH PER DETAIL 4 ON SHEET
CF-503.
5.CONSTRUCT METAL PICKET FENCE SLIDE
GATE PER DETAIL 1 ON SHEET CF-504.
6.CONSTRUCT CARD READER AND BOLLARDS.
7.ALL GATES SHALL BE MOTORIZED.
8.KNOX BOX ACCESS SHALL BE PROVIDED AT
ALL GATES.
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-501-504.DWG
1.33' MIN.
4" O.D. SCHEDULE 0 OR 4"
SQUARE X 1
4" WALL POWDER
COATED BLACK GATE POST, TYP.
CHAIN LINK FABRIC, POLYVINYL COATED BLACK
(9 GA. 2" MESH WITH 70,000 PSI STRENGTH), TYP.
TYPICAL CHAIN LINK ACCESS GATE DETAIL
NTS
BRACE RAIL, TYP.
MECHANICAL LOCK
STEEL METAL PLATE PROTECTOR
18" POWDER COATED
TUBE STEEL
BARREL OR
POWER HINGES
1-5/8" O.D. SCHEDULE
40 BRACING
CONCRETE
FOUNDATION
3.00'
1.17'
8.00'
6.00'
4" X 4" SQUARE POWDER
COATED BLACK POST, TYP.
0.17' MAX.
GAP
FINISHED GRADE
SURFACE AT
FENCE LINE 4.00' MIN.
7.83'
8.16'
1-1/2" 16 GA TOP RAIL
POWDER COATED BLACK
3/4" VERTICAL PICKETS
POWDER COATED BLACK
TYPICAL METAL PICKET FENCE DETAIL
NTS
POST ORNAMENT, TYP.
2
-
4
-
FENCING DETAILS CF-503
NOTE TO REVIEWER:
8' HIGH CAN BE
ACCOMPLISHED
WITH PICKET, 6' HIGH
WITH FLAT TOP BAR
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-501-504.DWG
1.33' MIN.
TYPICAL METAL PICKET FENCE SLIDE GATE DETAIL
NTS
4.00' MIN.
OPENING PER PLAN
ELEVATION
FENCE POST BEYOND GATE, TYP.TAIL GATE COUNTER BALLANCE PER MANUFACTURER
SLIDE GATE DIMENSION PER MANUFACTURER
GATE POST, TYP.
GATE POST, TYP.
GATE CATCH
GATE SUPPORT BEAM
BY MANUFACTURER
VERTICAL PICKETS TO
MATCH FENCE, TYP.GATE SUPPORT BEAM
ROLLER ASSEMBLY PER
MAUNUFACTURER, TYP.
GATE ROLLER ASSEMBLY FOOTING
PER MANUFACTURER, TYP.
NUMBER AND SPACING PER MANUFACTURER
FENCE POST BEYOND GATE, TYP.
FENCE PANEL, TYP.
GATE POST, TYP.
OPENING PER PLAN
SLIDE GATE DIMENSION PER MANUFACTURER
TAIL GATE COUNTER BALLANCE PER MANUFACTURER
SIZE AND LOCATION OF GATE
MOTOR PER MANUFACTURER
GATE ROLLER ASSEMBLY FOOTING
PER MANUFACTURER, TYP.
PLAN
1
-
FENCING DETAILS CF-504
HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"3334313217151311975318161412108642LOW ROOF8' -0 1/2"1302928272625242322212019GL-2GL-2GL-3GL-3OPERABLE WINDOW, TYP.GL-3OPERABLE WINDOW, TYP.?GL-3MT-3GL-1GL-2MT-3CA_A-3571CA_A-3581CA_A-3591LEVEL 0-10"MT-1MT-4MT-1MT-212'-3 3/4"HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"3334313217151311975318161412108642LOW ROOF8' -0 1/2"1302928272625242322212019MT-4GL-1GL-3MT-3MT-3GL-2?GL-3OPERABLE WINDOW, TYP.GL-3OPERABLE WINDOW, TYP.GL-3GUARDRAILCA_A-3521CA_A-3531CA_A-3541CA_A-3551CA_A-3561LEVEL 0-10"HORIZONTAL SHADING DEVICEHORIZONTAL SHADING DEVICE, TYP. ALL PUNCHED WINDOWS ON SOUTH ELEVATIONMT-2MT-3MT-329'-11 3/4"21'-2 1/4"13'-6"HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"DAELOW ROOF8' -0 1/2"CMT-1MT-2MT-2MT-2GL-3BGL-3CA_A-3601LEVEL 0-10"MT-3MT-1HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"DAELOW ROOF8' -0 1/2"CMT-3GL-3GL-1GL-2OPERABLE WINDOW, TYP.MT-3BCA_A-3611CA_A-3621LEVEL 0-10"CA_A-3511MT-4MT-2CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERREV #REVISION BYDATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL-CA.rvt4/17/2019 8:55:06 AMCOMPOSITE ELEVATIONSKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-201KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"3COMPOSITE ELEVATION - NORTH1/16" = 1'-0"4COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"2COMPOSITE ELEVATION - WEST1/16" = 1'-0"1COMPOSITE ELEVATION - EASTCONC-1 EXPOSED CONCRETEGL-1 STOREFRONT GLAZING SYSTEM 1GL-2 PUNCHED WINDOW GLAZING SYSTEMGL-3 STOREFRONT GLAZING SYSTEM 2MT-1 CORRUGATED METAL SIDINGMT-2 METAL FASCIAMT-3 METAL PANEL TYPE 2MT-4 METAL PANEL TYPE 3TM-1 CAST-IN-PLACE CONCRETENOT FOR CONSTRUCTION
SITE LEVEL 1
0"
B MEZZ
13' -6"
B ROOF
34' -0"
10 9 8 7 6 5 1
MT-1
MT-1
3 24
MT-2
MT-2
OVERHEAD GARAGE DOOR, TYP.
CONC-1?
GL-1
SITE LEVEL 1
0"
B MEZZ
13' -6"
B ROOF
34' -0"
10987651
MT-1
32 4
MT-2
OVERHEAD GARAGE DOOR, TYP.MT-2
GL-2,
TYP.
SH_A-352
1
CONC-131'-7 5/8"SITE LEVEL 1
0"
B MEZZ
13' -6"
B ROOF
34' -0"
A C DB
MT-2
MT-1
CONC-1
MT-5
GL-1 18'-0 7/8"14'-9 3/4"SH_A-353
1
SITE LEVEL 1
0"
B MEZZ
13' -6"
B ROOF
34' -0"
ACDB
MT-1
MT-2
MT-5
GL-1 CONC-1 35'-4 7/8"18'-0 7/8"SH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0"16'-0" 32'-0"
PLAN
NORTH
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER
KEY PLAN
REV #REVISION BY DATE
BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL-SH.rvt4/17/2019 9:03:08 AMCOMPOSITE ELEVATIONS
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
SH_A-201
KC PARKS 1122161
TBD
SRBC
01/15/2019
TBD
TBD
TBD
KING COUNTY PARKS - RENTON SHOP
BRENDA BRADFORD Renton Shop
1/16" = 1'-0"1 COMPOSITE ELEVATION - NORTH
1/16" = 1'-0"2 COMPOSITE ELEVATION - SOUTH
1/16" = 1'-0"3 COMPOSITE ELEVATION - WEST
1/16" = 1'-0"4 COMPOSITE ELEVATION - EAST
CONC-1 EXPOSED CONCRETE
GL-1 INSULATED GLAZING UNIT
GL-2 INSULATED GLAZING UNIT, TEMPERED
MT-1 METAL PANEL - COLOR 1
MT-2 METAL FASCIA
MT-5 METAL PANEL - COLOR 2
NOT FOR CONSTRUCTION
SITE LEVEL 10"32MT-2456711121415171MT-2MT-1T.O.S.15' -0"891013161816'-2"CONC-1SITE LEVEL 10"32MT-2MT-1456711121415171T.O.S.15' -0"MT-28910131618CONC-1SITE LEVEL 10"MT-2MT-1ABT.O.S.15' -0"SITE LEVEL 10"MT-2ABT.O.S.15' -0"MT-1CONC-1STRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERREV #REVISIONBY DATEBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt3/28/2019 1:17:51 PMCOMPOSITE ELEVATIONSKC PARKS 11221613005 NE 4th StreetRenton, WA 98056ST_A-201KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS-RENTON SHOP1/16" = 1'-0"2COMPOSITE ELEVATION - NORTH1/16" = 1'-0"1COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"3COMPOSITE ELEVATION - WEST1/16" = 1'-0"4COMPOSITE ELEVATION - EASTCONC-1 EXPOSED CONCRETEGL-1 STOREFRONT GLAZING SYSTEMGL-2 PUNCHED WINDOW GLAZING SYSTEMGL-3 CURTAIN WALL GLAZING SYSTEMMT-1 CORRUGATED METAL SIDINGMT-2 METAL FASCIANOT FOR CONSTRUCTION
CA_A-2014CA_A-2012CA_A-2013CA_A-20111CA_A-3021CA_A-3022CA_A-3022CA_A-3023CA_A-3023CA_A-302DDAAEE3334343132171513119753318CREW 6 -COUGARMOUNTAINDISTRICTCA3CA3CREW 3 -VEG ANDTURFMANAGEMENTCA4CA4CREW 2 -GROUNDSCA10CA10CREW 5 -CENTRALTRAILUTILITYCA11CA11CREW 1 -CRAFTSCA18CA18CREW 4 -BACKCOUNTRYTRAILSCA19CA19LUNCH/BREAKROOMCA110CA110TRAININGROOMCA111CA111ELEVATOR1614121086422SHAREDCREWRESOURCES136136CREW 3 -ENGINEERIII137137CREW 6 -SUPERVISORII ORPDMC140140KITCHENETTECA109CA10911302928272625CC242322212019CoveredBikeParkingX1X1CREW 4 -PS IISHAREDOFFICES200200CREW 4 -SUPERVISORII201201CREW 5 -SUPERVISORII ORPDMC202202CREW 1 -SUPERVISORII1981984CA_A-3024CA_A-302CREW 2 -SUPERVISORII216216ARBORIST2172173CA_A-301MENSCREWRESTROOM220220WOMENSCREWRESTROOMCA118CA118LOCKERROOMCA115CA115SHOWERROOMCA228CA228SHOWERROOMCA117CA117TABLE/CHAIRSTORAGECA107CA107RECYCLINGCA106CA106WOMENSRESTROOMCA105CA105MENSRESTROOMCA104CA104JANITORCA103CA1031CA_A-3031CA_A-3033CA_A-3033CA_A-3034CA_A-3034CA_A-3031CA_A-3041CA_A-30410'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"330'-0"38'-0 1/2"12'-3 3/4"27'-1"77'-5 1/4"2CA_A-3042CA_A-304RECEPTION/EVENTSPACECA101CA101VESTIBULECA100CA100MECHANICALROOMCA112CA112ELECTRICALROOMCA113CA113IDF ROOMCA108CA108FIRERISERCA114CA114STAIRSBBBBQStorage243243LOCKERROOMDOOR OPERATORLAUNDRY3CA_A-3042CA_A-361CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBYDATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL.rvt3/28/2019 12:20:42 PMCOMPOSITE PLAN -FIRST FLOORKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-101KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"1COMPOSITE PLAN - FIRST FLOORNOT FOR CONSTRUCTION
CA_A-2014CA_A-2012CA_A-2013CA_A-20111CA_A-3021CA_A-3022CA_A-3022CA_A-3023CA_A-3023CA_A-302DDAAEE3334313217151311975318ELEVATOR11161412108642HRANALYSTCA309CA309OPSSECTIONMANAGERCA213CA213ARCHEOLOGISTPPM IIICA317CA317ADMINSPECIALISTIIICA120CA120SUPERVISORII/IIICA123CA123FISCALSPECIALISTIIICA127CA127INVENTORY/PURCHASINGSPECIALISTCA121CA121FISCALSPECIALISTIIICA128CA128COLLABROOMCA122CA122PARKPATROLSUPERVISORCA124CA124SUPERVISORII/IIICA125CA1251302928272625CC242322212019OPENWORKSTATIONS115115PRINTING/COPIERCA79CA79FILESSTORAGECA129CA12912PERSONCONFERENCEROOMCA39CA3912PERSONCONFERENCEROOMCA41CA4116PERSONCONFERENCEROOMCA50CA50MEDIASTORAGECA151CA151CONFIDENTIALWELLNESSROOMCA54CA544CA_A-3024CA_A-302CAPITALPROJECTLIASONCPM IVCA209CA209ADMINISTRATORIIICA210CA210SUPERVISORII/IIICA211CA211PROGRAMMANAGERIVCA214CA214ASSISTANTOPSMANAGERCA212CA212SUPERVISORII/IIICA313CA3133CA_A-3011CA_A-3031CA_A-3033CA_A-3033CA_A-3034CA_A-3034CA_A-3031CA_A-3041CA_A-30438'-0 1/2"12'-3 3/4"27'-1"2CA_A-3042CA_A-30477'-5 1/4"CirculationCA152CA152HALLWAYCA231CA231BBPARKSPATROLCA241CA241SUPERVISORII/IIICA236CA2363CA_A-3042CA_A-361CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBY DATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL.rvt3/28/2019 12:20:44 PMCOMPOSITE PLAN -SECOND FLOORKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-102KC PARKS 112216104/03/18ApproverCheckerAuthor01/15/201904/03/1804/03/1804/03/18KING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"1COMPOSITE PLAN - SECOND FLOORNOT FOR CONSTRUCTION
UP
SH_A-201
1
SH_A-201
3
SH_A-201
2
SH_A-201
4
1
SH_A-301
1
SH_A-301
1
SH_A-302
1
SH_A-302
10987651
AA
CC
DD
Stores
SH56SH56
Fire
Sprinkler
Riser
Room
SH60SH60
Grounds
Shop
SH62SH62
Electrical
Shop
SH66SH66
Metals
Shop
SH67SH67
Paint Shop
SH68SH68
Carpenter
Shop
SH69SH69
Plumbing/IrrigationShopSH70SH70Back
Country
Trails
SH112SH112
Veg Mgmt
/ Turf Shop
SH150SH150
LINE OF
MEZZANINE
ABOVE
LINE OF
MEZZANINE
ABOVE
10'X10' OVERHEAD
ROLLUP DOOR, TYP.
Central
Trails
SH204SH204
Cougar
Mountain
District
SH203SH203
2
SH_A-302
2
SH_A-302
32 4
Main
Electrical
Room
SH211SH211
BB
SLIDING DOORS4'W DOOR TYP.
2
SH_A-301
2
SH_A-301
FORKLIFT
LOADING
AREA
1'-0"47'-4" 10'-8" 30'-0"
20'-0 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0"
1'-0"90'-0"182'-0"
Mech/
Compressor
SH216SH216
IDF
SH59SH59
LASER
CUTTER
SH223SH223
KEY
ROOM
SH224SH224
Cutter
Control
Room
SH214SH214SH62A
SH62DSH214SH67ASH67BSH68ASH69ASH68-69
SH68CSH69DSH224SH223
SH70ASH66ASH150ASH112ASH203ASH204ASH216SH56BSH71CSH56A
SH204BSH203BSH112BSH150BSH66BSH70BSH58SH209SH210SH59ASH211SH71A
SH62C
Restroom
SH208SH208
Restroom
SH209SH209
SH70CSH66CSH150CSH112CSH203CSH204CSH56CSH67CSH62BSH68BSH69BSH69CHALLWAY
SH71SH71
SH71B
Janitor/
Recycling
SH210SH210
SH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0"16'-0" 32'-0"
PLAN
NORTH
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER
KEY PLAN
REV #REVISION BY DATE
BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL.rvt3/27/2019 4:16:01 PMCOMPOSITE PLAN -FIRST FLOOR
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
SH_A-101
KC PARKS 1122161
TBD
SRBC
01/15/2019
TBD
TBD
TBD
KING COUNTY PARKS - RENTON SHOP
BRENDA BRADFORD Renton Shop
1/16" = 1'-0"1 COMPOSITE PLAN - FIRST FLOOR
NOT FOR CONSTRUCTION
DN
SH_A-201
1
SH_A-201
3
SH_A-201
2
SH_A-201
4
1
SH_A-301
1
SH_A-301
1
SH_A-302
1
SH_A-302
10987651
AA
CC
DD
CANOPY BELOW
OPEN TO
BELOW
OPEN TO
BELOW
2
SH_A-302
2
SH_A-302
32 4
BB
OPEN TO
BELOW
OPEN TO
BELOW
OPEN TO
BELOW
ROOF BELOW
Clothing
Storage
213213
GUARDRAIL
FENCED
ENCLOSURE
TO UNDERSIDE
OF ROOF
FENCED
ENCLOSURE TO
UNDERSIDE OF
ROOF
1'-0"47'-4" 10'-8" 30'-0"1'-0"11 1/2"
20'-0 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0"
1'-0"
2
SH_A-301
2
SH_A-301
FORKLIFT GATE
LINE OF ROOF ABOVE 12'-0"2'-0"12'-0"2'-0"90'-0"182'-0"
Stores
183183
First
Aid/Disaster
Storage
222222
FORKLIFT
ACCESS
DOORSH183B
SH183CSH183ASH213
SH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
0 8'-0" 16'-0" 32'-0"
PLAN
NORTH
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER
KEY PLAN
REV #REVISION BY DATE
BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL.rvt3/27/2019 4:16:03 PMCOMPOSITE PLAN -MEZZANINE
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
SH_A-102
KC PARKS 1122161
TBD
SRBC
01/15/2019
TBD
TBD
TBD
KING COUNTY PARKS - RENTON SHOP
BRENDA BRADFORD Renton Shop
NOT FOR CONSTRUCTION
ST_A-2012ST_A-2011ST_A-201432SmallEquipmentStorage301301OVERHEAD ROLLUP DOOR, TYP.LINE OF LOWER ROOF ABOVELargeEquipmentParking302302456711121415171CoveredStorage300300AB29'-1"1ST_A-3011ST_A-3016"4ST_A-3014ST_A-3012ST_A-3012ST_A-3013ST_A-3018910131618ST300BST300CST300DST300EST300FST300GST300HST300A30'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 11'-4 1/2"STRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYS08'-0"16'-0" 32'-0"PLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBYDATEBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt3/28/2019 1:17:46 PMCOMPOSITE PLANKC PARKS 11221613005 NE 4th StreetRenton, WA 98056ST_A-101KC PARKS 112216105/03/18ApproverCheckerAuthor01/15/201905/03/1805/03/1805/03/18KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS-RENTON SHOP1/16" = 1'-0"1COMPOSITE PLAN - FIRST FLOOR 3. ALL DIMENSIONS ARE TO COLUMN CENTERLINES OR FACE OF FINISHED WALLS ORSURFACES UNLESS NOTED OTHERWISE. 6. REFER TO EQUIPMENT DRAWINGS FOR ADDITIONAL EQUIPMENT SPECIFIC INFORMATION. 2. DO NOT SCALE DRAWINGS, IF DIMENSIONAL INFORMATION IS REQUIRED & NOT FOUND,NOTIFY ARCHITECT IMMEDIATELY FOR CLARIFICATION. 5. ALL DOOR FRAMES ARE TO BE INSTALLED 4” AWAY OF ADJACENT PERPENDICULAR WALLSUNLESS NOTED OTHERWISE. 8. REFER TO MEP DRAWINGS FOR ADDITIONAL MEP SPECIFIC INFORMATION. 1. DRAWINGS & SPECIFICATIONS ARE COMPLIMENTARY COMPONENTS OF THE CONTRACTDOCUMENTS, REVIEW ALL DRAWINGS AND SPECIFICATIONS FOR THE COMPLETE SCOPEOF WORK. NOTIFY ARCHITECT IMMEDIATELY FOR CLARIFICATION IF INCONSISTENCIES,CONTRADICTIONS OR OMISSIONS ARE DISCOVERED. 4. REFER TO DEMOLITION DRAWINGS, IF ANY, FOR WORK REQUIRED IN ADVANCE OFCONSTRUCTION AND COORDINATE ACCORDINGLY. 7. REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL STRUCTURAL SPECIFICINFORMATION.FLOOR PLAN GENERAL NOTESNOT FOR CONSTRUCTION
NE 3RD STKC TL# 1623059130
VVV3
19
CONTRACTOR SHALL RESTORE
TOPSOIL AND SOD GRASS
SURFACE TO MATCH EXISTING
VEGETATED SURFACE.
TYP.
7
7
7
7
PUMP UP TO SITE FOR TREATMENT AND DISCHARGE.
CONTRACTOR SHALL OBTAIN WASTEWATER DISCHARGE
PERMIT FOR ANY DISCHARGE TO THE SEWER
8
8
8
8
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE EC-102
EROSION CONTROL PLAN EC-101
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
8
CONSTRUCT TEMPORARY CHAIN LINK FENCE.
CONSTRUCT TEMPORARY ACCESS GATE.
INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR
STD. PLAN 212.00.
INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10.
INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00.
INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN
216.40.
INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30.
INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50.
INSTALL WHEEL WASH PER STD. PLAN 215.00.
CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN
215.10.
CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00.
CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC
COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER.
CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40.
CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10.
CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30.
INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40.
INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF.
INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS,
SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED.
FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES
NOT OTHERWISE INFLUENCED BY GROUNDWATER.
FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH
SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS.
9
10
11
12
13
14
15
16
17
18
19
20
PLAN
NORTH
CONSTRUCTION SEQUENCE
1.ESTABLISH EARTHWORK LIMITS AND INSTALL TEMPORARY CONSTRUCTION
FENCING.
2.INSTALL EROSION AND SEDIMENT CONTROL BMP'S.
3.IMPLEMENT EROSION AND SEDIMENT CONTROL SURFACE WATER CONVEYANCE,
DETENTION, TREATMENT, AND DISCHARGE AT THE NATURAL LOCATION.
4.ESTABLISH SPILL PREVENTION MEASURES.
5.REMOVE OR ABANDON EXISTING UNDERGROUND STORAGE TANKS.
6.CONSTRUCT SEWER MAIN AND CONNECTION TO THE CITY MAIN .
7.INSTALL TEMPORARY SEWER CONNECTION BETWEEN BUILDINGS AND EXCAVATE
AND REMOVE EXISTING SEPTIC SYSTEMS(S). FURNISH AND MANAGE CONTAINED IN
STORAGE AND TRANSPORT AND DISPOSAL.
8.INSTALL TEMPORARY SHORING SYSTEMS AND DEWATERING SYSTEMS FOR
UNDERGROUND UTILITIES AND STORMWATER STRUCTURE CONSTRUCTION.
9.CONSTRUCT BUILDINGS B AND C.
10.PERFORM SITE PAVING AND LANDSCAPE PLANTING AND SOIL STABILIZATION
AROUND BUILDINGS AND PARKING LOT.
11.PERFORM BUILDING DEMOLITION FOR EXISTING STRUCTURES, ABATEMENT, DUST
CONTROL, TRANSPORT AND DISPOSAL OF MATERIALS.
12.CONSTRUCT BUILDING A.
13.COMPLETE SITE PAVING AND SOIL STABILIZATION.CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION
EXISTING 10' PSE EASEMENT
35' EASEMENT TO BE DEVELOPED
KC TL# 1434000012VVVVVV
SFSFSFSFSFSFSFxxxxxxxxxV V V V V V V V V V V V
SF SF SF SF SF SF SF SF SF SF SF SF SF
WWWWWWWWWWWWWWWWWWWWW
W
WWW W W W W W W W W W W W W W W W W W
PPPPPPPPPPP P P P P P P P PPPPPPPPPVVVVPCONSTRUCT TEMPORARY
SUMP AND DITCH TO
SEDIMENT POND
31
4
11
12
13
5
16
16
43HANG WIRE OR HIGH VISIBILITY FENCE
ON EXISTING FENCE AND INSTALL SILT
FENCE INSIDE EXISTING FENCE LINE
EXISTING
PROPERTY
LINE
EXISTING
TOE OF
SLOPE
18
19
SED. TANK PUM
P
EXCAVATION ZONE FOR WEST INFILTRATION FACILITY
(EAST ZONE AND RELOCATED EQUIPMENT NOT SHOWN)
TEMPORARY SHORING
BY CONTRACTOR
TEMPORARY DEWATERING
SYSTEM BY CONTRACTOR.
CONTRACTOR SHALL REVIEW ALL
BORING DATA AND GEOTECHNICAL
REPORT.
(NOTE TO REVIEWER: BORING DEPTHS OF 25 FEET HAVE
BEEN PERFORMED AND GROUNDWATER WAS NOT FOUND )
UNDERGROUND STORAGE TANK REMOVAL.
CONTRACTOR SHALL EXCAVATE, CONTAIN,
TRANSPORT, AND DISPOSE OF HAZARDOUS
MATERIAL ACCORDING TO ALL STATE, FEDERAL, AND
LOCAL REGULATIONS.
SUMP
FILLFILLFILLFILL FILL FILL
FILL
FILLCONSTRUCT BERM ALONG ENTIRE
NORTH BOUNDARY TO DIRECT ALL
SITE RUNOFF TO THE SUMP FOR
TREATMENT PRIOR TO DISCHARGE
FROM SITE
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
EROSION CONTROL PLAN EC-102
MATCHLINE SEE EC-104 MATCHLINE SEE EC-103MATCHLINE SEE EC-101
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG
PLAN
NORTH
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
8
CONSTRUCT TEMPORARY CHAIN LINK FENCE.
CONSTRUCT TEMPORARY ACCESS GATE.
INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR
STD. PLAN 212.00.
INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10.
INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00.
INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN
216.40.
INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30.
INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50.
INSTALL WHEEL WASH PER STD. PLAN 215.00.
CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN
215.10.
CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00.
CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC
COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER.
CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40.
CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10.
CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30.
INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40.
INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF.
INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS,
SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED.
FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES
NOT OTHERWISE INFLUENCED BY GROUNDWATER.
FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH
SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS.
9
10
11
12
13
14
15
16
17
18
19
20
CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION
KC TL# 1434000012
KC TL# 1623059059VVVVxxxxxxVVVVVVVV
SF SF SF SF SF SF SF SF SF
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W W W W W W
PPPSFSFSFSFSFSFSFSFSF16
16
4
4
1 3
7'
BEGIN REMOVE EXISTING
CHAIN LINK FENCE TO SOUTH
2
(20' MIN.)
15' MIN.
9
43HANG WIRE OR HIGH VISIBILITY FENCE
ON EXISTING FENCE AND INSTALL SILT
FENCE INSIDE EXISTING FENCE LINE
CONSTRUCT TEMPORARY
DITCH TO SEDIMENT POND
17
17
10
15' MIN.
10
1 3
2
(20' MIN.)
FILL FILL
JEFFERSON AVE NE(PRIVATE ACCESS ROAD)R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE EC-105MATCHLINE SEE EC-102
EROSION CONTROL PLAN EC-103
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG
PLAN
NORTH
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
8
CONSTRUCT TEMPORARY CHAIN LINK FENCE.
CONSTRUCT TEMPORARY ACCESS GATE.
INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR
STD. PLAN 212.00.
INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10.
INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00.
INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN
216.40.
INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30.
INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50.
INSTALL WHEEL WASH PER STD. PLAN 215.00.
CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN
215.10.
CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00.
CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC
COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER.
CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40.
CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10.
CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30.
INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40.
INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF.
INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS,
SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED.
FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES
NOT OTHERWISE INFLUENCED BY GROUNDWATER.
FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH
SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS.
9
10
11
12
13
14
15
16
17
18
19
20
CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION
KC TL# 1434000020
EXISTING
10' PSE EASEMENTVVVVVVSFSFSFSFSFSFxxxxxxVV V V V V V V V V V V
SF SF SF SF SF SF SF SF SF SF SF SF SFWWWWWWWWWWWWWWWWWWWWWWWWWWWW
W
W
W
W
W
W
W
W W W W W W
W
W
W
W W
W
W
W
W WWWWWWPPPPP P PPPP
PPPPPPPPPP
15
5
16
13TYP.
31
4
11
12
13
TYP.
EXISTING
PROPERTY
LINE
EXISTING
TOE OF
SLOPE 12
STOCKPILE(S) SHALL
NOT EXCEED 10'
HEIGHT
17
UNDERGROUND STORAGE TANK
REMOVAL AND CONTRACTOR
SHALL EXCAVATE, CONTAIN,
TRANSPORT, AND DISPOSE OF
HAZARDOUS MATERIAL
ACCORDING TO ALL STATE,
FEDERAL, AND LOCAL
REGULATIONS.
13
TYP.FILLFILLFILLUNDERGROUND STORAGE TANK
REMOVAL AND CONTRACTOR
SHALL EXCAVATE, CONTAIN,
TRANSPORT, AND DISPOSE OF
HAZARDOUS MATERIAL
ACCORDING TO ALL STATE,
FEDERAL, AND LOCAL
REGULATIONS.
43HANG WIRE OR HIGH VISIBILITY FENCE
ON EXISTING FENCE AND INSTALL SILT
FENCE INSIDE EXISTING FENCE LINE
P/L
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE EC-102
MATCHLINE SEE EC-105
EROSION CONTROL PLAN EC-104
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG
PLAN
NORTH
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
8
CONSTRUCT TEMPORARY CHAIN LINK FENCE.
CONSTRUCT TEMPORARY ACCESS GATE.
INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR
STD. PLAN 212.00.
INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10.
INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00.
INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN
216.40.
INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30.
INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50.
INSTALL WHEEL WASH PER STD. PLAN 215.00.
CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN
215.10.
CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00.
CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC
COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER.
CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40.
CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10.
CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30.
INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40.
INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF.
INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS,
SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED.
FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES
NOT OTHERWISE INFLUENCED BY GROUNDWATER.
FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH
SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS.
9
10
11
12
13
14
15
16
17
18
19
20
CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION
KC TL# 1434000020
KC TL# 1434000010SFSFSFSFSFSFSF4
4JEFFERSON AVE NE(PRIVATE ACCESS ROAD)NE 2ND ST
P/L
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITE
11"X17" SHEETS ARE 1"=40' SCALE
22"X34" SHEETS ARE 1"=20' SCALE
REV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE EC-105
EROSION CONTROL PLAN EC-106
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG
PLAN
NORTH
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
8
CONSTRUCT TEMPORARY CHAIN LINK FENCE.
CONSTRUCT TEMPORARY ACCESS GATE.
INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR
STD. PLAN 212.00.
INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10.
INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00.
INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN
216.40.
INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30.
INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50.
INSTALL WHEEL WASH PER STD. PLAN 215.00.
CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN
215.10.
CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00.
CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC
COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER.
CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40.
CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10.
CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30.
INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40.
INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF.
INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS,
SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED.
FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES
NOT OTHERWISE INFLUENCED BY GROUNDWATER.
FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH
SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS.
9
10
11
12
13
14
15
16
17
18
19
20
CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION
315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-0276-7ST-02UDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDDWPUDUDUDUDUDUDUDUDUDUDUDUDUDDUDUDUDDUDUDDDDDUDWP10'-0"FILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLR
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
ISSUED NAME 11/05/2018
APPROVED NAME 11/05/2018
REVIEWED NAME 11/05/2018
DRAWN NAME 00/00/0000
XXXX, ARCH.
XXXX, S.E.
XXX, P.E.
XXXX, L.A.
XXXX, P.E.STORMWATER PLAN UD-100
_
_
150.89'
150' PSE TRANSMISSION
POWER EASEMENT
BUILDING CBUILDING BBUILDING AKC TL# 1434000020
EXISTING SITE NATURAL
DISCHARGE POINT (DITCH)
FUTURE ACCESS ROAD BETWEEN COUNTY PROPERTIES
(NOT PART OF THIS PROJECT)
OVERHEAD
TRANSMISSION
LINES
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKC TL# 1623059133
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
KING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
RAIN GARDEN, TYP.
PATH AND PROMANADE
PROTECT EXISTING SLOPE AND VEGETATION IN PLACE
PROPERTY LINE
LIMIT OF GRADING
EXISTING 10' WIDE PSE EASEMENT
EXISTING OFF-SITE
INFILTRATION ZONE
MATERIAL STORAGE BINS
STORAGE LOCKER BUILDING
WATER TRUCK FILL
SPIGOT AND
CONTAINMENT PAD
WATER QUALITY
MODULAR WETLAND
TREATMENT SYSTEMS
GRAVEL YARD AREA
CHEMICAL STORAGE SHEDS
YARD LIGHTS, TYP.
OIL WATER
SEPARATOR
TREATMENT TRAIN
SIMILAR TO WEST SIDE
NEW 12 IN. DIAM. WATER MAIN
OPEN SHED STYLE BUILDING (SHOPS)(ADMIN)35' UTILITY EASEMENT
UNDERGROUND
EXISTING ELECTRICAL
UTILITIES
PAVED YARD AREA
RAINWATER HARVEST CISTERNS (APPROX. 5,000 GAL EACH), TYP.
PRE-SETTLEMENT VAULT, TYP.FLOW CONTROL
STRUCTURE
RAINWATER HARVEST
MANHOLE
RAINWATER HARVEST PUMP
EMERGENCY OVERFLOW STRUCTURE
INFILTRATION BED LIMIT
INFILTRATION BED LIMIT
(FOOTING UNDERDRAINS AND ROOF
DOWNSPOUT UNDERDRAINS)
DRAIN TO OIL WATER
SEPARATOR AND SEWER
PLANNORTH92.92'
143.20'
SCALE: 1" = 50'
50500 100
SCALE IN FEET
KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
KC TL# 1434000010
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
DBH-1
BH-2
UD UD UD
UD UD UD
UD UD UD
UD UD UD
UD
UD
UD
UD UD UD UD UD
D UD UD UDUDUDWUDUDUDUD
UD UD UDUDUDUDUDUD UD
UD UDDDD
D
UDUD UD
UD UDDDDD
DDDSSSSSSSSSS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
S
SSSSSSSSSSSSS
SS
SS
SS
SS SS
4" W4" W4" W
12" W12" W12" W12" W
12" W12" W12" W12" W12" W4
2
4
4
41 41
BUILDING B
BUILDING C
KC TL# 1434000012
4
4
2
4
2
1
2 2
KC TL# 1623059130
3001 NE 4TH ST
RENTON, WA 98065
P/L
NEW SEWER
NEW WATER
MAIN
NEW DUCT
BANK
12
D-(4)
UD-201
D-(6A)
UD-202
D-(7)
UD-202 D-(8)
UD-202
D-(9)
UD-202
D-(12)
UD-202
D-(13)
UD-202
D-(5)
UD-201
D-(6)
UD-201
2 4
INFILTRATION
BED LIMIT
(0.39 AC)
3
RAINWATER RECLAMATION
MANHOLE (GRAVITY DRAINS
TO PUMPS WEST OF BUILDING A)
14 TYP.FILLFILLFILLFILL FILL FILL
FILL
FILLTOP OF
SLOPE
TO RAINWATER
PUMP AND CISTERNS
14 TYP.
7 (UNIT A)
7 (UNIT B)
7 (UNIT C)
9 5
72'±
DRAIN PIPE 8 IN. DIAM., TYP.
KC TL# 1623059144
2829 NE 3RD ST
RENTON, WA 98065
97'
PERFORATED
STUB-OUT CONNECTION
PER STD. PLAN 263.40, TYP.
POTENTIAL VERTICAL
INFILTRATION STONE
COLUMN, TYP.
113' PRESETTLING VAULT
113' PRESETTLING VAULT 132' PRESETTLING VAULTDRAIN PIPE 12 IN. DIAM, MANIFOLD
CONNECTION WITH UNDERDRAIN
PIPES 8 IN. DIAM. TO PROMOTE EVEN
STORMWATER DISTRIBUTION
FOR INFILTRATION
UNDERDRAIN PIPE
8 IN. DIAM. (FOOTING
DRAIN), TYP.
UNDERDRAIN PIPE
8 IN. DIAM.
(ROOF DRAIN), TYP.
NEW UTILITY EASEMENT
ROOF OVERHANG
x x x x x x x x
xxxxxxROOF OVERHANG, TYP.
SED-1
UD-204
FS-1
UD-204
OWS-1
UD-204UNIT-B
UD-204
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE UD-104 MATCHLINE SEE UD-103PLAN
NORTH
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
CONSTRUCT CATCH BASIN TYPE 1
PER STD PLAN 200.00.
CONSTRUCT CATCH BASIN TYPE 2
PER STD PLAN 201.00.
CONSTRUCT CATCH BASIN TYPE 2
WITH LOCKING SOLID STORM ROUND
FRAME AND COVER PER STD PLANS
201.00 AND 204.50
CONSTRUCT RECTANGULAR
BIDIRECTIONAL VANED GRATE AND
FRAME PER STD. PLAN 204.30 AND
204.20.
CONSTRUCT FLOW SPLITTER PER
DETAIL 1 ON SHEET UD-505.
CONSTRUCT FLOW SPLITTER PER
DETAIL X ON SHEET XX.
CONSTRUCT MODULAR WETLAND
PER DETAIL 1 ON SHEET UD-501.
CONSTRUCT MODULAR WETLAND
PER DETAIL X ON SHEET XX.
CONSTRUCT OIL WATER SEPARATOR
PER SECTION A ON SHEET UD-502.
CONSTRUCT OIL WATER SEPARATOR
PER DETAIL X ON SHEET XX.
CONSTRUCT OVERFLOW
STRUCTURE PER STD PLAN 234.20.
INFILTRATION SYSTEM PER DETAIL 1
ON SHEET UD-506.
CONSTRUCT CISTERN.
8 IN. CLEANOUT, TYP.
RAINWATER PUMP SYSTEM PER
DETAIL 1 ON UD-510.
8
9
10
11
12
13
14
15
STORMWATER PLAN UD-102
AUD-505B
UD-204
20200 40
SCALE IN FEET
BH-3
BH-4 DUD UD UD
UD UD UD
UD UD UD
UD UD UD
UD UD UD
UD UD UD
UD UD UD UD
UD UD UD UDDUDUD UD UD
UD UD UD UDUDUDUD UD UD
UD UD UD UD UDDUD UD
UD UD
DDDDW
SSSSSSSSSSSS 4" W8" W8" W
12" W12" W12" W12" W
12" W 12" W12" W12" W12" W12" W12" W12" W 12" W 12" W42
41
2 4
41
41
42
BUILDING B
BUILDING C
KC TL# 1434000012
KC TL# 1623059059
KC TL# 1623059130
P/L
P/L
NEW WATER
MAIN
NEW DUCT
BANK
NEW SEWER JEFFERSON AVE NE(PRIVATE ACCESS ROAD) D-(10)
UD-202
D-(11)
UD-203
D-(19)
UD-203
D-(18)
UD-203
D-(14)
UD-202 D-(15)
UD-202
D-(17)
UD-203
42
D-(23)
UD-203
FILL FILL
PER STD. PLAN 263.40, TYP.
14 TYP.
UNDERDRAIN PIPE 8 IN. DIAM.
(FOOTING DRAIN), TYP.
PERFORATED
STUB-OUT CONNECTION
PER STD. PLAN 263.40, TYP.
DRAIN PIPE
8 IN. DIAM., TYP.
90' PRESETTLING VAULT
146' PRESETTLING VAULT90' PRESETTLING VAULT
8 (UNIT D)
8 (UNIT E)
10 6
INFILTRATION
BED LIMIT
(0.36 AC)
POTENTIAL VERTICAL
INFILTRATION STONE
COLUMN, TYP.
CLEANOUTS AND DRAIN
PIPE MANIFOLD AND UNDERDRAINS
FOR INFILTRATION, TYP.
10'
ROOF OVERHANG, TYP.
x x x
xROOF OVERHANG, TYP.
SED-2
UD-204
FS-2
UD-204
OWS-2
UD-204
UNIT-E
UD-204
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE UD-105MATCHLINE SEE UD-102PLAN
NORTH
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
CONSTRUCT CATCH BASIN TYPE 1
PER STD PLAN 200.00.
CONSTRUCT CATCH BASIN TYPE 2
PER STD PLAN 201.00.
CONSTRUCT CATCH BASIN TYPE 2
WITH LOCKING SOLID STORM ROUND
FRAME AND COVER PER STD PLANS
201.00 AND 204.50
CONSTRUCT RECTANGULAR
BIDIRECTIONAL VANED GRATE AND
FRAME PER STD. PLAN 204.30 AND
204.20.
CONSTRUCT FLOW SPLITTER PER
DETAIL 1 ON SHEET UD-505.
CONSTRUCT FLOW SPLITTER PER
DETAIL X ON SHEET XX.
CONSTRUCT MODULAR WETLAND
PER DETAIL 1 ON SHEET UD-501.
CONSTRUCT MODULAR WETLAND
PER DETAIL X ON SHEET XX.
CONSTRUCT OIL WATER SEPARATOR
PER SECTION A ON SHEET UD-502.
CONSTRUCT OIL WATER SEPARATOR
PER DETAIL X ON SHEET XX.
CONSTRUCT OVERFLOW
STRUCTURE PER STD PLAN 234.20.
INFILTRATION SYSTEM PER DETAIL 1
ON SHEET UD-506.
CONSTRUCT CISTERN.
8 IN. CLEANOUT, TYP.
RAINWATER PUMP SYSTEM PER
DETAIL 1 ON UD-510.
8
9
10
11
12
13
14
15
STORMWATER PLAN UD-103
A
UD-204
20200 40
SCALE IN FEET
UDUDUD UD UD UD UD UD UD
UDUDUD UD UD UD UD UD UD
D D
P
UD UD UD UD UD UD
UDUDUDUDDDDD
UD
UD
UD UD UD
UD UD10'-0"SSSSSSSSSSSSS8" W
12" W 12" W 12" W 12" W
8" W8" W8" W
4
BUILDING A
KC TL# 1434000020
KC TL# 1434000012
1
P/L
NEW WATER
MAIN
NEW DUCT
BANK
NEW
SEWER
MAIN
NEW WATER
MAIN
D-(1)
UD-201
D-(3)
UD-201
D-(2)
UD-201
11
RAIN GARDEN PER
STD. PLAN 260.10
FUTURE
BUILDING
EXPANSION
41FILLFILLFILLTOP OF
SLOPE
PUMP AND CISTERNS
KC TL# 16230591442829 NE 3RD STRENTON, WA 9806514
15
13 TYP.
1 32
1
UD-508 2
UD-508
3
UD-509
CONNECTION TO
BUILDING, FILTERS, AND
MONITORING/CONTROLS
ARE NOT SHOWN.
UNDERDRAIN PIPE 8 IN. DIAM.
(FOOTING DRAIN), TYP.
UNDERDRAIN PIPE
8 IN. DIAM.
(ROOF DRAIN), TYP.
WATER
SURFACE
LINE
WATER
SURFACE
LINE
(1,500 SF)(1,400 SF)
UNDERDRAIN PIPE
8 IN. DIAM.
(FOOTING DRAIN), TYP.xxxxxxxxxxxxxROOF OVERHANG, TYP.
1
UD-510
NOTE TO REVIEWER:
AN EMERGENCY OVERFLOW FROM THE NEW
RAIN GARDEN TO EXISTING DRAINAGE DITCH
WILL BE INCORPORATED INTO THE DESIGN IN
CONJUNCTION WITH THE OVERFLOW BACK
TO THE INFILTRATION GALLERY.
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE UD-102
MATCHLINE SEE UD-105PLAN
NORTH
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
CONSTRUCT CATCH BASIN TYPE 1
PER STD PLAN 200.00.
CONSTRUCT CATCH BASIN TYPE 2
PER STD PLAN 201.00.
CONSTRUCT CATCH BASIN TYPE 2
WITH LOCKING SOLID STORM ROUND
FRAME AND COVER PER STD PLANS
201.00 AND 204.50
CONSTRUCT RECTANGULAR
BIDIRECTIONAL VANED GRATE AND
FRAME PER STD. PLAN 204.30 AND
204.20.
CONSTRUCT FLOW SPLITTER PER
DETAIL 1 ON SHEET UD-505.
CONSTRUCT FLOW SPLITTER PER
DETAIL X ON SHEET XX.
CONSTRUCT MODULAR WETLAND
PER DETAIL 1 ON SHEET UD-501.
CONSTRUCT MODULAR WETLAND
PER DETAIL X ON SHEET XX.
CONSTRUCT OIL WATER SEPARATOR
PER SECTION A ON SHEET UD-502.
CONSTRUCT OIL WATER SEPARATOR
PER DETAIL X ON SHEET XX.
CONSTRUCT OVERFLOW
STRUCTURE PER STD PLAN 234.20.
INFILTRATION SYSTEM PER DETAIL 1
ON SHEET UD-506.
CONSTRUCT CISTERN.
8 IN. CLEANOUT, TYP.
RAINWATER PUMP SYSTEM PER
DETAIL 1 ON UD-510.
8
9
10
11
12
13
14
15
STORMWATER PLAN UD-104
20200 40
SCALE IN FEET
UD UD UD UD UD
UDUDUDUDUDUDUDUDUDUD
UD
DDDD
UD
P8" W4" W8" W12" W
12" W
12" W12" W12" W12" W12" W12" W12" W12" W12" W 12" W
W12" W2 4
BUILDING A
KC TL# 1623059059
KC TL# 1434000020
KC TL# 1434000012
NEW WATER
MAIN
NEW DUCT
BANK
JEFFERSON AVE NE(PRIVATE ACCESS ROAD) D-(21)
UD-203
D-(22)
UD-203
D-(23)
UD-203
2 4
RAIN GARDEN PER
STD. PLAN 260.10
2 4
1 4
D-(20)
UD-203
UNDERDRAIN PIPE 8 IN. DIAM.
(FOOTING DRAIN), TYP.
UNDERDRAIN PIPE
8 IN. DIAM.
(ROOF DRAIN), TYP.
WATER
SURFACE
LINE
13 TYP.
CONNECTIONS TO
BUILDING NOT SHOWN
(TANKS SIMILAR TO THOSE
SHOWN ON UD-508)
14
EMERGENCY
OVERFLOW TO
RAIN GARDEN
14xxxxxROOF OVERHANG, TYP.
RAINWATER RECLAMATION
MANHOLE (GRAVITY DRAINS
TO PUMPS EAST OF BUILDING A)
4
5
15 SIMILAR TO DETAIL 1
ON SHEET UD-510
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE UD-103
MATCHLINE SEE UD-104PLAN
NORTH
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG
CONSTRUCTION NOTES:
2
1
3
4
5
6
7
CONSTRUCT CATCH BASIN TYPE 1
PER STD PLAN 200.00.
CONSTRUCT CATCH BASIN TYPE 2
PER STD PLAN 201.00.
CONSTRUCT CATCH BASIN TYPE 2
WITH LOCKING SOLID STORM ROUND
FRAME AND COVER PER STD PLANS
201.00 AND 204.50
CONSTRUCT RECTANGULAR
BIDIRECTIONAL VANED GRATE AND
FRAME PER STD. PLAN 204.30 AND
204.20.
CONSTRUCT FLOW SPLITTER PER
DETAIL 1 ON SHEET UD-505.
CONSTRUCT FLOW SPLITTER PER
DETAIL X ON SHEET XX.
CONSTRUCT MODULAR WETLAND
PER DETAIL 1 ON SHEET UD-501.
CONSTRUCT MODULAR WETLAND
PER DETAIL X ON SHEET XX.
CONSTRUCT OIL WATER SEPARATOR
PER SECTION A ON SHEET UD-502.
CONSTRUCT OIL WATER SEPARATOR
PER DETAIL X ON SHEET XX.
CONSTRUCT OVERFLOW
STRUCTURE PER STD PLAN 234.20.
INFILTRATION SYSTEM PER DETAIL 1
ON SHEET UD-506.
CONSTRUCT CISTERN.
8 IN. CLEANOUT, TYP.
RAINWATER PUMP SYSTEM PER
DETAIL 1 ON UD-510.
8
9
10
11
12
13
14
15
STORMWATER PLAN UD-105
20200 40
SCALE IN FEET
315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-027ST-026-7ST-02WPRIM EL 328.84 WPSS SSSSS
S
S10'-0"315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-027ST-026-7ST-02WPRIM EL 328.84 WP320'316'318'322'324'316'316'316'316'316'316'316'318'318'318'318'318'318'318'320'310'330'320'330'328'330'332'320'320'332'330'328'326'324'322'334'332'334'336'FILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILL
GRADING AND PAVING PLAN CP-100
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLANNORTHR
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019 BUILDING CBUILDING BBUILDING AKC TL# 1434000020
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKC TL# 1623059133
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
KING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
STORAGE LOCKER BUILDING(SHOPS)(ADMIN)COLD MILL AND OVERLAY
EXISTING PAVEMENT, TYP. AND
RE-STRIPE ROAD
SAWCUT AND CONSTRUCT
DRIVE ACCESS, TYP.PLANNORTHSCALE: 1" = 50'
KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
KC TL# 1434000010
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
PLANTING AREA PER
LANDSCAPE DRAWINGS, TYP.
CONCRETE BUILDING PAD
SEE ADDITIONAL SHEETS
FOR ELEVATIONS, TYP.
HOT MIX ASPHALT
CONCRETE PAVEMENT
CONCRETE WASH-DOWN
AREA WITH RAISED CURB
SURROUND
GRAVEL YARD
SURFACE
RESTORE GRAVEL SHOULDER
OVER NEW WATER MAIN, TYP.
GENERAL SITE EARTHWORK VOLUMES AND MISCELLANEOUS STATISTICS
1.TOTAL SITE AREA, 248,673 SF, 5.709 AC
2.TOTAL OFF-SITE AREA, 273129 SF, 6.270 AC
3.ON-SITE IMPACTED AREA
240,806 SF, 5.528 AC
4.ON-SITE NON-IMPACTED AREA
7,867 SF, 0.181 AC
5.OFF-SITE IMPACTED AREA
33,549 SF, 0.770 AC
6.OFF-SITE NON-IMPACTED AREA
239,580 SF, 5.500 AC
7.ON-SITE VEGETATED AREAS
NOT ADVERSELY IMPACTED BY
CONSTRUCTION ACTIVITIES
7,867 SF, 0.181 AC
8.SITE EARTHWORK EXCAVATION AND BACKFILL TO SUBGRADE
CUT 35,000 CY, 2,400 TN
FILL 27,000 CY, 1,850 TN
NET EXPORT 8,000 CY, 550 TN
9.CRUSHED SURFACING BASE COURSE IMPORT
FILL 6,000 CY, 400 TN
10.HOT MIX ASPHALT PAVEMENT
FILL 2,700 CY, 200 TN
S
S
2
20'
TYP.NE 3 RD STKC TL# 1623059130
43'320'322'324'316'316'316'318'318'
31
8
'
38'
24'
1
5
4
3
4
MATCH EXISTING GRADE, TYP.
EXISTING
SIDEWALK
EXISTING TRAFFIC
CURB AND GUTTER
R/W
(20LF) TO MATCH EXISTING FLOW LINE
AND TOP OF CURB
(SAWCUT REMOVE AND REPLACE
TO NEAREST EXISTING JOINTS, TYP.)
MATCH EXISTING SOD/GRASS SURFACE, TYP.
10'
10'
11'
11'
10'
10'
EXISTING 4' GRASS
BUFFER STRIP
NEW 12 IN. DIAM. SEWER CONNECTION IN STREET
MATCHLINE SEE CP-102
NOTE: SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
GRADING AND PAVING PLAN CP-101
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
SURVEY CONTROL NOTES:
HORIZONTAL DATUM:
WASHINGTON STATE PLANE COORDINATE SYSTEM NAD 83/91 NORTH ZONE, US SURVEY FOOT.
DERIVED BY CONSTRAINING LIN AND ASSOCIATES PROJECT GPS OBSERVATIONS UTILIZING THE WASHINGTON
STATE REFERENCE NETWORK (WSRN),
TO CITY OF RENTON PUBLISHED CONTROL POINTS NO.'S 612 AND 1502
ALONG THE NORTH LINE OF SECTION 16, T 23 N, R 5 E, W.M.
BASIS OF BEARING:
DERIVED BETWEEN LIN AND ASSOCIATES CONTROL POINTS 101 AND 102
S 89°-13'-02" E ALONG THE NORTH LINE OF SECTION 16, T 23 N, R 5 E, W.M.
AS SHOWN IN CITY OF RENTON SHORT PLAT NO. LUA15-00676, AFN 20160303900006, RECORDS OF KING COUNTY,
WASHINGTON.
VERTICAL DATUM:
THE VERTICAL DATUM IS NAVD 88 US SURVEY FOOT. PROJECT ELEVATIONS DERIVED FROM SITE VERTICAL
BENCHMARK "HAFF", WSDOT MON ID NO. 5551, NGS PID SY5646
BENCHMARK EL.= 340.951
REFERENCES:
CITY OF RENTON SHORT PLAT NO. LUA15-00676, AFN 20160303900006, RECORDS OF KING COUNTY, WASHINGTON.
QUARTER SECTION MAP OF NW QUARTER, SECTION 16, TOWNSHIP 23 NORTH, RANGE 05 EAST W.M.
DATE VISITED
MARCH 7 - MAY 1, 2018
RIM EL 329.62RIM EL 329.46
RIM EL 329.45RIM EL 327.65
RIM EL 329.00
RIM EL 328.30
BH-1
BH-2
RIM EL 327.26
RIM EL 328.31
WRIM EL 328.84SS
S
SSW
RIM EL 329.62RIM EL 329.46
RIM EL 329.45RIM EL 327.65
RIM EL 329.00
RIM EL 328.30
BH-1
BH-2
RIM EL 327.26
RIM EL 328.31
WRIM EL 328.84
W
BUILDING B
FF EL 330.00
BUILDING C
FF EL 330.00
EXISTING 10' PSE EASEMENT
NEW 35' EASEMENT
TO BE DEVELOPED
KC TL# 1434000012
FILLKC TL# 1623059130316'318'316'316'316'318'318'318'320'320'-1.42%
TYP.
-1.03%
TYP.-2.15%TYP.-0.88%TYP.-1.46%TYP.FG EL 329.17
FG EL 327.30
FG EL 329.52
329.60
329.60
329.80
329.80
328
.
6
0
328.6
0
328.
8
0
32
8
.
8
0 328.60328.80329.00-0.70
%
TYP.FILLFILLFILLFILL FILL FILL
FILL
FILLFILLFILLFILLFILL FILL FILL FILL
W WW
W
32.00'
20.00'
3'
5.00'
3'
20'
20.00'28.32'
12.00'
TYP.
26.00'30.00'
5.36'
5.37'
56.00'
29.50'
45.29'
4
7
77
66
1 2
FILL SLOPE
3:1 TYP.
FILL
LIMIT
LINE
4
P/L
FILL SLOPE
3:1 TYP.
ROOF OVERHANG
ROOF OVERHANG
WASH CONTAINMENT PAD
PER DETAIL 1 ON SHEET
CP-503
WATER QUALITY TREATMENT
MODULAR WETLANDS
OIL WATER
SEPARATOR
POTENTIAL HIGH FLOW
INFILTRATION STONE COLUMN
EMERGENCY OVERFLOW (UIC), TYP.
TRANSFORMER PAD
DOMESTIC AND FIRE SERVICE VAULT
DOUBLE DETECTOR CHECK VALVE IN HOT BOX AND DOMESTIC SERVICE TO FILL PIPE
P/L
MANHOLE COLLECTION FOR
GRAVITY DRAIN TO
STORMWATER HARVEST PUMPS
TRUCK FILL
SPIGOT
NEW EDGE OF
PAVEMENT
FLOW
SPLITTER
LIDS
VAULT MANHOLE LIDS,
SOLID (TYP.) FLUSH TO
FINISH GRADE R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
MATCHLINE SEE CP-104 MATCHLINE SEE CP-103MATCHLINE SEE CP-101
NOTE:
SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
NORTH/SOUTH
CP-201
GRADING AND PAVING PLAN CP-102
A
CP-502
E
CP-501
F
CP-501
WEST/EAST
CP-201
RIM EL 330.10
RIM EL 329.78
RIM EL 329.78
RIM EL 329.62
RIM EL 329.60
RIM EL 329.65
RIM EL 330.48
BH-3
BH-4
RIM EL 330.13
W
S
W
RIM EL 330.10
RIM EL 329.78
RIM EL 329.78
RIM EL 329.62
RIM EL 329.60
RIM EL 329.65
RIM EL 330.48
BH-3
BH-4
RIM EL 330.13
W
W
W
W
W
W
W
W
WW
W
2
2
BUILDING B
FF EL 330.00
BUILDING C
FF EL 330.00
KC TL# 1434000012
KC TL# 1623059059
KC TL# 1623059130
JEFFERSON AVE NE(PRIVATE ACCESS ROAD)32
0
'
31
0
'
3
3
0
'-0.84%TYP.
-1.96%
TYP.
-0.64%
TYP.
-2.00%
TYP.
FG EL 329.85
331.60331.80332.00332.20332.
4
0
332.00332.20332.40330.60330.80331.00-2.00%
TYP.
-1.98%
TYP.
-3.00%
TYP.-1.00%TYP.-1.95%
TYP.
FILL FILLFILLFILL
27'
20'
3'
32'
6'
6'
24'
24'
24'22'
5'
20'
16'16'24'20'8'10'
2.00'
MIN.
28.83'
3'
20'
9.00'
TYP.
8.50'
TYP.
9'
36.67'
24'24'
31'
9'
44
4
1
2
1
77
7
FILL SLOPE VARIES
3:1 TYP.
1 2
MATCH EDGE OF EXISTING PAVEMENT
2
EDGE OF EXISTING PAVEMENT
NEW WATER
VALVE, TYP.
4
4
4
MATCH EDGE OF EXISTING PAVEMENT
9
9
FIRE SERVICE VAULT
REMOVE AND REPLACE GRAVITY
BLOCK WALL (ECOLOGY BLOCK)
BARRIER AS NEEDED
P/L
NEW EDGE OF
PAVEMENT
SAWCUT 2' INTO EXISTING EDGE OF PAVEMENT
AND CONSTRUCT NEW DRIVEWAY ENTRANCE
NEW EDGE OF PAVEMENT
NEW LOW GRAVITY BLOCK WALL FOR SLIDE GATE, TYP.
VAULT MANHOLE
LIDS, SOLID (TYP.)
FLUSH TO
FINISH GRADE
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE CP-105MATCHLINE SEE CP-102NOTE: SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
EAST/WEST
CP-201
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
GRADING AND PAVING PLAN CP-103
D
CP-501
D
CP-501
C
CP-501
C
CP-502
B
CP-501
RIM EL 328.55
RIM EL 328.50
RIM EL 328.25
P
S10'-0"
RIM EL 328.55
RIM EL 328.50
RIM EL 328.25
P
W
W
WW
WW
W
BUILDING A
FF EL 330.80
KC TL# 1434000020
EXISTING
10' PSE EASEMENT
KC TL# 1434000012316'318'320'330'328'-1.05%TYP.-
1
.
5
3%
T
Y
P
.
-1.39%
TYP.
FG EL 329.85
330.00
330.20
330.40
330.60
330.80328.40328.4
0
328.60328.80329.00329.20329.40329.60329.80FILLFILLFILLBUILDING A
GRADE BREAK
AT 0.95%
W
POTENTIAL FUTURE ACCESS PATH
BETWEEN COUNTY PROPERTIES
54.00'
15.00'
EAST RAIN GARDEN
FLOOR ELEVATION 328.75
8
4
22 77
1 2
NEW WATER
VALVE, TYP.
P/L
FILL SLOPE
3:1 TYP.
FILL SLOPE VARIES
3:1 MAXIMUM
TO MATCH EXISTING
AT P/L TYP.
BUILDING A
ELEVATION
329.97
BUILDING A
ELEVATION
330.80
P/L
RAINWATER
CISTERN PAD
P/L
NEW 35' UTILITY EASEMENT
DOUBLE DETECTOR CHECK VALVE IN HOT BOX AND DOMESTIC SERVICE TO FILL PIPE
WALKWAY
ELEVATION
VARIES FROM
328.50 TO 330.50
WEST RAIN GARDEN
FLOOR ELEVATION 328.00
8
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE CP-102
MATCHLINE SEE CP-105NOTE: SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
NORTH/SOUTH
CP-201
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
GRADING AND PAVING PLAN CP-104
B
CP-502
RIM EL 330.75
RIM EL 330.60
RIM EL 330.42
RIM EL 329.87
P
W
W
W
W
W
RIM EL 330.75
RIM EL 330.60
RIM EL 330.42
RIM EL 329.87
P
W
W
BUILDING A
FF EL 330.80
KC TL# 1623059059
KC TL# 1434000020
KC TL# 1434000012
JEFFERSON AVE NE(PRIVATE ACCESS ROAD)330'332'332'330'328'326'324'
322'334'332'334'336'-1.00
%
TYP.
-1.57%
TYP.-0.51%TYP.FG EL 331.07
331.
0
0
331
.
2
0332.00332.20332.40-1.00%TYP.EXISTING PSE TRANSMISSION EASEMENT
W
W W
W
W
36.67'
25.00'
25.00'
20.00'
7.00'
35.19'5.00'
20.00'24.00'20.00'
5.00'
20.00'24.00'18.08'8.06'
9.10'
29.54'
3.74'
2
24.00'31.00'
8
2
77
1 2
EDGE OF EXISTING PAVEMENT
2
NEW WATER
VALVE, TYP.
4
4
4
FILL SLOPE VARIES
3:1 MAXIMUM
TO MATCH EXISTING
AT P/L TYP.
1 9
DOMESTIC AND FIRE
SERVICE VAULT
WALKWAY
LOW GRAVITY BLOCK WALL FOR SLIDE GATE
EXISTING DRIVEWAY
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE CP-103
MATCHLINE SEE CP-104MATCHLINE SEE CP-106
NOTE: SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
GRADING AND PAVING PLAN CP-105
D
CP-502
W
2
KC TL# 1434000020
KC TL# 1434000010
KC TL# 1623059059
JEFFERSON AVE NE(PRIVATE ACCESS ROAD)340'
330'
320'
320'6'NE 2ND ST
2
1
EDGE OF EXISTING
PAVEMENT
P/LNEW WATER
VALVE, TYP.
EDGE OF EXISTING
PAVEMENT
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
MATCHLINE SEE CP-105
NOTE: SITE CONTOURS ARE 0.1'
OFF-SITE CONTOURS ARE 2'
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG
PLAN
NORTH
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE.
2
0.50' HMA CL 1/2 IN. (PG 64-22)
SEE TYPICAL SECTION A ON SHEET CP-501.
1
CONSTRUCT CEMENT CONCRETE
TRAFFIC CURB AND GUTTER PER
STD. PLAN 101.
3
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS.
4
CEMENT CONCRETE SIDEWALK
PER STD. PLAN 102 ADJACENT TO
BUFFER STRIP.
5
COVERED SHED OPEN PARKING PAD
PER STRUCTURAL PLANS.
6
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS.
7
RAIN GARDEN PER STD. PLAN 260.10.8
GENERAL NOTES
1.ALL MANHOLE FRAMES AND
COVERS SHALL BE ADJUSTED
TO FINISHED GRADE PER STD.
PLAN 400.4
0.20' COLD MILL AND HMA OVERLAY
WITH HMA CL 1/2 IN. (PG 64-22).
9
GRADING AND PAVING PLAN CP-106
BUILDING A
OFFICEBUILDING B
FLEET SHOPS
BUILDING C
EQUIPMENT
SHED
50.31%FINISHED
GRADE
EXISTING
GRADE
1
3 4
3
4
3
4
5
56
P/LP/L
P/L P/L
VARIABLE SLOPE
(MAX 3:1) TO MATCH
EXISTING AT PROPERTY
LINE
11.50' ±
NEW 8' HIGH
CHAIN LINK
FENCE
7.00'
OVERHANG
7.00'
OVERHANG
RAIN
GARDEN
WALKWAY
2' CLEAR
ZONE
2' CLEAR
ZONE
6' CLEAR
ZONE
SLOPE VARIES
2:1 TO 3:1
(ST)
(ST)(W)
(SS)
23.50'
OVERHANG
EXISTING
2:1 SLOPE
NEW TOP
OF SLOPE
TOE OF
SLOPE
FILL LINE
PER PLAN
6
5
(SS)
SITE DRAINAGE
TYP. (SEE UD PLANS)
(W)
C/L
30'
PRIVATE
ACCESS
ROAD
EXISTING
FENCE
KC TL# 1623059059GENERAL YARD BUILDING C BEYOND ACCESS DRIVE
BUILDINGS A AND B BEHIND
ON-SITE
8' HIGH CHAIN LINK FENCE
(P/C)
(P/C)
(P/C)
(P/C)
UTILITY EASEMENT TO BE DETERMINED
3:1
(W)
10' PLANTED
BUFFER OR
DRIVEWAY
71
2
1
2
(W)
FINISHED
GRADE
EXISTING
GRADE
TO DRAINAGE
SYSTEM BEYOND
2
-1.2%
-1.3%
-0.5%-0.7%-0.3%-0.7%-0.6%
-2.0%
-1.6%-1.0%-1.5%
-1.0%
1.00%
NEW 8' HIGH CHAIN LINK FENCE
NEW 6' HIGH ORNAMENTAL FENCE SEE FENCING PLANS
NEW 8' HIGH CHAIN LINK FENCE, SEE FENCING PLANS
SHOULDER
RESTORATION
COLDMILL AND
OVERLAY
R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
CONSTRUCTION NOTES:
1.00' CRUSHED SURFACING
BASE COURSE
2
0.50' HMA CL 1/2 IN. (PG 64-22)1
CONCRETE BUILDING PAD PER
STRUCTURAL PLANS
3
SELECT BORROW4
COMMON BORROW5
EMBANKMENT COMPACTION6
0.50' TOPSOIL TYPE A AND GRASS
SEED OR AS SHOWN IN LANDSCAPE
PLANS
7
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-201-202.DWG
NORTH TO SOUTH TYPICAL PROFILE
CP-102, CP-104
WEST TO EAST TYPICAL PROFILE
CP-102, CP-103
GRADING PROFILE CP-201
NOT TO SCALE
B
CP-502
B
CP-502
D
CP-501
B
CP-501
A
CP-502
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KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
UTILITY MASTER PLAN UM-100
PLANNORTHBUILDING CBUILDING BBUILDING AKC TL# 1434000020
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKC TL# 1623059133
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
KING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
STORAGE LOCKER BUILDING(SHOPS)(ADMIN)KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
WATER CISTERN FILL PUMP
INSTALL BLOWOFF VALVE
VALVE CONTROLS FOR
OIL/WATER SEPARATOR AND
DISCHARGE OF WASH-DOWN
WATER TO SEWER
WASH-DOWN AREA WATER
STAND PIPE
CONSTRUCT NEW MANHOLE AND
CONNECT NEW 12 IN. DIAM. PVC
SANITARY SEWER PIPE TO EXISTING
21 IN. DIAM. SEWER PROPERTY LINE
SCALE: 1" = 50'
50500 100
SCALE IN FEET
NEW MANHOLE 48 IN. DIAM, TYP.
WITH SOLID BOLT DOWN LID
NEW UTILITY EASEMENT
ELECTRICAL
UNDERGROUNDING
DUCT BANK AND
COMMUNICATIONS
TRENCH
END 12 IN. DIAM. SEWER MAIN
WITH STUB TO ADJACENT
PROPERTY
END ELECTRICAL DUCT BANK
END 12 IN. DIAM. D.I. WATER MAIN IN
JEFFERSON AVENUE
12 IN. DIAM. D.I. WATER MAIN LOOP
FIRE HYDRANT, TYP.
WATER SERVICE WITH FIRE
DEPARTMENT CONNECTION
WATER SERVICE WITH FIRE
DEPARTMENT CONNECTION
AND FIRE HYDRANT
WATER SERVICE WITH FIRE
DEPARTMENT CONNECTION
AND FIRE HYDRANT
FIRE HYDRANT
SEWER CONNECTION
TRANSFORMER
WATER SERVICE METER
AND FIRE HYDRANT
EXISTING COMMUNICATIONS
PEDESTAL TO BE REMOVED
AND REPLACED WITH JOINT
UTILITY TRENCH
EXISTING FIBER OPTIC
CONNECTION WITH JOINT
UTILITY TRENCH
12 IN. DIAM. WATER MAIN
LOOP CONNECTION
EXISTING GAS (PROTECT IN PLACE)
CAP EXISTING GAS MAIN
SEE DRAINAGE PLANS FOR
STORMWATER UTILITIES
12" W12" W12" W12" W12" W12" W12" W12" W8" W12" W12" W12" W12" W12" W12" W315320325330335RIM:329.00
SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.ST-024ST-025ST-026ST-027ST-02UDUDUDUDUDUDUDUDUDUDDWPDUDUDDUDUDDDDDWPSSSSSSSSSSSSSSSSSSSSSSSS
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SS
S
S
S
SSSSSS10'-0"R
KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UW-101-106.DWG PLANNORTH
WATER MASTER PLAN UW-100
BUILDING CBUILDING BBUILDING AKC TL# 1434000020
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
STORAGE LOCKER BUILDING STORAGE LOCKER BUILDING
WATER TRUCK FILL
SPIGOT AND
CONTAINMENT PAD
NEW 12 IN. DIAM. WATER MAIN
(SHOPS)(ADMIN)4 IN. FIRE AND DOMESTIC
WATER SERVICE
4 IN. DIAM. FIRE AND DOMESTIC WATER SERVICE
4 IN. DIAM. DOMESTIC WATER
SERVICE TO TRUCK FILL
CAP EXISTING MAIN
NEW BLOW-OFF
NEW HYDRANT, TYP.CONNECT TO
EXISTING SERVICE
CONNECT TO
EXISTING SERVICE
PLANNORTHSCALE: 1" = 50'
KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
KC TL# 1434000010
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
15' WIDE WATER UTILITY
EASEMENT, TYP.
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KNOW WHAT'S BELOW.
BEFORE YOU DIG.
(UTILITY LOCATIONS ARE APPROX.)
CALL 2 BUSINESS DAYS
DRAFT 60% DESIGN - NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
PROJECT #
Department of Natural Resources and Parks
Parks and Recreation Division
Capital Projects Section
201 S. Jackson St., Suite 700, Seattle, WA 98104
Christie True, Director
ISSUED
APPROVED
REVIEWED
DRAWN
PROJECT MANAGER BRENDA BRADFORD
KC PARKS 1122161
3005 NE 4th Street
Renton, WA 98056
KING COUNTY PARKS - RENTON SHOP
SITEREV #BY DATEREVISION
KING COUNTY PARKS - RENTON SHOP
KC PARKS 1122161 01/15/2019
600 University Street
Suite 500
Seattle, WA 98101-4132
01/15/2019
01/15/2019
\\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_US-101-106.DWG PLANNORTH
SANITARY SEWER PLAN US-100
BUILDING CBUILDING BBUILDING AKC TL# 1434000020
JEFFERSON AVE NE
(PRIVATE ACCESS ROAD)
N
E
3
R
D
S
T NE 2ND STKC TL# 1623059133
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
KING COUNTY ROADS
3005 NE 4TH ST
RENTON, WA 98056
KC TL# 1434000012
KING COUNTY PARKS
3003 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059130
WASHINGTON STATE BOARD FOR
FUTURE RENTON COMMUNITY COLLEGE FACILITY
3001 NE 4TH ST
RENTON, WA 98056
KC TL# 1623059059
SEGALE PROPERTIES LLC
301 MONROE AVE NE
RENTON, WA 98056
STORAGE LOCKER BUILDING(SHOPS)(ADMIN)CONSTRUCT NEW MANHOLE TO CONNECT
NEW 12 IN. DIAM. PVC SANITARY SEWER PIPE
WITH THE EXISTING 21 INCH DIAMETER
SEWER PIPE
KC TL# 1623059144
GILROY FAMILY LLC
2829 NE 3RD ST 98056
KC TL# 1434000010
KING COUNTY ROADS
3021 NE 4TH ST
RENTON, WA 98056
NEW MANHOLE, 48 IN. DIAM.
NEW MANHOLE, 48 IN. DIAM. AND 12 IN. DIAM.
STUBOUT FOR FUTURE EXTENSION.
NEW MANHOLE, 48 IN. DIAM. AND 6 IN. DIAM.
SANITARY SEWER PIPE
NEW MANHOLE, 48 IN. DIAM.
AND 8 IN. DIAM PVC SANITARY
SEWER PIPE
6 IN. DIAM PVC SANITARY SEWER
PIPE AND CLEANOUT FOR
BUILDING C FLOOR DRAIN
NEW MANHOLE, 48 IN. DIAM. AND 6 IN. DIAM.
SANITARY SEWER PIPE
WASH-DOWN PAD DISCHARGE FROM
OIL/WATER SEPARATOR TO SEWER
PLANNORTHSCALE: 1" = 50'
7845612391011121314151617181920EASEMENT LINEPROPERTY LINEJEFFERSON AVE NEPLANNORTHL-100TREE INVENTORY PLANSITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM
KC PARKS 11221613005 NE 4th StreetRenton, WA 98056BASELINE DRAFTKC PARKS 112216112/21/18JMJZJZ/KF07/02/2018KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDRENTON SHOPREV #REVISIONBY DATE12/21/1812/21/1812/21/180030'60'SCALE: 1"=30'-0"SITEEXISTING TREE TABLETREE IDSCIENTIFICNAMECOMMONNAMEDSH (inches)PROPOSED ACTION1Western White Pine30 Remove due to proximity to proposedimprovements26,7,8Remove due to proximity to proposedimprovements3 < 4Remove due to proximity to proposedimprovements414Preserve - protect in place511Preserve - protect in place69Preserve - protect in place76Preserve - protect in place84Preserve - protect in place914Preserve - protect in place108Preserve - protect in place1130Preserve - protect in place1223Preserve - protect in place1320Preserve - protect in place1416Preserve - protect in place1532Preserve - protect in place1624,22Preserve - protect in place1717Preserve - protect in place1822Preserve - protect in place1923Preserve - protect in place2039Preserve - protect in placeJapanese Maple 3 stemBlack CottonwoodPinus moticolaAcer palmatumAcer palmatumPopulus balsamiferaBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaBlack CottonwoodDouglas FirDouglas FirDouglas FirPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiDouglas FirDouglas FirBlack Cottonwood2 stemsBlack CottonwoodBlack CottonwoodPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaAcer macrophyllumBig Leaf MapleJapanese Maple 5 stem
Renton Central Maintenance Facility
Tree Assessment
Date 1-11-2019
Department of Natural Resources and Parks
Parks and Recreation Division
King Street Center, KSC-NR-0700
201 S Jackson Street, Suite 700
Seattle, WA 98104
Draft Stormwater Technical
Information Report
King County Parks – Renton Shop
Central Maintenance Facility
Replacement Project
King County Department of Natural Resources
and Parks - Parks and Recreation Division
January 15, 2019
KING COUNTY PARKS – RENTON SHOP
TRAFFIC IMPACT ANALYSIS
CONTRACT NO. E00491E17
11/16/2018
Department of Natural Resources and Parks
Parks and Recreation Division
King Street Center, KSC-NR-0700
201 S Jackson Street, Suite 700
Seattle, WA 98104
Environmental Overview
Technical Memo 1
Critical Areas Overview Technical Memorandum
Renton Shop
CONTRACT NO. E00491E17
November 2018
Department of Natural Resources and Parks
Parks and Recreation Division
King Street Center, KSC-NR-0700
201 S Jackson Street, Suite 700
Seattle, WA 98104
King County Parks SEPA Environmental Checklist WAC 197-11-960 Page 1 of 24
Renton Shop November 16, 2018
Department of Natural Resources and Parks
Parks and Recreation Division
King Street Center
201 South Jackson Street, Suite 700
Seattle, WA 98104
http://www.kingcounty.gov/parks
SEPA Environmental Checklist
A. BACKGROUND 1. Name of proposed project, if applicable:
King County Parks - Renton Shop
City of Renton Land Use ID# 584394
2. Name of applicant:
King County Department of Natural Resources and Parks
3. Address and phone number of applicant and contact person:
Brenda Bradford, Capital Project Manager IV
King County Parks and Recreation Division
201 South Jackson Street, Room 700
Seattle, WA 98104
206-477-7372 (SEPA)
KCParks.SEPA@kingcounty.gov
4. Date checklist prepared:
November 16, 2018
5. Agency requesting checklist:
King County Department of Natural Resources and Parks
6. Proposed timing or schedule (including phasing, if applicable):
Design and Permitting 2018-2019
Construction and Demolition 2020-2022 - The existing facility would continue to operate throughout
construction of the new structures, with demolition of the existing buildings following occupancy of
the new buildings.
1
Clark Close
From:Patrick Gilroy <patrick@stor-house.com>
Sent:Monday, May 06, 2019 3:14 PM
To:Clark Close
Cc:Dick Gilroy; Bradford, Brenda
Subject:PR19-000190 King County Parks - Renton Shop / LUA19-000090
Good afternoon, Mr. Close.
I represent Gilroy Family, LLC, the owner of property the west of, and immediately adjacent to, the King County Parks
Renton Shop. This letter is in response to the issuance of a notice of application by the City, file number PR19-000190
King County Parks - Renton Shop / LUA19-00090.
We submitted formal comment in response to the applicants SEPA notice. We are submitting similar information again
here with the goal of informing the City’s permit review processes.
Primarily, we are concerned with the proposed ecology block material storage bins along the west boundary of the project
site, specifically with regard to any topsoil or dirt that may be stored in these bins. It is our experience with such storage
areas that they generate a fair amount of dust in the warm, drier summer months. This dust can blow onto ours and other
neighboring properties and create a nuisance.
In my previous conversations with the applicant, she indicated that they would look into the exact materials planned to be
stored in these bins. She also indicated the County would determine if those materials are prone to becoming airborne
and mitigate for such.
I was not able to find any such details or proposed mitigation on the applicant’s submittal materials.
We ask the City and the applicant to furnish such information. And, if soil storage is a possibility, please consider the
option of installing a fabric-lined fence atop the ecology block storage bins to screen dust.
Thank you for the opportunity to comment.
Sincerely,
Patrick J. Gilroy
The Stor-House Self Storage | Wine Storage Bellevue
1614 118th Ave SE | Bellevue, WA 98005 | o: (425) 999-8250, x2
stor-house.com | winestoragebellevue.com
1
Clark Close
From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov>
Sent:Tuesday, May 07, 2019 3:44 PM
To:Clark Close
Cc:Hall, Deena; Kim, Jennifer
Subject:PR19-000190 King County Parks - Renton Shop / LUA19-000090 Information regarding
public comment
Attachments:181220 RESPONSE Gilroy SEPA.pdf; 181218 Gilroy SEPA.pdf
Clark,
Our yard bin area storage is for asphalt, wood, waste, metal, and broken concrete. Mr. Gilroy’s materials of concern are
soil and topsoil, which are materials our design does not include.
Attached is the response we sent to Mr. Gilroy’s comment during SEPA.
Thanks!
From: Patrick Gilroy <patrick@stor-house.com>
Sent: Monday, May 6, 2019 3:14 PM
To: cclose@rentonwa.gov
Cc: Dick Gilroy <dick@stor-house.com>; Bradford, Brenda <Brenda.Bradford@kingcounty.gov>
Subject: PR19-000190 King County Parks - Renton Shop / LUA19-000090
[EXTERNAL Email Warning! ] This email originated from outside of King County. Do not click links or open attachments unless you
know the content is safe.]
Good afternoon, Mr. Close.
I represent Gilroy Family, LLC, the owner of property the west of, and immediately adjacent to, the King County Parks
Renton Shop. This letter is in response to the issuance of a notice of application by the City, file number PR19-000190
King County Parks - Renton Shop / LUA19-00090.
We submitted formal comment in response to the applicants SEPA notice. We are submitting similar information again
here with the goal of informing the City’s permit review processes.
Primarily, we are concerned with the proposed ecology block material storage bins along the west boundary of the project
site, specifically with regard to any topsoil or dirt that may be stored in these bins. It is our experience with such storage
areas that they generate a fair amount of dust in the warm, drier summer months. This dust can blow onto ours and other
neighboring properties and create a nuisance.
In my previous conversations with the applicant, she indicated that they would look into the exact materials planned to be
stored in these bins. She also indicated the County would determine if those materials are prone to becoming airborne
and mitigate for such.
I was not able to find any such details or proposed mitigation on the applicant’s submittal materials.
We ask the City and the applicant to furnish such information. And, if soil storage is a possibility, please consider the
option of installing a fabric-lined fence atop the ecology block storage bins to screen dust.
Thank you for the opportunity to comment.
Sincerely,
Patrick J. Gilroy
1
Clark Close
From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov>
Sent:Tuesday, June 04, 2019 2:44 PM
To:Clark Close
Cc:Rinck, Brandy
Subject:KC Parks Renton Shop PR19-000190 King County Parks - Renton Shop / LUA19-000090
- Historical and Cultural Resources - Confidential
Clark
We noticed on the City of Renton website that you have done some outreach to one of the tribes. That caused me to
remember that I should have asked you to cc Brandy Rinck (our Archeologist) if you are making outreach to tribes as
part of your process. Brandy is our Parks archeologist who has been in touch with the tribes as well so if she is CC’d then
she can be aware that there are other communications regarding the same project. Sorry I forgot to mention this!
As background:
County projects are required to undergo a historical and cultural resource screening (HPP report) which we did a few
years ago.
1. HPP report did not recommend archeological survey.
2. HPP report did recommend an inadvertent discovery plan for construction (which Parks has a standard plan that
gets modified to be site specific)
3. It recommended contacting 4-5 tribes. We contacted them prior to first geotech drilling, during early design,
and for SEPA. We have not received any comments or concerns from them to date.
Thanks!
Brenda Bradford, Architect
Capital Project Manager
King County Department of Natural Resources and Parks
Capital Project Management
201 South Jackson Street, #700, Seattle, WA 98104
Wk. 206-477-1030 Cell Ph. 206-549-2902
Brenda.Bradford@kingcounty.gov
May 22, 2019
Patrick J. Gilroy
The Stor-House Self Storage | Wine Storage Bellevue
1614 118th Ave SE
Bellevue, WA 98005
SUBJECT: KING COUNTY PARKS – RENTON SHOP COMMENT RESPONSE LETTER
LUA19-000090, SA-A, CU-H, V-A, MOD
Dear Mr. Gilroy:
Thank you for your comments related to King County Parks – Renton Shop (received May 6, 2019)
wherein you raised a concern with the proposed ecology block material storage bins along the west
boundary of the project site, specifically with regard to any topsoil or dirt that may be stored in these
bins and the dust typically associated with the such storage areas in the warm, drier summer months.
Your email included a mitigation request for a fabric-lined fence atop the ecology block storage bins to
screen dust and materials that are prone to become airborne. Your comments will be added to the
public record for consideration by the reviewing official and you have been added as a party of record.
Thank you for your interest in this project and if you have any further questions please feel free to
contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 20, 2019
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – King County Parks – Renton Shops;
LUA19-000080, SA-A, CU-H, V-A, MOD
The applicant, King County Department of Natural Resources and Parks, Parks and Recreation
Division, is requesting Administrative Site Plan Review, Hearing Examiner Conditional Use Permit,
a landscape variance, and a refuse and recyclable modification to replace the existing Central
Maintenance Facility at 3005 NE 4th St (APN 1434000012). The proposed new King County Parks
- Renton Shop would consists of three (3) new buildings, separate staff and visitor parking areas,
fleet and equipment parking, and covered and uncovered storage. The Crew/Administration
Building A (aka Building CA) would be an approximately 27,000 square foot 2-story building along
the south edge of the property. The Shop Building B (aka Building SH) would be a roughly 20,900
square foot 2-story building located near the middle of the site. Building C (aka Building ST) would
be an approximately 4,500 square feet single-story enclosed and covered storage building along
the northern boundary. In addition to the buildings, a variety of storage areas would include
ecology block material storage bins, utility trailers and other equipment parking along the north
and west boundaries. Approximately 7,700 square feet of this storage area would be covered,
but not fully enclosed. The proposed project would provide improved function and space for shop
operations, enhanced vehicle and pedestrian safety, better site circulation and flow, and provide
needed office space, meeting rooms, storage, and support spaces to support planned growth.
The facility is designed to meet the goals of Net Zero Energy pursuant to the Living Building
Challenge certification process.
The 5.7 acre site is generally flat with a slight slope downward from east to west. Access to the
site is from Jefferson Ave NE (a private road owned by King County) via the intersection at NE 3rd
St/NE 4th St and Jefferson Ave NE. No wetlands or streams were identified on the project site.
The applicant is proposing to retain five (5) out of the eight (8) onsite trees.
Renton Shop – Construction Mitigation Narrative 1
King County Department of Natural Resources and Parks, Parks and Recreation Division
King County Parks – Renton Shop
Construction Mitigation Description
As part of the Conditional Use Permit application package, the City requests a Construction
Mitigation Description be provided with responses to the following items:
1. Proposed construction dates
Applicant Response: At this time King County has identified construction occurring during
the 2020-2022 time frame. A minimum two-year construction window is anticipated due to
phasing to allow continuation of parks maintenance operations and dispatch from the site
as construction is ongoing. Because of the potential delays related to the phasing, King
County Parks requests extensions for civil construction and building permit approvals to be
valid for a period of 3 years from the date of issuance; thereby avoiding the need to reapply
for new permits while construction is on-going.
2. Hours and days of operation
Applicant Response: Construction of this facility is not expected to extend beyond typical
construction work hours allowed by Renton code. Construction activities shall be restricted
per RMC 4-4-030.C.3.b. 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 would occur on
Sundays.
3. Proposed hauling/transportation routes
Applicant Response: The Renton Shop site is accessed from Jefferson Avenue NE, a private
road owned by King County. The access road is used by other King County departments
such as the Roads Division and Solid Waste Division to access their facilities to the south of
the Renton Shop site. Jefferson Avenue NE intersects with NE 3rd Street at the signalized
intersection north of the project site. It is anticipated that construction equipment,
materials and supplies would be delivered to the site via Interstate 405 (I-405) heading east
on NE 3rd Street and turning south on Jefferson Avenue NE. Construction debris haulers
would utilize the same route heading back towards I-405. Haul hours shall be restricted to
the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through
Friday unless otherwise approved in advance by the Development Services Division.
4. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion,
mud, noise, and other noxious characteristics
Applicant Response: King County Parks will develop detailed construction plans and
specifications with the intent to minimize and avoid noxious impacts related to the Renton
Shop.
Renton Shop 1
King County Department of Natural Resources and Parks, Parks and Recreation Division
King County Parks – Renton Shop
Conditional Use Permit Justification
General Project Background
King County Parks consists of more than 200 parks, 175 miles of regional trails, and 215 miles of
backcountry trails–totaling more than 28,000 acres of property to operate and maintain. Their
headquarters for operations and maintenance (O&M) is located at the Central Maintenance Facility, at
3005 NE 4th Street in Renton (see attached vicinity map). The King County Department of Natural
Resources and Parks, Parks and Recreation Division is proposing to replace the existing Central
Maintenance Facility. The replacement facility, developed on the same site, will be called the King
County Parks - Renton Shop. It is identified in the King County Capital Improvement Plan under the title
Central Maintenance Facility. The existing post-World War II-era facility is aging, is not connected to the
City’s sanitary sewer system, and cannot accommodate the planned expansion of staff, equipment, and
vehicles. The Renton Shop will address currently unmet service needs, be built to current building and
environmental standards, and will accommodate projected future staff growth. The Renton Shop will
provide improved function and space for shop operations, enhanced vehicle and pedestrian safety,
better site circulation and flow, and needed office space, meeting rooms, storage, and support spaces to
support planned growth. The facility is also being designed to meet the goals of Net Zero Energy
pursuant to the certification program offered by the International Living Future Institute.
The project site was subdivided into an approximately 5.7 acre (248,672 sq. ft.) parcel from a larger
County-owned property in 2016 (REC #20160303900006), and is zoned light industrial by the City of
Renton. The new facility will consist of 3 new buildings, staff and visitor parking, fleet and equipment
parking, and both covered and uncovered storage. The Crew/Administration Building CA (2-story,
approximately 27,000 sq. ft.) is oriented to take advantage of the southern exposure and southerly
winds to act as natural ventilation and cooling. The Shop Building SH (2-story, approximately 20,900 sq.
ft.) is more centrally located on the site. Along the north and west boundaries, a variety of storage areas
will include ecology block material storage bins, utility trailers and other equipment parking,
approximately 7,700 sq. ft. of which is covered, but not fully enclosed. Along the north boundary of the
site, enclosed and covered storage is planned in Building ST (1--story, approximately 4,500 sq. ft.).
The site utilities will be upgraded to include constructing approximately 2,000 linear feet of 12-inch-
diameter water main extension for fire and domestic water use to serve the site. The water system will
be installed from the intersection of Jefferson Avenue NE and NE 2nd Street going north on Jefferson
Avenue toward NE 4th Street where it will be capped and terminated for future expansion/connection.
A sewer main will be constructed partially within City of Renton right-of-way, new utility easement from
NE 3rd Street south between the self-storage development and the Renton Technical College property,
and on-site. The sewer improvement is comprised of approximately 600 feet of 12-inch-diameter sewer
main and 300 feet of 8-inch-diameter sewer main. The project will include other dry utility construction
Renton Shop – Interior Parking Lot Landscaping Modification Request 1
King County Department of Natural Resources and Parks, Parks and Recreation Division
King County Parks – Renton Shop
Conditional Use Permit Variance Request – Interior
Parking Lot Landscaping
The Renton Shop will be the headquarters for operations and maintenance staff where parks
administration, crew dispatch, fleet vehicle and large equipment maintenance and storage,
warehouse and inventory storage will all take place. The new facility will greatly improve the
function and space for shop operations, enhance vehicle and pedestrian safety with in the facility
with better site circulation and flow, and provide needed office space, meeting rooms, storage and
shop space to support planned growth.
King County Parks is requesting a modification from the City of Renton Code pertaining to interior
parking lot landscaping for those stalls located within the rear storage yard area as part of their
Renton Shop Conditional Use Permit application package (PRE 18-000552).
Code Requirement
City of Renton Municipal Code (RMC) Section 4-4-070 Landscaping, requires that all new
developments apply landscaping to the entire site and/or all parking areas. Areas requiring
landscaping include parking lot perimeters as well as interior parking lot landscaping. Section 4-4-
070.F.6.b requires developments proposing 100 or more parking stalls to provide a minimum of 35
square feet of interior landscape area per parking space. Pursuant to RMC 4-4-070.R deviations
from the landscape code provisions are subject to the variance criteria provided in RMC 4-9-250.B.5.
Proposal
The front parking area located on the east end of the property and main lobby/visitor entrance is
separated from the shops, storage areas, and fleet/staff parking areas by an 8-foot-tall sliding gate
and fence across the drive aisle, similar in appearance to the 8-foot-tall perimeter fence. After the
parks maintenance crews have departed the site to their assigned park location for the day, the
gates are intended to revert to a secured access scenario for safety and security purposes, unless a
scheduled delivery or pickup necessitates that the gates be opened for a brief period. When crews
are returning at the end of the day the gates will be opened to allow efficient vehicle movement.
Once the crews are back, the gates will revert to a secured access scenario.
The front parking area contains 95 parking stalls for visitors and staff. King County is proposing to
meet the RMC requirements for interior parking lot landscaping and trees for the front parking area.
In the rear storage yard, another 39 parking stalls for staff are identified. No interior parking lot
landscaping is proposed in this rear storage yard. Pursuant to RMC 3-3-070, the 39 parking stalls
proposed in the rear storage yard would typically require 1,365 square feet of interior parking lot
Renton Shop – Trash Enclosure Modification Request 1
King County Department of Natural Resources and Parks, Parks and Recreation Division
King County Parks – Renton Shop
Conditional Use Permit Modification Request –
Trash Enclosure
The Renton Shop will be the headquarters for operations and maintenance staff where parks
administration, crew dispatch, fleet vehicle and large equipment maintenance and storage,
warehouse and inventory storage will take place. The new facility will improve the function and
space for shop operations, enhance vehicle and pedestrian safety within the facility with better site
circulation and flow, and provide needed office space, meeting rooms, storage and shop space to
support planned growth.
King County Parks is requesting a modification from the City of Renton Code pertaining to fenced
trash enclosures as part of their Renton Shop Conditional Use Permit application package (PRE 18-
000552).
Code Requirement
City of Renton Municipal Code (RMC) Section 4-4-090 Refuse and Recyclables Standards require that
all new developments provide on-site refuse and recyclables deposit areas and collection. Deposit
areas, which include garbage dumpsters, refuse compactor areas, and recycling collection areas
must be fenced or screened pursuant to RMC Section 4-4.090.C.9.
Proposal
The front parking area located on the east end of the property and main lobby/visitor entrance
would be separated from the shops, storage areas, and fleet/staff parking areas by an 8-foot-tall
sliding gate and fence across the drive aisle, similar in appearance to the proposed 8-foot-tall
perimeter fence. After the parks maintenance crews have departed the site to their assigned park
location for the day, the gates are intended to revert to a secured access scenario for safety and
security purposes, unless a scheduled delivery or pickup necessitates that the gates be opened for a
brief period. When crews are returning at the end of the day the gates will be opened to allow
efficient vehicle movement. Once the crews are back, the gates will revert to a secured access
scenario. Within the back storage yard, 2 trash compactor locations are identified, one along the
north and another against the west property line (see attached site plan).
King County Parks does not propose to independently fence these trash compactor locations. The
perimeter fence enclosing the entire property boundary and the security gate/fence across the drive
aisles separating the public parking area from the storage yard meets the intent of the fencing and
screening requirement of the code. King County has identified locations within Building CA and
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000090
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the a dministrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surfa ce Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (5 0'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 14, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.26 per square foot of commercial office space and $0.15
per square foot of industrial space. This fee is paid at time of building permit issuance. Credit will be
granted for the area of total buildings removed.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000090
Code Related Comments:
1. The preliminary fire flow is 2,250 gpm. A minimum of one hydrant is required within 150-feet of the
structure and two additional hydrants are required within 300-feet of the structure. One hydrant is
required within 50-feet of the fire department connection. Maximum fire hydrant spacing of 300 -feet
on center shall also be achieved. A looped water main is required to be installed around the building
when the fire flow exceeds 2,500 gpm. There are no existing water mains feeding this area, it appears
adequate fire flow is not available at this site at this time. Proposed water main extensions appear to
meet code requirements. Fire hydrants shall not be located behind vehicle parking or outside storage
areas.
2. Approved fire sprinkler and fire alarm systems are required throughout all three buildings. 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 150 -feet of all points on the building.
Fire lane signage required for the on-site roadways. Required turning radiuses are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Entryway gates and lane dividers shall
provide minimum 20-feet width clearance. Roadways shall support a minimum of a 30 -ton vehicle and
75-psi point loading. Any automatic gates shall meet fire department standards.
4. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit
issuance. Use of City of Renton form or approved equivalent is required. Separate plans and permits
required for the installation/relocation of any fuel tanks associated with any proposed electrical
generator.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. The plans are not on City of Renton Control Monuments, this may be required during construction.
2. The City will assign addresses to the new buildings.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
2. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 14, 2019
TO: Clark Close, Planner
FROM: Jonathan Chavez, Civil Plan Reviewer
SUBJECT: King County Parks Shop
3005 NE 4th Street
LUA19-000090
I have reviewed the Land Use Application submittal for the King County Parks Shop project at 3005 NE
4th Street (KC Parcel ID: 1434000012). The applicant is proposing to replace 2 existing buildings with 3
new buildings. The use will remain the same.
EXISTING CONDITIONS
The Site is approximately 5.71 acres in size and is rectangular in shape. The existing site is currently
being used as a vehicle facility for the King County Parks Department.
Water Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the Highlands 565 Pressure Zone; the static water pressure is approximately 101
psi at ground elevation of 330-feet. The site is located within the Aquifer Protection Area, Zone
2. There is an existing 12-inch City water main located in Access Road, south of the property that
can deliver a maximum capacity of 2800 gallons per minute (gpm) – (see Water plan no. W-
04581D). There is an existing 2-inch water meter serving building 3005.
Sewer Sewer service is provided by City of Renton. There is an existing 21-inch wastewater main
located in NE 4th Street (see City plan no. S-050311).
Storm There is an existing 12-inch stormwater main located in NE 4th Street, north of the property.
There is no existing stormwater conveyance system on the project site. The existing topography
is generally flat with a steep slope at the west property line. The site is mostly impervious.
Streets The proposed development does not have direct frontage onto any public right-of-way.
King County Parks Shop – LUA19-000090
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CODE REQUIREMENTS
WATER
1. The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
a. Installation of off-site and on-site fire hydrants. The location and number of hydrants
will be determined by the Fire Authority based on the final fire flow demand and final
site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
b. Installation of a 12-inch water main within the easterly access road (Jefferson Ave NE)
connected to the existing 12-inch water main in NE 2nd St and extending to the north
property line of the subject property.
c. Installation of a 12” on-site looped water main around the proposed building(s). The
looped water main shall be connected to the newly extended 12” water main in the
Access Road. A 15-foot utility easement will be required for the new water main(s),
hydrants and water meters within the property.
d. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions
as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building.
The location of the DDCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
e. Installation of a domestic water meter for each building. The sizing of the meter(s) shall
be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic
water meter with size 3-inch or larger shall be installed in an exterior vault per standard
plan no. 320.4. The meter vault shall be located within public right-of-way or within an
easement on private property.
f. Installation of a with a backflow prevention assembly on private property behind the
domestic water meter. A reduced-pressure principle backflow prevention assembly
(RPBA) is required for water meters for retail, commercial, industrial water use. The
RPBA shall be installed inside an above-ground heated enclosure per City standard plan
no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief
valve is provided and the location is pre-approved by the City Plan Reviewer and City
Water Utility Department.
g. Installation of a landscape irrigation meter with a RPBA because of the presence of an
auxiliary water supply (rain harvesting facility), if applicable.
i. Applicant is proposing a non-potable water irrigation system fed off of
rainwater harvesting tanks.
ii. Provide irrigation plans showing all irrigation lines and appurtenances, and all
potable water lines, on and off-site, to check for cross connection potential.
iii. Ensure adequate separation between irrigation lines and wash-down hose bib
line.
h. Installation of a water meter and DCVA for the wash-down area water standpipe.
2. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
King County Parks Shop – LUA19-000090
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of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structures cannot be installed over the water main unless the water
main is installed inside a steel casing.
3. A conceptual utility plan will be required as part of the land use application for the subject
development.
4. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s
website. Fees that are current will be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic wate r to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2
inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00* per
service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00*
for each 2-inch water service line. This is payable at construction permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch
meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building.
e. A water system redevelopment credit will apply for the existing meter.
f. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at construction permit issuance.
SEWER
1. This site is in the City of Renton’s sewer service area.
2. Currently, the site is served by a septic system. The project proposes to connect to the City’s
sewer system.
a. The septic system shall be abandoned in accordance with King County Department of
Health regulations and Renton Municipal Code.
3. There is an existing 21-inch wastewater main located in NE 4th Street (see City plan no. S-
050311).
4. The proposed sewer line will need to be shown within the drive lanes of the internal parking lot.
a. A 15-ft wide public utility easement will be required over the new 8-in sanitary sewer
main and the new manholes.
b. Proposed 12” diameter sewer line must be re-sized to 8” diameter.
5. Drainage from vehicle wash down area shall be routed to the sewer after passing through a City-
approved oil/water separator.
6. If floor drains are required by the building department, drains are required to be connected to
the sanitary sewer system. Flows shall be directed through the floor drains that are installed in
accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator.
7. The SAD for East Renton Interceptor will be calculated based on the size and number of the
domestic water meter(s) to service the building(s) as follows:
a. Up to 1-inch meter: $316.80/each
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b. 1.5-inch meter: $1584.00/each
c. 2-inch meter: $2534.40/each
d. 3-inch meter: $5,068.80/each
e. 4-inch meter: $7,920.00/each
8. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the project.
The current sewer fee for a 1-inch meter is $3,100.00 per meter, 1-1/2 inch meter is
$15,500.00 and a 2-inch meter is $24,800.00.
b. SDC fees are payable at construction permit issuance.
SURFACE WATER
1. There is an existing 12-inch stormwater main located in NE 4th Street, north of the property.
2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be
required. Based on the City’s flow control map, the site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the Lower Cedar Drainage Basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM.
a. A preliminary drainage report dated January 15, 2019 was submitted and reviewed
with the Land Use Application.
b. The model for flow control and water quality use existing site conditions for
calculating predeveloped flows. The project falls under forested site conditions; the
site must be modeled as forested for the predeveloped condition. For on-site areas
where runoff is fully infiltrated through the 100-year storm flow, this requirement is
considered met.
c. Gravel surface, for the purpose of triggering and meeting minimum requirements, is
considered impervious surface, not pervious. Threshold discharge areas, for the
purpose of triggering and meeting minimum requirements, means an onsite area
draining to a single natural discharge location that, or multiple natural discharge
locations that combine within one-quarter-mile downstream.
3. The applicant will be required to provide basic enhanced water quality treatment. Any proposed
detention and/or water quality vault shall be designed in accordance with the RSWM that is
current at the time of civil construction permit application. Separate structural plans will be
required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault.
a. The Applicant is proposing the use of a Modular Wetland System (MWS) Filter unit.
The MWS Linear 2.0 has received Ecology GULD approval (2014) for enhanced water
quality treatment.
b. The conveyance and water quality systems shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application.
4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, shall be
included with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
a. The Applicant is proposing full infiltration on-site via a combined infiltration gallery
and underlying sand filter, as well as rainwater harvesting facilities.
b. Final evaluation of the application of on-site BMPs to the maximum extent feasible
will be completed during civil construction permit review. The applicant may be
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required to apply additional on-site BMPs in order to meet the minimum requirements
outlined in Core Requirement #9.
5. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre.
6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
a. A preliminary geotechnical report dated March 20, 2018 was submitted and reviewed
with the Land Use Application.
7. Storm drainage improvements along all public street frontages are required to conform to the
City’s street standards. Any new storm drain installed on or off-site shall be deigned and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for future
runoff from the total upstream tributary area.
8. Surface water system development fee is $0.72 per square foot of new impervious surface, but
no less than $1,800.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION/STREET COMMENTS
1. Site does not have direct frontage onto any public right of way.
2. Current and proposed site access is via driveways to a private access easement, which connects
to NE 4th Street.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic
circulation. The study shall include trip generation and trip distribution for the project for both
AM and PM peak hours.
a. A draft traffic impact analysis completed by HDR and dated November 16, 2018 was
submitted and reviewed with the Land Use Application.
b. The Synchro analysis in Attachment B indicates a LOS C in the PM peak Hour for the
Horizon Year 2022 Condition with Project; however, LOS B is shown in Table 3. Revise
Table 3 to show LOS C and the 4th sentence in the text before Table 3 by adding “and
LOS C, respectively” after “maintaining LOS B”.
c. Based on the calculations provided, the proposed development would average 222
new daily vehicle trips. Weekday peak hour AM trips would generate 111 new vehicle
trips, with 47 vehicles leaving and 64 vehicles entering the site. Weekday peak hour
PM trips would generate 111 new vehicle trips, with 47 vehicles entering and 64
vehicles existing the site. The study intersection would experience a decrease in LOS
from B to C, but would continue to operate in an acceptable LOS. Increased traffic
created by the development will be mitigated by payment of transportation impact
fees.
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6. Transportation impact fee is applicable at time of building permit based on the type of land use.
Transportation impact fees that are current at the time of building permit is payable at the time
of building permit issuance. Information of the current impact fee rate based on land use type is
available in the City Fee Schedule available at city of Renton website
https://www.rentonwa.gov/search/default.aspx?q=fee+schedule&type=0,7922657-117|-
1,7922741-124.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
4. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. A demo permit is required for the demolition of the existing building(s). The demo permit shall
be acquired through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be
assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development fee
schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
ADDITIONAL EXHIBITS
Project Name:
King County Parks - Renton Shop
Land Use File Number:
LUA19-000090, SA-A, CU-H, V-A, MOD
Date of Hearing
June 18, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Brenda Bradford
Capital Project Manager, King
County Department of
Natural Resources and Parks
201 South Jackson Street,
#700, Seattle, WA 98104
Project Location
3005 NE 4th Street,
Renton, WA 98056
The following exhibits were entered into the record by the Hearing Examiner:
Exhibit 31: Staff PowerPoint Presentation
Exhibit 32: Google Earth (aerials of project site and vicinity); https://www.google.com/earth/
Exhibit 33: City of Renton (COR) Maps;
http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps
Exhibit 34: Memo from Brenda Bradford dated June 17, 2019
Exhibit 35: PowerPoint from County
Exhibit 36: City Response to Ex. 34 dated June 25, 2019
Exhibit 37: County Reply to Ex. 36 dated July 2, 2019
Exhibit 38: City Response to Ex. 37 dated July 2, 2019
Exhibit 39: County Reply to Ex. 38 dated July 8, 2019
6/18/2019
King County Parks – Renton Shop
(LUA19-000090)
HEX Public Hearing
Date
Clark Close, Senior Planner
June 18, 2019
Presentation Outline
2
•Project Location
•Project Proposal
•Approvals Requested
•Process to Date
•Renton Municipal Code
Analysis
•Staff Recommendation and
Conditions of Approval
Location
3
Neighborhood Detail Map
Bird’s Eye View
SITE
RTC
KC
UBP
STORAGE
Proposal
4
6/18/2019
Building A
5
Building B
6
Building C
7
Proposal
8
Building A
C
Building B
Building C
6/18/2019
Proposal
9
Building A
C
Building B
Building C
Bike Parking
Approvals Requested
10
•Include the following changes:
–Landscape variance
–Refuse and recyclable modification
Landscape Variance
11
Refuse and Recyclable Modification
12
Building A
Building B
Building C
6/18/2019
Process to Date
Acceptance Environmental
‘SEPA’ Review Staff Analysis Public Hearing
13
•Comprehensive Plan Compliance
•Zoning Compliance
•Critical Area
•Conditional Use Permit
•Site Plan Review
•Street Modification
•Shoreline Exemption
Renton Municipal Code Analysis
14
Staff recommends approval of the King County Parks -
Renton Shop, File No. LUA19-000090, subject to 7 conditions
of approval.
15
Recommendation Recommended Conditions of Approval
16
•Provide a final detailed landscape plan.
•Provide a particle pollution analysis.
•Provide a secured extended use bicycle parking area.
•Submit a lighting plan with fixture details.
•Install a concrete pedestrian sidewalk with a pedestrian gate in
the ornamental fence between Jefferson Ave NE and the
entrance to Building A.
•Submit a final Traffic Impact Analysis.
•Relocate the office building (Bldg. A) to abut the CA zone along
the north property line and the industrial uses (Bldg. C) to the
south property line abutting the IL zone.
KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TFYRelay:711TO:HearingExaminer,CityofRentonClarkH.Close,SeniorPlanner,CityofRentonFROM:BrendaBradford,CapitalProjectManagerIVPROJECT:KingCountyParks-RentonShopSUBJECT:CityofRentonConditionalUsePermitLUAI9-000090ResponsetoStaffReportpreparedforHearingJune18,2019at12:00pm.DATE:June17,2019Mt.Examiner,WerepresenttheApplicant-KingCountyParksandRecreationDivisionfortheabovereferencedConditionalUsePermitHearing.WewouldliketobeginbythankingtheCityofRentonstaffassignedtoassistusthroughthisprocessandtocomplimenttheCityofRentononitstimelyreviewofourapplication.Weaskthatthisentiredocumentanditsattachmentsbeenteredintotherecordasanexhibit.WearepresentingaverbalsummaryofthecontentsofourwrittenresponsetotheSectionJRecommendationsinSR_HEX_Report_KC_Parks_Renton_Shops_190611_vl(StaffReport).Specificallyheretodaywewilladdressthefollowing:1)ItemsonPage30and31oftheStaffReporttowhichtheCountytakesnoexception.2)Questionsandconcernsrelatedtoitemtwo(2)theparticlepollutionanalysisonPage30oftheStaffReport.3)Page31oftheStaffReportitemseven(7)relatedtorevisingthesiteplantoplacetheCrew/AdminBuildingAonthenorthandtheStorageBuildingConthesouthpropertylineswhichtheCountyhasseriousconcernsandrespectfullydisagreeswiththerecommendation.4)ItemsintheapplicationnotspecificallyreferencedintheStaffReport.1)SECTIONJPAGES30AND31OFTHESTAFFREPORTITEMSTHECOUNTYTAKESNOEXCEPTIONTOA.TheCountyagreestorecommendationswhicharenumbereditemsone(1),three(3),four(4),five(5)andsix(6).Foritem3-wedirectyourattentiontoP_Site_Plans190426_VIregardingbikestorage.1)ThereisbikestorageontheeastsideoftheCrew/AdminBuildingAwhichprovidevisitorstheabilitytolockabikeatthefrontunderthecanopy.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.1
2)Note1onthissheetreferencesbikelockers.Theseareintendedforextendedstorageandarelocatedbehindthesecuredyardgateacrossfromthemudroom.imagebelowshowswherethelocationsareinplanandprovidesasampleofalockerforreference.Eachunitislockable.2)SECTIONJPAGE30ITEMTWO(2)CONCERNSANDQUESTIONSA.TheCountyagreestoperformtherecommendedactiononpage30whichisnumberedtwo(2)andspecificallywrittenas‘TheapplicantshallprovideaparticlepollutionanalysistobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval”.TheCountywouldliketostatefortherecordourconcerns:1)ThereareparcelssurroundingtheParksparcelthathaveongoingactivitiessuchasgradingandfilling,transferringofdebris,andotheractivitiestakingplaceinareaswithgravelyardsorgraveldriveareas.a)PropertytotheEast:TheUpperBalchPit,isundera10yearSpecialFillandGradepermit(UpperBalchPit).i.Continuousacceptanceoffilldirtandgradingonthissiteislikelytohaveimpactstosurroundingparcelsmanyyearsafterthecompletionoftheproposedproject.b)PropertytotheSouth:VehicleandEquipmentStoragei.Largeequipmentmaneuveringongravelareas.c)PropertytotheSoutheast:SolidWasteTransferFacilityandRoadsOperationsandMaintenanceFacilities.i.Dustisassumedtobegeneratedbythetransferofwastematerialsfromloadscomingintothesolidwastefacility.ii.Operationalyardsanddriveareasaremixtureofpavementandgravel.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportbikeThebike015’3060’Bikestorageundercanopy.pg.2
2)Iftheanalysisisunabletoseparateparticlepollution,ifany,fromtheParkssitebecauseofthespreadofdustfromadjacentsites,howwilltheinformationfromtheanalysisbeused?3)TheCountyunderstandstheCity’sintentisfortheCountytoprovidetheCitymoredetailaboutwhatisstoredintheyardbinssothattheCitycandetermineiftherearephysicalconstructedelementsoroperationalbestmanagementpracticesthatwillneedtobeemployedtomitigatedust.i.Toelaborate—theyardbinsareanticipatedtoholdsource-separatedmaterialssuchas(wood,metal,brokenconcrete,brokenasphalt,andwaste)untilthereissufficientvolumetofillatrucktotaketoaparticularrecycler.Thesematerialsaretypicallyinert.4)TheCountyrequestsflexibilityinthescopingprocessforthestudysothatwecantargetthestudytoachievetheintentbehindtherequest.5)TheCountyrequeststhatthelanguagerequiringthestudypriortoconstructionpermitapprovalberevisedtopriortofinalbuildingpermitapprovalsduetothelengthoftimeitmaytaketoamendthedesigncontracttoaddaspecialtysub-consultant.3)SECTIONJPAGE31ITEMSEVEN(7)CONCERNS,DISAGREEMENT,ANDPOTENTIALSOLUTIONSA.TheCountyrespectfullydisagreeswiththerecommendationonPage31andotherrelatedsectionsintheStaffReportthatreferencetherecommendationto“relocatetheCrew/Adminofficebuilding(BuildingA)toabuttheCAzonealongthenorthpropertylineandtheindustrialusescoveredStoragebuilding(BuildingC)andoutdoorstorageusesshouldbemovedtothesouthpropertylineabuttingtheILzone.”B.WesubmitthefollowingjustificationsforthesitingofStorageBuildingCandCrew/AdminBuildingAintheirproposedlocations:1)CurrentDesignisConsistentwiththeAllowableUsesandApplicableRegulationsontheParksparcelaswellasconsistentwithallowableusesintheCAzoningareatothenorth.a)GiventhebroadrangeofusespermittedintheCAzonetSeeAttachmentA:CityofRentonCode4-2-060ZoningUseTable—UsesAllowedinZoningDesignations],andthespecificallowanceofoutdoor,indoor,andvehiclestorageintheCAzone,storageusesalongthenorthpropertylineoftheKingCountyParksRentonShopprojectisconsistentwiththeallowableusesontheparceltothenorth.Furthermore,asspecifiedinPolicyU-17oftheRentonComprehensivePlan,theCAzoneimplementsboththeCommercialMixedUseandEmploymentAreacomprehensiveplandesignationsandthereforetheblendofusesintheareashouldbeexpectedasdevelopmentoccursovertime.b)CAzonesgenerallyallowusesotherthanofficesandeducationandmixedusedevelopment,manyofwhichareconsistentwithusesallowedinILzoneswhichinclude,butarenotlimitedto,thefollowing:i.Tradeorvocationalschools(whichmayhavesimilarspacessuchasmetalshops,carpentryshops,paintshops,etc.)ii.Othergovernmentofficesandfacilitiesiii.Outdoorstorage,indoorstorage,andvehiclestorageLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.3
iv.Vehiclefuelingstations,salesandvehiclerental,serviceandrepairv.Recyclingcollectionstationsvi.Electricalpowergenerationandco-generationvii.Conferencecenters,offices,medicalanddentaloffices2)TheCountypaidparticularattentiontotheCAzonedparceltothenorthanditscurrentowner’s(RentonTechnicalCollege)developmentplansandreceivednocommentsduringtheSEPAprocessobjectingtothelocationofstoragealongthenorthpropertyline.a)Thesouthsideoftheirparcelwouldbeusedforparkingandthenorthsideoftheirparcelusedforthebuildingtofrontthepublicright-of-way.b)Thisissupportedby[seeAttachmentB,excerptsfromtheOctober2016RentonTechnicalCollegeCampusMasterPlan,Section5Recommendations]whichrecommendedtheconstructionofanAlliedHealthbuildingonthenorthedgeoftheirparcelandparkingonthesouth.c)WhileitisunknownwhatultimatelyRentonTechnicalCollegewillconstructontheparceltothenorth,theireducationalprogramsincludelightindustrialusessuchaswoodworkingandautorepairteachingfacilities.3)CurrentDesignprovidesanAppropriateTransitionbetweenCAandILZones.a)TheCountyviewsthecurrentdesignasproposedtoprovideanappropriatetransitionbetweentheCAandILzonesduetothefactthattheCountyconsiderednotjusttheuse,buttheintensityofusewhenplacingthebuildings,andorganizedtheleastintensiveactivitiesonthenorthandthemostintensiveonthesouth.i.StorageBuildingCalongthenorthpropertylineisanticipatedtobetheastintensiveusestoringequipmentandmaterialsthatareusedlessfrequentlythanitemsintheshopsorinthefleet.(E.g.tractorimplements).ii.ShopsBuildingBnorthsidecontainsoneshopwillbeuseddailyforcrewsdispatchingandthreeshopswhoseactivitiesareprimarilyconductedinternallywithlessfrequentloading/unloading.Thesouthsideofthisbuildingcontainsthewarehouse(Stores)andsevenothershopsthatwillbeuseddailyforcrewsdispatching/loading/unloading.iii.BetweenShopsBuildingBandCrew/AdminBuildingA:Thehighestnumberoffleetvehiclesarelocatedtowardsthesouthernhalfofthesiteandthetwobuildingstothenorthprovidescreeningfromtheintensityoftheuse.iv.Crew/AdminBuildingA:Ratherthanbeingatrue‘office”buildingasnotedintheStaffReport,thebuildingisdesignedprimarilyaroundthecrewfunctionsandtheirrelationshiptotheyardwithasecondfloorofofficesabove.Thisbuildingcontainsthemostintenseusesonthesitewhichinvolveallofthecrewsandthemanagement.ThisbuildingisalsowhereotherParkmaintenancedistrictcoordinatorswillstopbytomeetwithsectionmanagement,pickupmail,materials,etc.b)SpecificDevelopmentCodesectionsandtheregulatorybasisforre-locatingtheCtew/AdminBuildingAtothenorthandtheStorageBuildingBtothesoutharenotcitedintheStaffReport.Wecouldnotlocateacodestandardrequiringanaesthetic/usetransitionbetweenCAandILzones.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.4
c)WithCAzonedevelopmentguidelinerequiringbuildingstobeorientedandsitedclosertothestreetright-of-way,anybuildingbuiltontheparceltothenorthwouldneedtofacethepublicright-of-waywhichcreatesadifficultsituationtocomplywiththesuggestionregardinggroupingsimilarfunctioningbuildingtypeswithpotentialbuildingsofasimilartypeonoppositesidesofthelandusezoneboundary.d)ILzoningallowsforOtherGovernmentOfficesandFacilitieswithaHearingExaminerConditionalUsePermit[SeeAttachmentA:CityofRentonCode4-2-060ZoningUseTable—UsesAllowedinZoningDesignationsJ.e)CityofRentonDevelopmentRegulationsforScreeningrequiresightobscuringfencesorsolidwallsaminimumofsixfeet(6’)inheight,berming,orlandscapingasdeterminedbytheAdministratortoachieveadequatevisualoracousticalscreeningforOutdoorStorage,Loading,Repair,maintenanceandWorkareas.[SeeAttachmentC:CityofRentonCode4-4-095ScreeningandStorageHeighULocationLimitations,Sub-paragraphFOutdoorStorage,sub-subparagraphs2and3].i.TheproposedStorageBuildingCextendsthevisualandacousticalbarriercreatedbythenorthwallofthebuildingclosetothewestpropertylineoftheparcel.LocatingtheCrew/AdminBuildingonthenorthsideoftheparcelwouldreducethelengthofbuildingasavisual/acousticalbarrierbyapproximately105feet[SeeAttachmentD:RevisedBuildingLocationStudy,dated13June2019].ii.TheestablishedtreesontheCAzonedparcel,combinedwithten(10)feetofLandscapescreeningprovidedbytheRentonShopalongthenorthboundaryoftheRentonShop,betweentheStorageBuildingCandthenorthpropertylinecreatesacombinedtwenty(20)footzoneofgreenspace.a)TheLowImpactDevelopmentstormwatermanagementstrategiesproposedwouldbeimpactedbyrelocationoftheCrew/AdminBuildingAtothenorth.TheraingardenislocatedatthesouthedgeoftheRentonShoppropertyfollowingtheexistingstormwaterdrainagepatternsonthesite.Itisdesignedtobefunctionalandtoprovideanareasupportingpassiverecreation,accesstosunlightandtheoutdoors,andprovideanoasisforstaffinanotherwiseindustrialarea.i.Re-locatingtheCrew/AdminBuildingAtothenorthwouldrequiremirroringtheCrew/AdminBuildingAinordertohavethecrewroomdispatchfunctioneffectively,whichwouldresultintheraingardenonthenorthsideofthebuildingresultinginaraingardenthatisdarkandmossy.4)CurrentDesignSustainabilityandEnergyEfficiency:TheprojectisregisteredwiththeInternationalLivingFutureInstitutetargetingEnergyPetalCertificationwithabasegoalofZeroEnergy.EnergyPetalCertificationrequirestheachievementoftheEnergyPetalandtwootherPetals.a)Withtheexceptionofthegreenroofarea,theotherroofareasoftheCrew/AdminBuildingAhavesolarpanels.TheShopBuildingBalsohassolarpanels.b)TheCrewlAdminBuildingAislocatedonthesouthsideoftheparceltotakemaximumadvantageofaccesstosolarandprevailingwindsandaportionofthebottomfloorreliestosomeextentonpassiveheatingandcoolinginLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.5
ordertoreducetheenergyloadonthebuildingtomaketheEnergyPetalachievable.[SeeAttachmentE:ExcerptfromEnergyModel2019].i.LocatingtheCrew/AdminBuildingAonthesouth:1.Providesthebestopportunityforthebuildingtotakeadvantageofsolarenergy,prevailingwinds,daylightharvesting,andpassiveheating/coolinginsupportoftheenergyrequirementsandfunctionsofthespaces.ü.LocatingtheCrew/AUrn/nBuildingAtothenorth1.Willplaceportionsofthebuildingthatwereintendedtotakeadvantageofpassiveheatingandcoolinginshadowandmakethosecomponentsofthedesignnon-functional,resultinginmoreenergyneededtoheatthebuilding.Additionalsolarpanelswouldneedtobeadded,resultinginsignificantprojectcostincreases.5)CurrentDesignPromotesSiteSafetyandFunctionalEfficiency:a)TheCountyengagedaspecialtysubconsultant(HDR-MaintenanceDesignGroup)withexpertiseinthedesignofmaintenanceandoperationsfacilitiesnationwide.Numeroustrafficturningandsiteplanningworkshopswereconductedwithbuildings,yardandparkingareasinvariouslocationstoarriveatwhattheCountybelievestobethemostefficientuseofthesiteforbothheavyequipment/parksconstructionvehicles,largedeliverytrucksandpedestrians.PedestrianandVehicularCirculationb)Twomaindriveaislesformthe“backbone”ofthecirculationonthesite.TheStoragebuildingisplacedadjacenttothenorthdriveaisleasthenorthisintendedtobetheprimarydriveusedforlargetractortrailerunitsreturningtothesitemid-afternoon.ThisplacementisdeliberateinordertoavoidpedestriantraffictotheCrew/AdminBuildingAcrossinglargevehicles.i.LocatingtheCrew/AdminBuildingAtothesouth1.Promotessafepedestrianandvehicularmovementwiththeminimalamountofconflicts.ii.LocatingtheCrew/AdminBuildingAtothenorth1.Increasespedestrianvs.largeequipmentconflictstravelingfromtheparkingareatotheCrew/AdminBuildingA.EfficientDispatchfromCrew/AdminBuildingAtoShopsBuildingBandFleet:c)TheCrew/AdminBuildingAisdesignedsuchthatthecrewsdispatchfromthenorthsideofthebuilding.Theyarelocatedonthefirstfloortodispatchefficiently.i.LocatingtheCrew/AdminBuildingAatthesouthside1.Promotesefficientandsafedispatchofcrews.ii.LocatingtheCrew/AdminBuildingAtothenorthside7.Doesnotworkunlesstheentireprojectisredesigned.2.TheCrew/AdminBuildingAfootprintisspecificallyorientedandcannotbemirroredorflippedwithoutcompromisingtheuseofthefacilityorthefunctionsofthestorm-waterretention.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.6
Crew/AdminBuildingAoversight”ofyardandshops:d)TheShopsBuildingBhasaStoresshopwhichcontainsawarehousingfunctiononthesouthwestcornerthatisrequiredtobeindirectviewofthestaffinchargeofStores,whohaveofficespaceonthesecondflooroftheCrew/Adminbuilding.Thisdirectviewisforthepurposeofattendingtodeliveriesandmanagingthemovementofmaterialsinandoutofthestoresarea.Supervisorslocatedonthesecondfloorarerequitedtohavedirectviewtotheyardasanormalpartofbusinessoperationinordertotrackwhenstaffdispatchandreturntofacilitatecommunicationaboutthewithstaffintheyard.i.LocatingtheCrew/AdminBuildingAatthesouthside1.Providesthevisualandfunctionalrelationshipsnecessaryforoversightoftheyardandshops.II.LocatingtheCrew/AdminBuildingAtothenorthside1.RequireredesignoftheShopsbuildingtorelocatefunctionstobeinlineofsiteforthesupervisorswithofficesintherelocatedCrew/AdminBuildingA.6)CurrentDesignAllowsOperationstoRemainonSiteduringConstructionifNeeded:a)Designisintendedtoallowphasedconstructionandexistingoperationstoremainonsiteduringconstructionifnecessary.Theplacementofall3newbuildingsasproposedistheppjydesignsolutionthatsupportspartialorfulloccupancyofthesiteduringconstruction.[SeeAttachment0:RevisedBuildingLocationStudy,dated13June2019].i.LocatingtheCrew/AdminBuildingAonthenorth:1.Resultsininsufficientconstructionworkzone,requirestheexistingadminbuildingtobedemolishedinordertobuildtheCrew/AdminBuildingA—forcingtheadmingroup,stores(warehousing)andsomeofthecrewstorelocateoff-siteduringconstruction.ü.LocatingtheStorageBuildingBonthesouth:1.RequirestheexistingshopbuildingtobedemolishedinordertobuildtheStoragebuildingandrequiresthestorageandequipmentmaintenancefunctionsandcrewstorelocateduringconstruction.7)ImpactstotheProjectfromrecommendationtore-locateCrewlAdminBuildingAandStorageBuildingB.a)Therequestedchangeinlocationof2buildingswouldtenderthedesignlayoutnon-functional;theCountywouldneedtostartovertoredesigntheentiresiteplan.Abroadsweepingchangesuchasthiswouldrequirecontractamendment,additionalconsultantfees,andadditionalprojectmanagement.Ataminimum,thefollowingcomponentswouldneedtoberedesigned:i.Sitegrading,parking,andyardlayout,heavyequipmentparkingarea,andlandscaping.ii.DrivewayaccessaislesandintersectionswithJeffersoniii.Waterandsewerutilityalignment,profileandstructurelocations.LUAJ9-000090,PR19-000190KingCountyResponsetoStaffReportpg.7
iv.Primarypowerservice(CountyhasalreadysignedcontractwithPSEbaseduponCityofRentonpre-applicationdocumentationwhichdidnotlistaconcernaboutthesitelayout.)v.Solarpowerdesign(EnergyPetallikelynolongerfeasible).vi.LIDstormwaterinfrastructure(raingarden)vii.ShopBuildingBwouldneedtoberedesignedtoprovidealignmentofcriticalshopspacesthatmustbeinvisualcontactwiththeCrew/AdminBuilding.viii.Crew/AdminBuildingAwouldneedtoberedesignedbecauseitdoesnotworkfunctionallyonthenorthside.ix.Technicalandcalculationswouldneedtobeupdated.x.Basisofdesign,projectsustainability,equityandsocialjusticeplansfortheprojectwouldrequireamendment.xi.Delayassociatedwiththedesigndelaywouldresultinincreasedconstructioncostsduetoescalation.Estimatedtotalcostincreasetotheprojectisarangeof$1.5-1.8millionandadelayof6-10months.8)RequestapprovalofthesiteplanwithStorageBuildingBandCrewlAdminBuildingAintheiroriginalproposedlocations.a)TheCountyrequeststhattheHeatingExaminerreconsidertheStaffReportrecommendationtore-locatethetwobuildingsandapprovethesiteplanasoriginallyproposed.b)InresponsetotheconcernsoutlinedintheStaffReportregardingthestorageusealongthenorthpropertyline,theCountyproposestoworkwiththeCity’sPlanningProjectManagertoaddresstheconcernsoftheaestheticimpactofStorageBuildingCatthenorthpropertyline.OneoptionwewouldconsideristobreakupStorageBuildingCinto3separate,smallerbuildingswithappropriatescreeningbetweenthemtoreducetheoverallscaleofthestorageuses.4)ITEMSINAPPLICATIONNOTSPECIFICALLYREFERENCEDINTHESTAFFREPORTA.OurConstructionMitigationPlanrequestedthatallcivilandbuildingpermitapprovalsbevalidforaperiodof3yeatsfromthedateofissuanceasourconstructionisanticipatedtobeaminimumof2years.TheStaffReportdidnotspecificallyindicateiftheCityofRentonintendstomeetthisrequest.CC:ProjectFileDeenaHall,JenniferKim,CapitalProjectManagersFrankOverton,CapitalProjectsManagingSupervisorKathrynTerry,InterimDivisionDirectorNickHalverson,ParksOperationsSectionManagerBingSubelbia,AssistantParksOperationsManagerChristopherWalling,KyleKillian,HDRArchitectureKarissaKawamoto,HDREngineeringLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.8
KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TTYRelay:711ATTACHMENTA—ZONINGUSETABLE—CITYOFRENTON4-2-060ZoningUseTable—UsesAllowedinZoningDesignations:RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCA.AGRICULTUREANDNATURALRESOURCESAgricultureP35P35HomeagricultureAC35AC3AC3AC3AC3AC3AC3AC3AC355555555NaturalresourceHHHHHHHHHHHHHHHHHHextraction/recoveryResearch—ppPPPPPPPPPPPPPPPPPScientific(smallscale)B.ANIMALSANDRELATEDUSESBeekeepingACACACACACACACACACKennelsADP37P37P37ADADADADStables,ADADcommercialPetdaycareP37P37P37ADADADADADADAD82VeterinaryPAD4PPPP11PPP29pP82offices/clinics22C.RESIDENTIALDetacheddwellingPPPPPPPAttachedPPPP6P6P6P6P16P6P6dwellings—FlatsAttachedPP6dwellings—GardenstyleapartmentsAttachedPPP13P6P6dwellings—TownhousesAttachedPPP13P6P6dwellings—CarriagehousesManufacturedHomesLUA19-000090PR19-000190KingCountyResponsetoStaffReportAttachmentApg.1
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-BRMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCManufacturedP50P50P50P50P50PP50P50homesD.OTHERRESIDENTIAL,LODGINGANDHOMEOCCUPATIONSAccessoryAD7AD7AD7AD7AD7AD7AD7dwellingunitAdultfamilyhomePPPPPPPPPPP3AssistedlivingADADPPPP3P40PP96CaretakersACACACACACACACresidenceCongregateADPP3residenceGrouphomesIADH3GrouphomesIIADPPPPPPPPPP3Pfor6orlessGrouphomesIIHHHHHHHHPHH3ADfor7ormoreHomeACACACACACACACACACACACACACACACoccupations(RMC4-9-090)Live-workunitADADADE.SCHOOLSK-12educationalH9H9H9H9H9H9H9H9H9HHHH9H9H9H9H9H87institution(publicorprivate)OtherhigherP29P29P29PPPP21AD8education7institutionSchools/studios,PP29P29PPPPartsandcraftsTradeorPPHHH77vocationalschoolF.PARKSParks,PPPPPPPPPPPPPPPPPPPneighborhoodParks,PPPPPPPPPPPPPPPPPPPregional/community,existingParks,ADADADADADADADADADADADADADADADADADADPregional/community,newG.OTHERCOMMUNITYANDPUBLICFACILITIESCemeteryHHHHHHHHHHHHHHHHReligiousHHHHHHHHHHHHHHHHHHHinstitutionsSocialserviceHHHHHHHHHH12H21H82organizationsLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.2
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCRIR-4R-6R-8RMHR-1OR-14RMFILIMIl-ICNCVCACDCOCORUCPcivateclub,HHHHHHHHHHHHHHHH12H21H82fraternalorganizationsCitygovernmentADADADADADADADADADADADADADADADPADADofficesCitygovernmentHHHHHHHHHHHHHHHHHHHfacilitiesCommunityhealthengagementlocation(CHEL)Jails,existingPmunicipalDiversionfacilityH71H71anddiversioninterimservicefacilitySecureH71H71communitytransitionfacilitiesOthergovernmentHHHHHHHHHHHHHHHHHHHofficesandfacilitiesHOFFICEANDCONFERENCEConferencePPPHPPPP21P16centersMedicalandAD4PPPADP11PPPPP92dentaloffices22Offices,generalAD4PPPADP11PPPPP92I.RETAIL—AdultretailusePPPPPPP12(RMC4-3-010)WholesaleretailPPPP29P79Drive-in/drive-AC8AC8AC8AC8AC6AC8AC6AC8through,retail00001012EatingandP1P1P1P1P1P1P1AD3PPPP22PPPP12P82P82drinking3establishmentsFastfoodP29P61PP61P82restaurantsHorticulturalADADADADADADADADADADADADADADADADADADnurseries,existingHorticulturalADAD2nurseries,new9MarijuanaretailADPADP21P82(RMC4-1-250)MobilefoodP10P10PlOPlOPlOPlOPlOPlOP10P23P23P23P10P23P23P23P23P10PlOvendingLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.3
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCRetailsalesAD3ADACACACP22PPPP54P21P623Retailsales,P15P30P30P30P15P15P15P15P15outdoorTavernsADP20ADP21P82Vehiclesales,P29P29P29P29largeVehiclesales,PPPP68smallJENTERTAINMENTANDRECREATIONEntertainmentAdultPPPPPP12entertainmentbusiness(RMC4-j)CardroomP52P52P52P52CulturalfacilitiesHHHHHHHHHADADADADADADADADADADDanceclubsP29P29P29ADP20ADP29ADDancehallsP29P29P29ADP20ADP29ADGaming/gamblingH29H29H29H20H29facilities,not-for-profitMovietheatersP29P29P29ADP20PP12P82Sportsarenas,P29P29P29P20PH18auditoriums,exhibitionhalls,indoorSportsarenas,P29P29P29AD2H18auditoriums,0exhibitionhalls.outdoorRecreationGolfcoursesPPPPPPP(existing)Golfcourses,newHPHHHHHMarinasPP21HRecreationalHP33P29P29P29PPPP54P21P62facilities,indoor,existingRecreationalHP29P4PPP92P12P21P62facilities,indoor,newRecreationalP29P29P29H20H29H83facilities,outdoorK.SERVICES..-,,.,.Services,GeneralLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.4
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-JR-4R-6R-8RMHR-10R-14RMFILIMIHCNCVCACDCOCORUCBedandbreakfastADADADADADADADADADPhouse,accessoryBedandbreakfastADADAD5ADPhouse,professionalHotelP29P29P29PP20PPPP18MotelP29P29P29PP20Off-siteservicesP29P29P29P29On-siteservicesAD3P29P29P29P22PPPP54P21P823Drive-in/drive-AC6AC6AC6AC8AC6AC8AC6AC6AC6AC8throughservice1110101112Vehiclerental,PPPADP20smallVehicleandP29P29P29equipmentrental.largeDayCareServicesAdultdaycarelACACACACACACACACACPPPPPPPPPP10..0AdultdaycarellHHHHHHHPPPPPPPP12P21P100DaycarecentersH25H25H25H25H25H25H25PPPPPPPPP21P100FamilydaycareACACACACACACACACACACACACACACACAC3ACACACHealthcareServicesConvalescentHHHHPADP31P40ADAD9centersJ6MedicalHHHHHHHHH56H56H56HHHH1P40HHinstitutionsLVEHICLERELATEDACTIVITIESCarwashesPPPAD2P2ExpressADPAD2transportation0servicesFueldealersH59PIndustrialengineP28P28P28ortransmissionrebuildParkinggarage,PPPPP20P3PPP92structured,commercialorpublicParking,surface,P29P29P29P20P3ADcommercialorpublicLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.5
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCParkandride,PlOPlOPlOPlOPlOPlOPlOPlOdedicated77777777Parkandride,PPPPPPPPPPP10PlOPlOPPlOshared-use7977RailroadyardsPTaxistandPADADTowtruckP36H59PAD3operation/auto6impoundmentyardTransitcentersH29H29H29PH20PH29PTruckterminalsPVehiclefuelingPPPPPP29stationsVehiclefuelingPPPADPPP29stations,existinglegalVehicleserviceAD2PPandrepair,largeVehicleserviceP2P2P2AD2AD2AD2andrepair,smallWreckingyard,H59HautoAirTransportationUsesAirplaneH59P76manufacturingAirplaneACP78manufacturing,accessoryfunctionsAirplanesalesandrepairAirport,municipalPAirport-relatedorACaviation-relatedusesHelipadsP11H29H29H29HHH78Helipads,HH78commercialMSTORAGEHazardousH24H24H24materialstorage,onsiteoroffsite,includingtreatmentIndoorstoragePPPAC1AC1AC1AC1AC1AC111111LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.6
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCOutdoorstorage,P29P29P29P64existingOutdoorstorage.P29P29P29P64newSelf-serviceAD2P59pH22H22storage9VehiclestorageAD2AD2AD2999WarehousingPPPNINDUSTRIALIndustrial,GeneralAssemblyand/orPPPP86packagingoperationsCommercialP29P29P29P4laundries,existingCommercialP29P29P29laundries,newConstruction/contrPPPactor’sofficeCraftdistilleriesPPPPPPPwithtastingrooms,smallwineries,andmicro-breweriesIndustrial,heavyP14Laboratories:lightP29P29P29ADP20P3AD5P86manufacturingLaboratories:P28PPHP20AD3ADHP86research,developmentandtestingManufacturingH59P67andfabrication,heavyManufacturingP67P67andfabrication,mediumManufacturingPPPPandfabrication,lightSolidWaste/RecyclingRecyclingP28P28P28P29collectionandprocessingcenterRecyclingPPPPPPPPPcollectionstationLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.7
LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.8RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCSewagedisposalH59HandtreatmentplantsWasterecyclingH59Pandtransferfacilities0.UTILITIESCommunicationHHHHHHHHHH29H29H29HHHHHHbroadcastandrelaytowersElectricalpowerHH66H66H66H66H66H66H66H66H66generationandcogenerationUtilities,smallP5P5P5P5P5P5P5P5P5PPPPppppppUtilities,mediumAD5AD5AD5AD5AD5AD5AD5AD5AD5ADADADADADADADADADADUtilities,largeH5H5H5H5H5H5H5H5H5HHHHHHHHHHP.WIRELESSCOMMUNICATIONFACILITIESAmateurradioADSAD8AD8AD8ADSAD8AD8AD8AD8AD8AD8ADSAD8ADSAD8antennaCamouflagedADADADADADADADADADADADADADADADADADADADWCFConcealedWCFADADADADADADADADADADADADADADADADADADADMajoralterationsADADADADADADADADADADADADADADADADADADADtoexistingWCFstructuresMinoralterationsPPPPPPPPPPPPPPPPPpptoexistingWCFstructuresMonopoleIH47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47supportstructuresMonopoleIIH47H47H47H47H47H47H47H47H47H47H47supportstructuresSmallcellsPPPPpppppppppppppppcomplyingwithapreferredconcealmenttechniqueSmallcellsADADADADADADADADADADADADADADADADADADADsubmittingaconcealmentelementplanStealthtowerADADADADADADADADADADADADADADADADADADADQ.GENERALACCESSORYUSESACACACACAccessoryusesperRMC4-2O5Oandasdefinedinchapter4-11RMC,wherenototherwiselistedinUseTableACACACACACACACACACACACACACACAC
RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-8RMHR-10R-14RMFILIMIHCNCVCACDCOCORUCBlank—NotP#PermittedAD=AdministrativeConditionalUseAC=AccessoryUseP=PermittedUseprovidedconditioncanbemetH=HearingExaminerConditionalUse#=Condition(s)Usesmaybefurtherrestrictedby:RMC4-3-020,AirportRelatedHeightandUseRestrictions;RMC4-3-040C,UsesPermittedintheRentonAutomallImprovementDistrict;RMC4-3-050,CriticalAreasRegulations;RMC4-3-090,ShorelineMasterProgramRegulations(Ord.4736,8-24-1998;Ord.4773,3-22-1999;Ord.4777,4-19-1999;Ord.4786,7-12-1999;Ord.4802,10-25-1999;Ord.4803,10-25-1999;Ord.4827,1-24-2000;Ord.4840,5-8-2000;Ord.4857,8-21-2000;Ord.4915,8-27-2001;Ord.4917,9-17-2001;Amd.Ord.4963,5-13-2002;Ord.4971,6-10-2002;Ord.4982,9-23-2002;Ord.4999,1-13-2003;Ord.5001,2-10-2003;Ord.5018,9-22-2003;Ord.5027,11-24-2003;Ord.5080,6-14-2004;Ord.5100,11-1-2004;Ord.5124,2-7-2005;Ord.5190,12-12-2005;Ord.5191,12-12-2005;Ord.5201,4-17-2006;Ord.5241,11-27-2006;Ord.5286,5-14-2007;Ord.5305,9-17-2007;Ord.5355,2-25-2008;Ord.5356,2-25-2008;Ord.5381,5-12-2008;Ord.5387,6-9-2008;Ord.5392,6-23-2008;Ord.5403,7-21-2008;Ord.5407,9-15-2008;Ord.5437,12-8-2008;Ord.5439,12-8-2008;Ord.5450,3-2-2009;Ord.5466,7-13-2009;Ord.5469,7-13-2009;Ord.5473,7-13-2009;Ord.5519,12-14-2009;Ord.5520,12-14-2009;Ord.5522,12-14-2009;Ord.5577,11-15-2010;Ord.5578,11-15-2010;Ord.5589,2-28-2011;Ord.5639,12-12-2011;Ord.5640,12-12-2011;Ord.5647,12-12-2011;Ord.5675,12-3-2012;Ord.5676,12-3-2012;Ord.5702,12-9-2013;Ord.5707,3-24-2014;Ord.5744,1-12-2015;Ord.5746,1-12-2015;Ord.5759(Att.A),6-22-2015;Ord.5790(Att.A),4-25-2016;Ord.5798,4-25-2016;Ord.5837(Ails.A,B),6-12-2017;Ord.5839(Atts.A,B,C),6-12-2017;Ord.5867(AU.A),12-11-2017;Ord.5872(Att.A),12-11-2017;Ord.5876(Att.A),1-22-2018;Ord.5899(AU.A),11-19-2018;Ord.5908(Atts.A,B),12-10-2018;Ord.5910(Att.A),12-10-2018;Ord.5917(Att.A),12-10-2018;Ord.5926(Att.A),5-6-2019)LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.9
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AttachmentB-Excerptsfrom2016RentonTechnicalCollegeCampusMasterPlanRTCCampusMasterPlanRecommendations5.0RecommendationsProjectrecommendationsoutlinedbelowaretheresultofdozensofsitetoursandinterviewswithprogramleaders,meetingswiththeMasterPlanningCommittee,discussionswiththeexecutiveoversightgroupandtheexpertiseofmultipleconsultantsfamiliarwithcampusfacilitiesandinfrastructure.EachoftherecommendationsmeetsoneormoreoftheMasterPlanningGoalsoriginallyestablishedbytheMasterPlanningCommitteetoalignwiththecollegesCoreThemes.TheintentoftheRecommendationssectionsistoidentifypotentialfacilityimprovementsforconsiderationwhenfundingopportunitiesarise.MasterplandiagramsonthefollowingpagesillustrategenerallocationsestablishedforproposedCapitalProjects,MinorProgramImprovementsandRepairs,andLocally-fundedImprovements.AnaccompanyingProjectImplementationScheduleoutlinespotentialtargetdatesforsubmittingProjectRequestReports(PRRs)tothestateaswellascommencementofdesignandconstructionphases.5.1FACILITYRECOMMENDATIONSThenumberofCapitalProjectsfundedeachbienniumbyWashingtonState’sLegislaturehasdiminishedsignificantlyfollowingtheeconomicrecessionofthemid-2000s.ThiscutbacktothestatesHigherEducationbudgethasforcedtheSBCTCtore-thinkhowithadtraditionallybeenawardingprojectstothe34collegesinthecommunityandtechnicalcollegesystem.Inanefforttoreducethenumberofinstitutionsapplyingforlimitedfunds,theSBCTCbeganrestrictingthenumberofapplicantsintheprocesstojust10pre-approvedcollegeseachbiennium.Withanimprovingeconomicforecast,theSBCTChasonceagaincontemplatedrevisionstotheformalfundingprocess;revisionstheyanticipatetolaunchforPRR’sbythe2021-2023biennium.Althoughspecificmodificationsarestillbeingvetted,anticipatedchangesincludecreatinganon-goingpipelineorcontinuousqueueforgrantingprojectrequestssuchthateachinstitutionisvirtuallyassuredaprojectevery8-10years.CAPITALPROJECTSThreepotentialCapitalProjectshavebeenidentifiedforfuturefundingrequests.Formoreinformation,seeMASTERPLANDIAGRAMS&PROJECTIMPLEMENTATIONSCHEDULESthatfollowprojectdescriptions.ProjectOne:NewAlliedHealthReplacementBuildingSubmitProjectRequestReport(PRR)inDecember2017.Iffundingisapproved,designwouldoccurin2019-21withconstructionfollowinginthe2021-23biennium..tJI——MMXNOlLflAStN.ProposedlocationofCapitalProjectOne-aNewAlliedHealthReplacementBuilding.(Seefullcampusplanonpage38.)•Proposedsiteisanewlyacquiredproperty(formerKingCountyHealthBuilding)locatedacrossNE4thStreet,directlysouthofthemaincampus.•Priortoreplacementbuildingfundingapproval,avoidanysignificantinvestmentinimprovementstoBuildingBsinceanyimprovementswouldbeshort-livedshouldthebuildingbereplaced.aShort-termpriorityfortheAlliedHealthProgramsistheadditionofaComouterLab.ThiscouldbeasharedspacelocatedinBuilding0.OtherprojectsidentifiedincludeasmallrenovationtoimprovethefunctionalityofthePhlebotomy&SurgeryTechClassroomsandimprovetheprivacyinOfficeSuiteB119.InthePRR,considerbundlingtheserelatedinfrastructure,programandsiteimprovements;aPedestriancrosswalkimprovementsacross4thStreetandJeffersonAvenue.4LUA19-000090,PR19-000190KingCountyResponsetoStaffReportMasterPlanj35
AttachmentB-Excerptsfrom2016RentonTechnicalCollegeCampusMasterPlanRTCCampusMasterPlanRecommendations•DevelopanewquadgreenspaceinthecurrentlocationofParkingLotsP3&P4.SeeLANDSCAPERECOMMENDATIONS-Turf•CreateadedicatedpedestrianwalkwaybetweenBuildingsAandEconnectingparkinglotstotheeastwiththenewgreenspaceinfrontofthenewreplacementbuilding.•Replacementoftheirrigationsystemontheentirecampus,orasaphasedprojectbeginningwiththesouthernportionnearthenewdevelopment.(Notethatatthetimeofthisreport,theSBCTCisadvocatinginfrastructurerepairs.AddinginfrastructureprojectstoaPRRdoesnotincreasethebuildingcostforcomparisonpurposes.)•Repairupliftedconcreteutilityvaultsonwestedgeofcampus.•RenovatecurrenteducationalspacesinBuildingsHandintDalternativeusesfollowingrelocationofHealthprogramsintonewreplacementbuilding.ProjectTwo:NewTrades&IndustriesReplacementBuildingSubmitProjectRequestReportinDecember2023,orthereafterifpriormilestoneshavenotbeenmet.Withfundingapproval,designwouldbegininthe2025-2027bienniumwithconstructionfollowingin2027-2029biennium..,I1ProposedlocationofCapitalProjectTwo-aTrades&IndustriesReplacementBuilding-onthecurrentsiteofBuildingB.(Seefullcampusplanonpage39.)•ProposedsiteisexistirglocationofBuildingB,along4thstreet.•WiththeSBCTC’santicipatedrevisionstotheprojectfundingprocess,theproposedPRRsubmittaltimelinesforCapitalProjectsTwoandThreemayneectobeadjustedaccordingly.InthePRR,considerbundlingtheserelatedinfrastructure,programandsiteimprovements:Renovationofanyprogramspacesinotherbuildingsthatwillbelocatedinthenewreplacementbuilding.•Improvepedestrianwalkwayandlandscapingbetweenthe4thStreet/JeffersonAvenueintersectionandexistingentryplazaontheeastsideofBuIdingC.ProjectThree:NewBasicStudiesBuildingProposedsiteiscurrentlocationofBuildingA,whichwillhavebeenreplacedinCapitalProjectTwo.InthePRR,considerbundlingtheserelatedinfrastructureandsiteimprovements:ReplacementoffacilitiesBuilding6andremainingHVACconversionprojectsassociatedwithdemolitionandremovalofBuilding6.IProposedconceptforpedestrianwalkwayfrom4thStreet/JeffersonAvenueIntersectiontoplazaatBuildingCSubmitProjectRequestReportin2029.Withfundingapproval,designwould:akeplaceinthe2031-33bienniumwithconstructionoccurringin2033-35.ProposedlocationofCapitalProjectThree-aNewBasicStudiesBuilding-onthecurrentsiteofBuildingA.(Seefullcampusplanonpage40.)MasterPlanl36LUA19-000090,PR19-000190KingCountyResponsetoStaffReport
KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TtYRelay:711ATTACHMENTC—4-4-095SCREENINGANDSTORAGEHEIGHT!LOCATIONLIMITATIONSA.PURPOSE:ThepurposeofthisSectionistoprovidescreeningstandardsformechanicalequipmentandoutdoorserviceandstorageareastoreducevisibility,noise,andrelatedimpactswhileallowingaccessibilityforprovidersandusers.B.APPLICABILITY:ThestandardscontainedinthisSectionshallapplyto:1.NeworReplacementEquipmentlActivity:Allproposalsforneworreplacementsurfacemountedequipment,rooftopequipment,outdoorstorage,loading,repair,maintenance,workand/orretailareas.2.EnlargementorExteriorModificationsofExistingStructures:Siteswithexistingsurfacemountedequipment,rooftopequipment,outdoorstorage,loading,repair,maintenance,workand/orretailareas,thatarenotscreenedinconformancewiththisSectionshallberequiredtoconformtothescreeningrequirementsofthisSectionifenlargedoralteredwhenthecostofadditions,expansions,oralterationsexceedsfiftypercent(50%)oftheassessedvalueoftheexistingstructureoruseshallresultintheapplicationofthisSection;provided,thatinterioralterationsorimprovementswhichdonotresultintheexteriormodificationofanexistingbuilding,structure,oruseshallbeexemptfromtheseprovisions.C.AUTHORITY:TheCommunityandEconomicDevelopmentAdministratorshalldeterminecompliancewiththesestandardsconcurrentlywithanydevelopmentpermitreview.(Ord.5676,12-3-2012)D.SURFACEMOUNTEDEQUIPMENT:1.GeneralScreening:Allon-sitesurfacemountedutilityequipmentshallbescreenedfrompublicview.Screeningshallconsistofequipmentcabinetsenclosingtheutilityequipment,solidfencingorawallofaheightatleastashighastheequipmentitscreens,oralandscapedvisualbarrierallowingforreasonableaccesstoequipment.Equipmentcabinets,fencing,andwallsshallbemadeofmaterialsand/orcolorscompatiblewithbuildingmaterials.a.IndustrialZoneExemption:Surfacemountedequipmentlocatedinindustrialdevelopmentsthataregreaterthanonehundredfeet(100’)fromresidentiallyzonedpropertyand/orpublicstreetsareexemptedfromrequirementsinsubsectionDlofthisSection,GeneralScreening.LUAJ9-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.1
E.ROOF-TOPEQUIPMENT:Alloperatingequipmentlocatedontheroofofanybuildingshallbeenclosedsoastobescreenedfrompublicview.SubjecttotheAdministrator’sdiscretion,shieldingshallconsistofthefollowing:1.NewConstruction:Roofwells,clerestories,orparapets,walls,solidfencing,orothersimilarsolid,nonreflectivebarriersorenclosures.2.AdditionstoExistingBuildings:Wheretheexistingroofstructurecannotsafelysupporttherequiredscreening,orwheretheintegrityoftheexistingroofwillbecompromisedbythescreening,theAdministratormayrequitepaintingoftheequipmenttomatchtheapproximatecolorofthebackgroundagainstwhichtheequipmentisviewed,oranequivalentnonstructuralmethodtoreducevisibility.(Ord.5676,12-3-2012;Ord.5746,1-12-2015)F.OUTDOORSTORAGE,LOADING,REPAIR,MAINTENANCEANDWORKAREAS:1.OutdoorLoading—Multi-FamilyZones:Loadingareasshallbescreenedbyasolidbarrierfenceorlandscaping,orsomecombinationthereofasdeterminedthroughthesiteplandevelopmentreviewprocessorthemodificationprocessforsiteplandevelopmentreviewexemptproposals.2.OutdoorLoading,Repair,MaintenanceandWorkAreas—CommercialandIndustrialZones:Screeningisnotrequired,exceptwhenthesubjectcommercialorindustriallotabutsorisadjacenttoaresidentiallyzonedlotandtheregulatedactivityisproposedonthesideofthepropertyabuttingoradjacenttothelistedzones.Insuchcases,afence,orlandscaping,oralandscapedberm,oranycombinationofthesameisrequiredtoachieveadequatevisualoracousticalscreening.Theseprovisionsmaybemodifiedthroughthesiteplandevelopmentreviewprocess,orthemodificationprocessforsiteplanexemptproposals,wheretheapplicantcanshowthatthesameorbetterresultwilloccurbecauseofcreativedesignsolutions,uniqueaspectsoruse,etc.(Ord.5744,1-12-2015)3.OutdoorStorage—CommercialorIndustrialZones:Whenpermittedbytheunderlyingzone,outdoorstoragemustbescreenedfromadjacentorabuttingpropertiesandpublicrights-of-way.Outdoorstorageusesshallprovidesight-obscuringfencesorsolidwallsaminimumofsixfeet(6’)inheight,berming,and/orlandscapingasdeterminedbytheAdministratortoachieveadequatevisualoracousticalscreening.Outsidestorageshallnotbepermittedinanyrequiredsetbackarea.ProductsormaterialscoveredbybuildingswithroofsbutwithoutsidesshallbeconsideredoutsidestorageandsubjecttothescreeningprovisionsofthisSection.Exteriorsalesofautos,boatsandmotorcyclesarenotconsideredoutdoorstorage.a.SpecialOutdoorStorageHeightRequirements,IndustrialZones:Limitedtofifteenfeet(15’)inheight.(Ord.5676,12-3-2012)G.VEHICLESTORAGESCREENING,CAZONE:InlieuofsubsectionF3ofthisSection,vehiclestoragescreeningshallincludethefollowing:fencing,berming,enclosingwallsandlandscaping,asdeterminedbytheAdministrator,sufficienttoachievesubstantialvisualandacousticalscreening,shallbeprovidedtoscreenadjacentandabuttingproperties,publicrights-of-wayandlimitedrights-of-way.(Ord.5676,12-3-2012)H.OUTDOORRETAILSALES—CDZONE:OutdoorretailsalesusesintheCDZonemustbefullyenclosedonallsidesandscreenedfromviewofadjacentusesandabuttingpublicstreets.I.VARIANCES:LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.2
AvariancetostandardsthatarenototherwiseallowedtobealteredviaanotherprocessinaccordancewithsubsectionsDthroughGofthisSectionmaybesoughtpursuanttoRMC4-9-250.J.APPEALS:SeeRMC4-8-110.(Ord.4963,5-13-2002)Home<>TheRentonMunicipalCodeiscurrentthroughOrdinance5927,passedMay6,2019.Disclaimer:TheCityClerk’sOfficehastheofficialversionoftheRentonMunicipalCode.UsersshouldcontacttheCityClerk’sOfficeforordinancespassedsubsequenttotheordinancecitedabove.CityWebsite:http://rentonwa.qov/CityTelephone:(425)430-6502CodePublishingCompanyMobileVersionLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.3
LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentDSITELEGENDrriFMTiiC___!_J±Inadequateclearanceform*constructionBOLARDSH‘EMCAL—WOOSSIDRAGE___•SIEDSI-SIlly<<<<TrelerEJeOS[N-‘——fl———It_I__i__,ChJCCelSprCy‘T7EjPwr--*-t-:ECVATEDExistingAdminH4YHHItBuiIding,CebSWperw._J_...iTrUCk1_____________ttyCURBPERCIVIL—-‘4.GCCROE-°SSWSH/SASH,ITosS-ICorcaclor$rPJfUllY--f----YardVaessu&—I—Existing_______ShopSta5eBuildingPIYICEXPSSN\IT-U’BUFFER-FENCE:—;=—:—=-PROPERTYLINES4SW’ICalSaTIISalFS51VSc’-RONYARDSloESUE[sosStaRStaR‘Staffp-FLAGPOLEStaffLOCATIONSlaPSlaPStall‘1StanstaffI—EVCHARSER,xE1/stanssn:sor-StallSOff/Staff--StaTSIaN-I-OARE%EffA—PDTENTIAPCAGFOEStall/LOCTTION4105-5’TRACTORATTACHMENTS/E)PlacesRainGardeninShadowofCrew/Admin/Building1VT,OC±C.\-h,-.------•---1CityofRentonProposedCrew!r-AdminBuilding\\\*\\\-‘‘StaRStaffsianStaRStafftStaffSlaTStaffStallStaffPROPERtYLINESETBACKEASEMENTFENCEEDGEOFCONCRETEEDGESFASPHALTSTR;PiNG8JILD!NSFOUTPRNTBUILDINGACCESSPOINTSOVERHEADELEMEFaTSBOLL8RDS2YARDDURSTERBUILDINGSHN\‘N\\\\\\\\\\\‘L\\\\\\\\\\\\\‘\\N\\NS\N\N\N\NNSITELIGHTINGEGRESSPATHELECTRICVEHICLECHARGINGSTATIONKEYSWITCHGATEMOTORPADGATESLICEGATEDOORPROPERTY/Il/f.___UIO-O.EASI(7\C0MP0LANEKINGCOUNTYPARKS-RENTONSHOPPROJECT#KCPARKS1122’6101/15/2010—FENCEB-ST50GSTE-,—-H‘&—501;:1_iriSo--sti,--S_IcI’j/C]GIAIB7Staff—Stal,(cDJICJ-SIaNI,5t1SOCi-—FOTENTIAL(_—FLASPOLEStal’L”tLOCATION6/UW]ASStrll/P//JC/C]-StaRsoWStaff_(pjCC/-StARsWBlab(c/uC/C]—°1StoW—__lc]/JC/çj_StatSGADsoft_/c1/Ji/çyStaffISATcs/J‘/OStaRlNRSOIt-a__i‘SUVAGAE]Ut6lyUlihtyVanVanVANGUYKEYNOTESCowCowCxxCOOCow.CowCowDrewCarCatCanCoCanCoCabCabP&UePukUackUpRsk-UPu1-LsPab-SdP,ck-LxPeH-tIBIKELOCKER2CISTERN-REFERTOCIVILDRAWINGS3ECOLOGYBLOCKWALLS-KY’TALL,TYPICALFORYARDMATERIALRING4CONCRETEEQUIPMENTPADSTRASHCOMPACTORLOCUTIONSWALKWAYCANOPY‘u’a*TT1T”owCowCrewCowCowCowabCEcabCaB’ProposedShop4Pk-Lksab4*mk-BHPn{Pwk4CBuilding-Eil—---ETEFENCEF’TAL\j’]je4’4V$I’’PARKINGANALYSIS/;I;an:OoR:sxrsoR:S$T:SoV:soYIsos;soff:sogf:soR:so,ri[/AI)A55$RStOflSIaT/*N-N-N-/-—t/’--1//VBUILDINGCASquareFeetMaximumAllowableAllowedIncreaseTotalAllowableOccupancyTypeAllowedParkingperSFProvidedParkingPer44D8D-SO.dParkingB-OfficeMao4SSpuces/1,000SF2BR2254Minimum25%Mao68Minimum122Maximum153MaximumPS-Warehauxe1Space/1SSS5P25B2215Maximum2S%MaxIXMaximumSi-OutdoorSSpacen/S,OSDSF12,1756Maximum25%MaxBMaximamMaximumAllowableParkingDBDSpacesPROVIDEDPARKINGStaffVrsitor135136Spaceso185SparesL.________II1%CityofRentonProposedStorageBuildingCANOPYJ.H[-------------CPROPERTYLABN--*-\-I/jjl:JAJAAH.-//_/FENCEI—i4-1H//tab-C’EASEMENT——if——N-N-*N-\,\\\\\\\\\\///_/ZJZT,/”--DRAFT60%ProposedSanitarySewerandEasement.NoteSanitarySewerextendstothesouthparcelasrequestedbyCityofRentonPENCEATPROPERTYLINEREFERTOCIVILDRAWINGSCF-tS2-CF-tESS1%30EDNTSforAttachmentDduetoprintsizePROJECTMANAGERBRENDABRADFORDREV#REVISIONBYDATEISSUEDTBD-APPROVEDTED-REVIEWEDTBDDRAWNSRBCTEDI‘PERRMC4-2-SHEZONINGSSETABlE,SITEUSEINCLUDESOFFICE.WAREHOUSING.WITHSERVICESRESEMBLINGVEHICLEANDEQUIPMENTRENTALLARGE,ANDOUTDOORSTORAGERMC4-2-SW2M.bPROVIDESEXCEPTIONFOROUTDOORSTORAGEASANACCESSORYUSEINANINDUSTRIALZONE..cj_____IKEYPLAN13JUNE2019REVISEDBUILDINGLOCATIONSTUDYbè’rgërUNDSAHIMCLENNANDESIGNRUSIIINIIKingCountyDepartmentofNaturalResourcesandParksParksandRecreationDivistonCaptialProjectsSection201SJacksonSt-Suite700.Seattle,WA98104ChristieTrue,Director1C-LL,rE2S’&uSr±1-/sAE’CN-’/ruL1i/Il,KINGCOUNTYPARKS-RENTONSHOPKCPARKS1122161SITE3005NE4thStreetRenton,WA98056COMPOSITEPLAN-SITESTE_A-051BIR3t0tItTS972TrffCounlyCMFaY,:ityIlOSY472s-A-YARO-CEFKTRALrut
LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentEEXECUTIVESUMMARYEnergyModelExcerptsCONVENTIONALBUILDINGMODELVS.PROPOSEDDESIGN2000.01500.0z1000.00I—500.00.0-500.0-1000.0-1500.0EnergySummarySpaceHeating(MBtu),7630,47%QscoCzInteriorLighting(MBtu).2287.149%ExteriorLighting(MBtu).78.2,Sr’Receptacle“N.Equipment(MEtu).1858,12.1%Elevators&Escalators(MBtu),8.1,0.5%SpaceCooling(MBtu),13.2.—1.5%ServiceWaterHeating(MBtu)142.1,164%SpaceHeating(MBtu),146.1,16.9%OtherProcess(MBtu),5503’1000—notz0600D400200zInteriorLighting‘N(MBtu),2085,24.1%ExteriorLighting‘“—(MBtu).78.2,9.0%KingCountyCentralMaintenanceFacilityEnergyModelingReportJanuary14,2019Rushing206-285-71001533.8Mbtu(4351’n-”•863.9Mbtu(253.2MWh)CONVENTIONALPROPOSEDPVrJrodt.jtion-967Mbtut-2$3.4MWh)—NetAnnualprojectenergyw/PV-103.1Mbtu130.2MWhIInteriorCentralFans(MBtu),494,32%SpaceCooling(MBtu).14.30.9%-‘4ServiceWater,—“Heating(MBtu),164.6.10.7%InteriorLocalExhaustFansFans(MBtu)tM8tu).1.6,0.1%70,0.5%..—’Pumps(MBtu),264.17%InteriorCentralFansInteriorLocalFansExhaustFans(MBtu),(MBtu),49.4,5.7S(M8tu),5.9,0.7%“1,6,0.2%Pumps(MBtu),—154.2.1%IOtherProcess(MBtu),6.8,0.4%CONVENTIONALBUILDINGMODELEUI=32.7kbtu/SF/yrAnnualEnergyUse=1533.8MBtu(449.5MWh)ConventionalbuildingenergyconsumptionReceptacleElevators&Lscalxtnrs“—...Equipment(MBtu),(MBW),8.1.0.9%185.8,21.5%PROPOSEDDESIGNEUI=18.4kBtu/SF/yrAnnualEnergyuse=863.9MBtu(253.2MWh)Proposedbuildingenergyconsumption927.63MBtu(9.ULTh_erms)606.2MBtu(177.8MWh)ElectrIcityGas863.9MBtu(253.2MWh)Electricity0oMEtu(0Therms)Gas
LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentEDAYLIGHTHARVESTINGEnergyModelExcerptsDaylightharvestingisimplementedinthemodelwithwiththedimmingcontrolscheduleshowntotheright.Spacelightinglevelisat100%capacitywhendaylightinglevelisbelow5fc.Spacelightingdimslinearlytominimumpowerof20%betweendaylightinglevel5fcand50fc.w/odaylightharvestingw/daylightharvesting*Lightingenergyreducesby19.5%withdaylightharvesting.Reductioninlightingloadresultsinmoreheating,butlesscooling*EUIimprovesby5.2%from19.5to18.4withdaylightharvestingKingCountyCentralMaintenanceFacilityEnergyModelingReportJanuary14,2019Rushing206-285-71002Ddyhghting(Ic)interiorCentralFansInteriortoQlFansExhaustFans(MBtu),MBtu),49.4.5,4%(MB9u),5.8.0.6%1.6,02%SpaceCooling-‘•—...“l’-:,,._——-’Pumps(MBtu),[tMBtu159.J‘_‘%_.l18.5.2.0%ServiceWaterHeating(MBtu)142.1.15.6%paceHeatingIMBtu),1408,I154%OtherProcess(Maw),68.0r’Etevators&EscalatorsInteriorlighting(MBtu),258.9,28.4%Exteriorlighting(MBtu).78.2,8,6%InteriorCentralFans[iIorLocalFans]tuhaustFans(MBtu),(MBtu),49.4,5.7%(M6tuL59,0.7’.1.6,0.2%ISpacecoolIngtPumps(MBtu)I(Ma,132,18.4,2.1%1.5%___________________tnte,iorLightingIServiceWater‘“I[(M8tU)208.5.24Heating)MBtu),142.1,16.4%IExteriorLighting(MBtu).732,90%ISpaceHeatingj(MBtu(,N511169..OtherProcessReceptacleElevators&Escalators(MBtu),85,05%Equipment(MBtu).(MBtu)81.185.8,21.5%ReceptacleEquipment(MBtu).1558,20,4%
1
Clark Close
From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov>
Sent:Thursday, July 18, 2019 10:46 AM
To:Clark Close
Subject:RE: King County Parks - Renton Shop, LUA19-000090, SA-A, CU-H, V-A, MOD
Record response:
1. City of Renton provided the formal presentation of the content of the City’s PowerPoint (PPT) at the public
hearing.
2. We recall the Hearing Examiner (HE) stating that he would assign the City’s PPT an exhibit number. [ as of a few
days ago we did not see it uploaded as an exhibit].
3. The County did not bring a PPT. We brought printed copies of a document.
4. The County utilized the City’s PPT during our public testimony as a visual aid to assist us with describing some of
the aspects of our testimony since it was still up on the screen.
5. County believes the audio file of the hearing would confirm that we were referencing the City’s PPT.
From: Clark Close <CClose@Rentonwa.gov>
Sent: Thursday, July 18, 2019 9:43 AM
To: Bradford, Brenda <Brenda.Bradford@kingcounty.gov>
Subject: King County Parks - Renton Shop, LUA19-000090, SA-A, CU-H, V-A, MOD
[EXTERNAL Email Notice! ] External communication is important to us. Be cautious of phishing attempts. Do not click or open
suspicious links or attachments.
Brenda,
The Hearing Examiner has completed the decision for King County Parks - Renton Shop and one of the exhibits included
in the decision was “PowerPoint from County.” I don’t believe you presented a PowerPoint presentation during the
public hearing. Can you confirm this for the record or provide me with a copy of the PowerPoint presentation?
Thanks,
Clark H. Close
City of Renton – Current Planning
Senior Planner
1055 South Grady Way
Renton, WA 98057
Tel: 425-430-7289
Fax: 425-430-7300
cclose@rentonwa.gov
C_Response_Memo_190625_v1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 25, 2019
TO: Hearing Examiner Olbrechts
FROM: Clark H. Close, Senior Planner
SUBJECT: King County Parks – Renton Shops (LUA19-000090, SA-A,
CU-H, V-A, MOD): Response to King County’s Memo dated
June 17, 2019
A public hearing for the subject property was held on June 18, 2019. The public hearing
was left open until June 25, 2019 at 5:00 pm to allow City staff the opportunity to
provide a written response to King County’s Memo dated June 17, 2019 (Exhibit 34).
Staff Response to Comment #1: The applicant is proposing bike lockers just north of
Building A and the County’s Memo provides an example of the proposed bike locker. The
image provided appears to include secured extended use bicycle parking area for King
County employees with up to eight (8) bicycles as required by RMC 4-4-080.F.11.
Staff Response to Comment #2: It is the City’s intent for the County to provide the City
more detail about what is stored in the yard bins so that the City can determine if there
are physical constructed elements or operational best management practices that would
need to be employed to mitigate for dust. King County should be allowed flexibility in
timing and the scoping process for the study to achieve the intent behind the request.
Therefore, staff is recommended that Condition #2 be revised as follows: The applicant
shall provide a particle pollution analysis to be reviewed and approved by the Current
Planning Project Manager prior to final building permit approvals.
Staff Response to Comment #3: The Commercial Arterial (CA) zone allows a broad range
of uses, such as trade or vocational schools (Hearing Examiner Conditional Use Permit),
other government offices and facilities (Hearing Examiner Conditional Use Permit),
recycling collection station (Permitted), and general offices (Permitted). Limited storage
is only allowed as an accessory use, storage in association with rental services, or in the
in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167.
The County contends that the design of Storage Building C, along the north property line,
is anticipated to be the least intensive use storing equipment and materials that are used
less frequently than items in the shops or in the fleet. The County is proposing vehicle
King County Parks – Renton Shops
Page 2 of 3
June 25, 2019
C_Response_Memo_190625_v1
parking, equipment parking, equipment storage and covered storage along the north
property line. If Building C is allowed to be located along the north property line, the
least intensive use should be maintained as described, relative to the overall site use
intensity. The more intensive uses onsite should not be moved or changed out with the
lower intensive uses described as being associated with Building C. Therefore, staff
recommends a new condition of approval (Condition #8) which permits only those uses
identified above along the north property line. Any new uses proposed along this
property line would constitute a major amendment and would require a new Conditional
Use Permit application.
Per RMC 4-9-030.D, the decision criteria associated with a Conditional Use Permit (CUP)
includes such items as consistency with plans and regulations, appropriate location,
effect on adjacent properties, compatibility, landscaping, etc. A CUP allows for review of
certain uses with special characteristics that may not generally be appropriate within a
zoning district, but may be permitted subject to conditions and mitigation measures that
protect public health, safety and welfare and ensure compatibility with other uses in the
district. The decision criteria are the basis for allowing the use and must be considered
when reviewing an application.
Per RMC 4-4-070.F.4, projects that abut less intensive zones or uses must provide a
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, along common property lines.
The applicant is proposing a ten-foot (10’) wide to 23’-6” wide partially sight-obscuring
landscaped visual barrier to the Commercial Arterial (CA) property to the north. If
Storage Building C is allowed to be located along the north property line, Storage
Building C should be divided into a minimum of three (3) separate storage buildings to
reduce the overall scale and impact of the storage uses. In addition, the applicant shall
provide a minimum fifteen-foot (15’) wide fully sight-obscuring landscaped visual barrier
between the three (3) separate storage buildings and the north property line. Also, the
applicant is also proposing a six-foot (6’) high sight-obscuring black metal ornamental
metal picket fencing around three sides of the visitor parking lot (north, south and east),
an eight-foot (8’) high perimeter chain link and security fencing to cordon off the shops,
storage, and fleet vehicle and equipment storage area (Exhibit 6). In order to further
improve the aesthetic quality of the built environment through screening, the sight-
obscuring black metal ornamental metal picket fencing should be extended the entire
length of the north property line (603.31 feet). Therefore, staff is recommending that
Condition #7 be revised as follows: The applicant shall provide a minimum 15 foot (15’)
wide fully sight-obscuring landscaped visual barrier between Storage Building C and
the north property line. A sight-obscuring black metal ornamental metal picket fencing
shall be installed along the north property line. In addition, Storage Building C shall be
divided into a minimum of three (3) separate storage buildings to reduce the overall
scale and impact of the storage uses. The applicant shall provide a revised landscape
King County Parks – Renton Shops
Page 3 of 3
June 25, 2019
C_Response_Memo_190625_v1
plan and a revised Composite Site Plan to be reviewed and approved by the Current
Planning Project Manager prior to civil construction permit issuance.
Staff Response to Comment #4: The City would grant a civil permit approval for this
project to remain valid for a period of three (3) years from the date of issuance. As for a
building permit, a construction schedule would be required to be submitted to the
Building Official for review and approval prior to issuance of the building permit. At that
point, the Building Official can establish the permit duration.
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 1
Parks and Recreation Division
Department of Natural Resources and Parks
King Street Center, KSC-NR-0700
201 South Jackson Street
Seattle, WA 98104-3855
206-477-4527 Fax 206-588-8011
TTY Relay: 711
TO: Hearing Examiner Olbrechts, City of Renton
Clark H. Close, Senior Planner, City of Renton
FROM: Brenda Bradford, Capital Project Manager IV
PROJECT: King County Parks - Renton Shop
SUBJECT: City of Renton Conditional Use Permit LUA19-000090 Response to
City of Renton Response issued June 25, 2019
DATE: July 2, 2019
Mr. Examiner,
At the Hearing on June 18, 2019 the County provided a response to the Staff Report issued for
the above referenced land use permit. The public hearing was left open until June 25, 2019 to
provide time for the City of Renton (City) to review and provide a response to the County’s public
testimony on behalf of the project. The City of Renton issued its response on June 25, 2019. The
County requested, and was granted, that the public hearing be held open until July 2, 2019 to
allow for the County to review and respond.
The County asks that the Hearing Examiner enter into the record the County’s response to
memorandum issued June 25, 2019 included below with corresponding attachments.
Due to the approaching holiday and staff limited ability to respond, the County requests
on behalf of both parties that the City have time to review the County response and that
the County be able to respond to subsequent responses. At this time it seems prudent to
ask for the hearing to remain open until Tuesday July 8, 2019 at 5 p.m.
1) County response to Staff response comment #1
A. The County agrees with the City that the bike lockers provide the required extended secure
bike storage for up to eight (8) bikes.
2) County response to Staff response comment #2
A. The County agrees with the City that condition #2 be revised to match the language
proposed by the City below:
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 2
3) County response to Staff response comment #3
A. The City of Renton has recommended condition #8 be added per below and the County
takes no exception:
B. The City of Renton recommends the following modification to condition #7 per below and
the County takes no exception:
C. The City of Renton recommends the following modification to condition #7 per below.
The County recommends that the language on the fence condition be revised to the
following: A black ornamental metal fence to be installed along the north property
line on the eastern edge of the site. At the transition to the yard, a sight obscuring
black security fence to be installed on the north property line. The County shall
submit proposed fence options to the Senior Planner for final approval.
The reasons for this request are below:
1. Yard area fencing was chosen based upon security concerns (people climbing over),
cost efficiency, and the ability for the Operations group to maintain and repair
damage.
2. The County has the following concerns with ornamental fencing in the yard area.
i. The impact to yard security due to a fence type that is easier to climb.
ii. The high security options on ornamental fence types do not have the same
aesthetic as the 6 foot version and are unlikely to generate the aesthetic that the
City or the County desires. To meet the security requirements the County would
likely need to use ornamental fence with heavy duty sharp spikes, semi-rounded
tops with spikes, or fully bended tops.
iii. Public perception that the fence is an inappropriate use of tax payer dollars given
that the County’s other yards are chain link, and the City of Renton’s
maintenance yard down the road on 3rd is chain link with barb wire.
iv. The fully sight obscuring landscape screening is likely to make the north property
line more attractive for intrusion, especially given the unoccupied status of the
building on the lot to the north.
3. There are several high security meshes and non-climbing types of fences on the
market which include tighter weave chain link, mini-mesh, expanded metal, etc.
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 3
which do not require barb wire on top, are visually more attractive than heavy duty
spikes and arches, more cost effective, and which offer higher degree of screening
than can be obtained with ornamental fencing. (See Attachment A)
D. The City of Renton recommends the following modification to condition #7 per below.
As mentioned in the City memorandum, the code requires either a ten foot (10’) fully sight
obscured landscaped visual barrier or a fifteen foot (15’) partially sight obscured visual
barrier. The recommended condition is asking for the greatest width and the highest
degree of visual screening.
The relationship between the buildings, yard, drive aisles and parking areas are the result
of several rounds of site plan analysis, turning analysis, and functional requirements.
Parks’ Operations conducted a mock-up using the revised dimensions, laying out the
parking, drive aisle, building wall locations, etc. assuming Storage Building C was five feet
(5’) closer (See Attachment B). As a result of the mock-up the County determined
that shifting the Storage Building C results in:
1. The inability to park vehicles longer than twenty-one and a half feet (21.5’) at Shop
Building B (affects approximately 50% of the vehicles.)
2. Safety concerns when two way traffic is underway or when a vehicle must maneuver
past a vehicle parked near Storage Building C to load or unload stored items.
3. Increased likelihood that Storage Building C could be hit by delivery trucks damaging
roof eave too close to the driving aisle.
4. Unsafe crew maneuvering around vehicles when two way traffic is underway, unsafe
loading/unloading from Storage Building C due to not enough room to maneuver
between drive aisle and side of vehicle, or maneuvering around fronts of vehicles
parked at Shop B while other vehicles are in the drive aisle.
5. Increased likelihood of vehicle damage such as equipment on the front and rear
being hit by traffic on the aisle, vehicles hitting other extra wide mirrors, etc.
The County proposes to meet the intent of the request for additional landscape
screening by staggering the buildings, providing more buffer where we are
functionally able to do so, and requesting the ten foot (10’) minimum only at areas
where there is not enough room between Building B and Building C. Further design
is required to verify and finalize but the intent can be seen visually on Attachment C.
Location Description Min
Setback
Landscape
Screening
Reason
Northwest
side of site
Building E 14.5 feet
to +/- 15.1
feet
Fully sight
obscuring
landscape
screen.
Building E is perpendicular to the
rest of the buildings, but not
parallel to the property line.
Critical alignment between drive
aisles dictates how far this
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 4
building can set back compared to
D. Approximately half of the north
wall will have greater than 15 feet
of setback.
North
center/west
side of site
Between
Building D
and E
15 feet Fully sight
obscuring
landscape
screen.
Meets City recommendation.
Additional screen wall between
buildings may be added at 6 feet
tall if deemed necessary.
North center
side of site
Building D 12.5 feet Fully sight
obscuring
landscape
screen.
Critical alignment between
drive aisles dictates how far
this building can set back
compared to C.
Cannot push the drive aisle out
five feet at this location due to
impact on parking at Shop B.
North center
side of site
Between
Building C
and D
15 feet Fully sight
obscuring
landscape
screen.
Meets City recommendation.
Additional screen wall between
buildings may be added at 6 feet
tall if deemed necessary.
North
center/east
side of site
Enclosed
and covered
Storage
Building C
10 feet Fully sight
obscuring
landscape
screen.
Critical width required between
C, drive aisle, parking and B.
Moving 5 feet south would
require entire site to be
regraded, the shop to be moved
south, and areas of parking and
yard to move south.
North east
side of site
Parking east
of Storage
Building C
15 feet
Fully sight
obscuring
landscape
screen
Meets City recommendation. The
rest of the buffer between 15 feet
and the parking lot to be partial
sight obscuring.
E. Due to the above concerns, the County recommends that the condition be revised to
indicate: The applicant, after dividing the Storage Building C into three buildings,
shall have Building E on the northwest corner, Building D in the center north, and
Building C in the east north portion of the yard. The applicant shall provide:
1. A minimum fourteen and a half foot (14.5’) of fully sight obscuring landscape
screening at the NW corner of building E.
2. A minimum of twelve and a half feet (12.5’) of fully sight obscuring landscape
screening at the NW corner of building D.
3. A minimum of ten feet (10’) of fully sight obscuring landscape screening at
building C.
4. A minimum of fifteen feet (15’) of fully sight obscuring landscape screening at
other locations along the north property line, subject to allowable landscaping
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 5
at locations of easement and utility crossing. The applicant shall provide a
revised Landscape plan and a revised Composite Site Plan to be reviewed and
approved by the Current Planning Project Manager prior to civil construction
permit issuance.
4) County response to Staff response comment #4
A. The County thanks the City of Renton for its granting of the civil permit for 3 years and
agrees to provide an estimated construction schedule with Building permit intake.
CC: Project File, Deena Hall, Jennifer Kim, Capital Project Managers
Frank Overton, Capital Projects Managing Supervisor
Kathryn Terry, Interim Division Director
Nick Halverson, Parks Operations Section Manager
Bing Subelbia, Assistant Parks Operations Manager
Christopher Walling, Kyle Killian, Karissa Kawamoto HDR Architecture, Engineering
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 6
Attachment A – Fencing
Security Fence
No climb chain link – mesh with 1” or smaller spacing instead of standard 2”
Does not require barb wire at the top
Scale comparison standard chain link vs non-climb or mini-mesh.
Security fence
No climb mesh
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 7
Attachment B – Moving Storage Building C – Operations Mock-up
A. Operations conducted a mock-up using the revised dimensions assuming the building was
five feet (5’) closer.
· The drive aisle is twenty-four feet (24’) wide. The vehicles traveling in and out of the
yard are much wider and longer than standard personal vehicles.
· Wood palette on right simulates Storage Building C wall.
· Orange cones on right simulate bollards.
· Truck parked on right simulates truck parked to access Storage Building C.
· Trucks parked on left simulate trucks parked at Shop Building B.
Safety concern with:
1) Vehicle overhanging into the drive aisle. With cones/winches etc. mounted to
bumper, the likelihood of vehicle damage by vehicle in the drive aisle increases
significantly.
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019
pg. 8
Safety concern with:
1) Vehicle mirror damage.
2) Ability to back a vehicle in to Shop B with no buffer between the stall and the drive
aisle.
3) Unsafe condition for driver on the right to get back into vehicle or if
strapping/loading/unloading from the side.
Safety concern with:
1) Vehicle overhanging into the drive aisle preventing crew member from coming
around the front until the vehicle passes.
Attachment C - LUA19-000090, PR19-000190 King County 07/02/2019 Response to Staff Report Comments dated 6/25/2019
C_Response_Memo_190702_v2
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 2, 2019
TO: Hearing Examiner Olbrechts
FROM: Clark H. Close, Senior Planner
SUBJECT: King County Parks – Renton Shops (LUA19-000090, SA-A,
CU-H, V-A, MOD): Response to King County’s Memo dated
July 2, 2019
A public hearing for the subject property was held on June 18, 2019. The public hearing
was left open until June 25, 2019 at 5:00 pm to allow City staff the opportunity to
provide a written response to King County’s Memo dated June 17, 2019 (Exhibit 34). The
applicant was granted a one week extension to keep the public hearing open until July 2,
2019 in order to respond to the City’s written response to King County’s initial memo.
The County provided a written response to the City’s response on July 2, 2019.
Staff Response to Comment #1: Bike Parking/Storage: The County and City agreed, as
described in earlier responses.
Staff Response to Comment #2: Particle Pollution Analysis: The City agreed with the
County’s request, as described in earlier responses.
Staff Response to Comment #3:
A) Uses Identified: The County took no exception to adding proposed Condition #8, as
indicated in the County’s written response dated July 2, 2019.
B) Dividing Up Building 3: The County took no exception to dividing Building C into a
minimum of three (3) separate storage buildings to reduce the overall scale and impact
of the storage uses along the north property line, as indicated in the County’s written
response dated July 2, 2019.
C) Fencing: Based on the County’s written response dated July 2, 2019, staff is supportive
of County’s recommendation to condition the project to provide a black ornamental
metal fence to be installed along the north property line on the eastern edge of the site.
At the transition to the yard, a sight-obscuring black security fence to be installed on the
north property line. The County shall submit proposed fence options to the Current
Planning Project Manager prior to issuance of the construction permit.
King County Parks – Renton Shops
Page 2 of 2
July 2, 2019
C_Response_Memo_190702_v2
D) Landscape Buffer: Staff is still recommending, as a condition of approval, that
Condition #7 include a minimum fifteen foot (15’) fully sight obscuring landscaped visual
barrier between the Storage Building C and the north property line. The preliminary
composite site plan includes a separation distance of 54.5 feet between Buildings B and
C. This includes a 24-foot wide drive aisle, a truck parking stall depth of 25 feet, a two-
and-one-half foot (2.5’) wide separation between Building B and the truck parking, and a
three foot (3’) separation between Building C and the drive isle. Per RMC 4 -4-080.F.8 and
F.9.b, the minimum parking stall length is twenty feet (20') for ninety degree (90°)
parking using a two (2) way circulation pattern with a drive aisle of twenty four feet
(24'). Staff contends that the County employees could work together to coordinate
vehicle parking, loading, and maneuvering that would be required between Buildings B
and C, particularly as it pertains to intermittent parking in the designated drive isle
alongside of Building C to load or unload stored items. Maintaining this condition would
improve the aesthetic quality of the built environment and ensure a higher degree of
compatibility between the subject property zoned Light Industrial (IL) and the property to
the north zoned Commercial Arterial (CA). Without this condition, the project would be
subject to minimum landscape code requirements under RMC 4-4-070.F.4.
Staff Response to Comment #4: The County thanked the City for granting a three (3)
year civil permit from the date of issuance and the County will provide an estimated
construction schedule with building permit intake.
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219
pg. 1
Parks and Recreation Division
Department of Natural Resources and Parks
King Street Center, KSC-NR-0700
201 South Jackson Street
Seattle, WA 98104-3855
206-477-4527 Fax 206-588-8011
TTY Relay: 711
TO: Hearing Examiner Olbrechts, City of Renton
Clark H. Close, Senior Planner, City of Renton
FROM: Brenda Bradford, Capital Project Manager IV
PROJECT: King County Parks - Renton Shop
SUBJECT: City of Renton Conditional Use Permit LUA19-000090 Response to
City of Renton Response issued July 2, 2019
DATE: July 8, 2019
Mr. Examiner,
Thank you for holding the hearing open until 5 p.m. July 8, 2019 to allow the County the ability to
respond to the City of Renton’s July 2, 2019 response. The County and the City have agreed to
conditions previously negotiated and there remains one (1) issue that the City and County have
differences of opinion on.
We request that this response be entered into the Hearing record.
We have included some additional information for consideration with the Hearing
Examiner’s pending decision. With regards to the item excerpted from the City’s response
below, we have indicated with red numbers 1 - 3 the items that correspond to our response.
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219
pg. 2
1) Recommendation of fifteen foot (15’) fully sight obscured landscape screen.
A. The County assumes that RMC CA and IL zone abutment requirements in RMC 4-4-
070.F.4.d were written, reviewed, deliberated, and adopted with specific language for a
reason.
1. RMC requires 1) A fifteen-foot (15') wide partially sight-obscuring landscaped visual
barrier, OR 2) A ten-foot (10') wide fully sight-obscuring landscaped visual barrier,
along the common property line.
2. The County agrees to provide a fully sight obscuring landscaped visual barrier but
believes that the RMC is clear that it corresponds to a ten foot (10’) width rather than
fifteen feet (15’).
3. The County asks for a decision consistent with the RMC rather than setting a
precedent that new CA/IL zone abutment requirements will be established on a case
by case basis through Conditional Use Permit.
4. Once the screening is at 100% at ten feet (10’) of depth, the screen is achieved.
5. The City has not articulated why an additional five feet (5’) of landscaping, which
would be blocked from view by the first ten feet (10’), is necessary, nor has it
articulated why the code as written is insufficient to achieve 100% screening within
the first ten feet (10’) if properly designed.
B. Per RMC 4-4-070 the fencing can be considered part of the visual screen in conjunction
with the landscaping, which creates a performance requirement that can be achieved in
ways other than an increased width of landscape screening.
1. Definition from RMC - Fully Sight-obscuring Landscaped Visual Barrier: Such
landscaping or landscape plus fencing shall be, at minimum, six feet (6') high at
maturity and one hundred percent (100%) sight-obscuring.
2. The fence along the yard is eight feet (8’) high, exceeding the vertical screening
requirement by 33%. The County should be able to do ten feet (10’) minimum at the
yard area because the first barrier in the screen is sufficiently taller than required.
3. Fencing at the property line at the yard will obscure, to a degree, what lies beyond by
utilizing a more dense material. Within the property, the remainder of the 100%
screening requirement can be made up with landscaping within the first ten feet (10’)
by landscape architecture design decisions such as:
a. Introduction of more evergreens.
b. Increased density in planting.
c. Increased initial size of selected species to achieve maturity earlier.
C. As mentioned previously, the CA zoned parcel to the north has an existing partially sight
obscuring visual screen along the common property line that will further obscure the
County’s fence, landscaping, and buildings.
D. The County requests a decision consistent with the purpose and intent of RMC 4-4-
070.A rather than the application of a more rigid standard that results in the loss of
thousands of square feet of operational yard area which will have an impact to County
operations over the fifty (50) year design life of the project.
1. From RMC- “It is not the intent of these regulations that rigid and inflexible design
standards be imposed, but rather that minimum standards be set. It is expected that
LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219
pg. 3
accepted horticultural practices and landscape architectural principles will be applied
by design professionals.”
E. Per RMC 4-4-070 all landscaping shall be planned in consideration of the public health,
safety, and welfare.
1. The City’s proposed increase of five feet (5’) to the landscape screening creates a
tighter condition between Shop Building B and Storage Building C and increases the
likelihood for injury to individuals, vehicles, and facilities.
2. The design that offers the highest degree of safety is one where 100% screening is
achieved in the first ten feet (10’) of setback and the maximum width possible
between Shop Building B and Storage Building C is allowed.
The County recommends the following decision:
1. Supporting the health, safety, and welfare of the occupants, vehicles, and the
public over the need for five feet (5’) additional landscape screening.
2. Staggering the setbacks at Building C, D, and E per the County’s July 2, 2019
proposal, OR
3. Ten feet (10’) minimum fully sight obscuring screening along the common
property line utilizing a combination of fencing and landscaping consistent
with existing language in RMC 4-4-070.F.4.d.
2) Reference to two and a half foot (2.5’) separation between Shop Building B and truck
parking.
A. This is a drawing error discovered when analyzing the ability of the County to move the
Storage Building C south five feet (5’). Americans with Disabilities Act (ADA) will require
that the trucks be parked five feet (5’) from the Shop Building B in order to provide
accessible maneuvering clearances at the human doors to the shops. This was taken
into account during our mock up and the staggered setback condition site plan draft
submitted July 2, 2019 contained this update as well.
3) Reference to twenty foot (20’) stall depth and twenty-four foot (24’) drive aisle width
for two way traffic.
A. The code minimum stall depth does not work for the trucks parked at Shop Building B
which are on average more than twenty-three feet (23’) long with the standard
equipment mounted on front and rear bumpers such as rear lift gates, hitches, winches,
rail wheels, and grill mounted safety cone storage.
B. A twenty-four foot (24’) drive aisle is standard for two-way traffic provided that the
adjacent stalls are of sufficient length so that the traffic is not impeded by overhanging
vehicles.
1. Because of the need to increase the distance between Shop B and the parking for
ADA, the resulting impacts to the north leave insufficient space to push Storage
Building B south by five feet (5’).