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Home My WebLink AboutERC_Determination_Internal_Chateau_Valley_Tower_190927 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA19-000158, SA-H, ECF, MOD, MOD, MOD APPLICANT: Joe Carlson, Valley Tower Associates / 15029 Woodinville-Redmond Rd. #200, Woodinville, WA 98072 PROJECT NAME: Chateau Valley Tower PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and three (3) modifications for a proposed expansion to the Chateau at Valley Center Assisted Living Facility located on the campus of the Valley Medical Center. The proposed project, Chateau Valley Tower, would be located on the 0.58-acre parcel at 4320 Davis Ave S (APN 6391800125), which is north of the existing 2.2 -acre Phase I Chateau at Valley Center Assisted Living Facility at 4450 Davis Ave S (APN 6391800010). Phase I was completed in 2005 with 126 apartment units. As part of Phase II, the applicant is proposing two (2) levels of structured parking under the building with 66 parking stalls and 73 residential units. The proposed new assisted living building would have a density of 126 dwelling units per net acre and the tower would extend eight-stories above finished grade with a roof height of nearly 84 feet above the entry level of the building. The units would be a mix of one (1) bedroom, one (1) bedroom plus den and two (2) bedroom. The top floor would also include a dining room, a lounge/activity room and an outside garden with vegetated walking paths. The new facility would connect to the existing facility on levels one through four. The subject property is located in the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. Access to the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on Davis Ave S. The applicant is requesting a street modification to Davis Ave S to retain the existing right-of-way width of 50 feet, retain the existing roadway section, and add one new curb cut approximately 34 feet from the existing curb cut to access the upper parking level. The applicant is also requesting a bicycle parking modification to reduce the number of required bicycle parking spaces and a refuse and recycling modification to reduce the size of the trash enclosure area. According to the C ity's Critical Area Map (COR Maps), the southeast portion of the site contains regulated slopes. The proposed addition would remove three (3) existing trees onsite and would provide 21 new replacement trees. The applicant has submitted Geotechnical Engineering Study, Geotechnical Supplement, Preliminary Technical Information Report, Trip Generation and Parking Analysis Memorandum, and a Tree Report. PROJECT LOCATION: 4450 Davis Ave S (APN's 6391800010 and 6391800125) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 9/24/2019 | 12:40 PM PDT 9/24/2019 | 12:06 PM PDT 9/24/2019 | 11:39 AM PDT Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 11, 2019. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: September 27, 2019 DATE OF DECISION: September 23, 2019 DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Chateau_Valley_Tower_LUA19 -000158_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: September 23, 2019 Project File Number: PR19-000301 Project Name: Chateau Valley Tower Land Use File Number: LUA19-000158, SA-H, ECF, MOD, MOD, MOD Project Manager: Clark H. Close, Senior Planner Owner: Public Hospital Distr. #1 King Co, PO Box 50010, Renton, WA 98058 Applicant: James Godfrey, Valley Tower Associates, 15029 Woodinville-Redmond Rd #200, Woodinville, WA 98072 Contact: Joe Carlson, Valley Tower Associates, 15029 Woodinville-Redmond Rd #200, Woodinville, WA 98072 Project Location: 4320 Davis Ave S, Renton, WA 98055 (APN 6391800125) Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental Review, and three modifications for a proposed expansion to the Chateau at Valley Center Assisted Living Facility located on the 0.58-acre parcel at 4320 Davis Ave S. The site is north of the existing 2.2-acre Phase I Chateau at Valley Center Assisted Living Facility at 4450 Davis Ave S. Phase I was completed in 2005 with 126 apartment units. Phase II, is proposing two levels of structured parking under the building with 66 parking stalls and 73 residential units. The proposed new assisted living building would have a density of 126 du/ac and a roof height of nearly 84 feet. The new facility would connect to the existing facility on levels one through four. The subject property is zoned Commercial Office (CO). Access to the site would be provided via Davis Ave S. The applicant is requesting a street modification to Davis Ave S to retain the existing frontage improvements and add a new curb cut roughly 34 feet from the existing curb cut to access the upper parking level. The applicant is also requesting a bicycle parking modification to reduce bicycle parking and a refuse and recycling modification to reduce the size of the trash enclosure area. The City's Critical Area Map the site contains regulated slopes in the southeast portion of the lot. Exist. Bldg. Area SF: Parcel is vacant Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 12,614 SF 106,620 SF Site Area: 25,104 SF Total Building Area GSF: 106,620 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). S 45th Pl DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 2 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant proposes to construct an expansion to the existing Chateau at Valley Center Assisted Living Facility located on the campus of the Valley Medical Center (Exhibits 2 and 3). The proposed project, Chateau Valley Tower, would be located on the 0.58-acre parcel at 4320 Davis Ave S (APN 6391800125), which is north of the existing 2.2- acre Phase I Chateau at Valley Center Assisted Living Facility at 4450 Davis Ave S (APN 6391800010). Phase I was completed in 2005 with 126 apartment units. As part of Phase II, the applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan approval for the new Chateau Valley Tower. The expansion project would remove three (3) existing surface parking spaces and include two (2) levels of structured parking under the new building with 66 parking stalls (36 lower parking stalls and 30 upper parking stalls). Seven stories of assisted living with 73 residential units with an area of approximately 75,370 square feet is proposed immediately above the upper parking level. In addition to the upper parking spaces, the entry level floor plan includes a vestibule, entry lobby, office, staircases, elevator shaft, bike storage, and a mechanical room. The residential units start above the entry level (labeled as Levels 1-7 on the floor plans) and would be approximately 75,370 square feet in area. The proposed new assisted living building would have a density of 126 dwelling units per net acre and the tower would extend eight-stories above finished grade with a roof height of nearly 84 feet above the entry level of the building. The units would be a mix of one (1) bedroom, one (1) bedroom plus den and two (2) bedroom. The top floor would also include a kitchen, dining room, a lounge/activity room and an outside garden with vegetated walking paths. The proposed structure is four (4) levels of Type II-A construction over five levels of Type I-A construction. The new facility would connect to the existing facility on levels one through four. The site lies in the Black River sub-basin of the Green River drainage basin. The roadway frontages have all been improved with curb, gutter, sidewalks, landscaping and street lighting. Access to the site would be provided via two (2) existing curb cuts and one (1) proposed new curb cut on Davis Ave S. These driveways include the existing drive serving the existing building, a new driveway to access the upper parking level, and a new driveway to access the lower parking level (Exhibit 14). The proposed building drop-off area would be a two-lane one-way accessed from the existing driveway to eliminate any potential for queuing of vehicles on Davis Ave S. During construction, there would be one construction office trailer located on-site adjacent to Davis Ave S. The subject property is located in the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. The applicant is also requesting a street modification to Davis Ave S to retain the existing right- of-way (ROW) width of 50 feet, retain the existing roadway section, and add one new curb cut approximately 34 feet from the existing curb cut to access the upper parking level. The applicant is also requesting a bicycle parking modification to reduce the number of required bicycle parking spaces and a refuse and recycling modification to reduce the size of the trash enclosure area (Exhibit 10). According to the City's Critical Area Map (COR Maps), the southeast portion of the site contains regulated slopes. Overall, the site has gentle slopes downward to the north and west. Soils on the site are Silty Sand and Sandy Silt in a loose to medium dense condition. This should provide a good drainage condition; however, the geotechnical report discounts the use of infiltration for the site based on the high ground water present. According to the Environmental (SEPA) Checklist, a total area excavated for building construction would be approximately 12,500 square feet (Exhibit 18). The applicant is proposing to excavate or cut approximately 5,958 cubic yards of material and fill the site with 950 cubic yards of imported backfill (WSDOT type 17 gravel barrow and 1 ¼” crushed rock for capillary break below the building). The proposed addition would remove three (3) existing trees onsite and would provide 21 new replacement trees. The applicant has submitted Geotechnical Engineering Study, Geotechnical Supplement, Preliminary Technical Information Report, Trip Generation and Parking Analysis Memorandum, and a Tree Report. DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 3 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002, the Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019, and future addenda. 2. A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to provide onsite services to the residents and reduce the amount of unnecessary non-emergency calls made to the Renton Regional Fire Authority. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topography Map Exhibit 5: Landscape Plan Exhibit 6: Arborist Report Exhibit 7: Facility Perspective Exhibit 8: Building Elevations Exhibit 9: Building Floor Plans Exhibit 10: Trash Enclosure Detail Exhibit 11: Preliminary Technical Information Report, prepared by Development Management Engineers, LLC, dated July 2, 2019 (revised date August 28, 2019) Exhibit 12: Conceptual Grading Plan, prepared by Development Management Engineers, LLC, dated August 28, 2019 Exhibit 13: Conceptual Drainage and Utilities Plan, prepared by Development Management Engineers, LLC, dated August 29, 2019 Exhibit 14: Driveways and Circulation Site Plan, prepared by Development Management Engineers, LLC, dated April 22, 2019 Exhibit 15: Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002 Exhibit 16: Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019 Exhibit 17: Trip Generation and Parking Analysis, prepared by Gibson Traffic Consultants, Inc., dated May 29, 2019 DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 4 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 Exhibit 18: Environmental (SEPA) Checklist, prepared by Freiheit Architecture, dated July 9, 2019 Exhibit 19: Construction Mitigation Description Exhibit 20: Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: According to the applicant’s Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002 (Exhibit 15) and the applicant’s Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019 (Exhibit 16), construction of an expansion to the north of the existing assisted living facility is feasible from a geotechnical standpoint. The site topography generally slopes downward to the north and west (Exhibit 4). The overall vertical relief across the site from the southeast to the northwest is approximately 10 feet. Subsurface conditions were assessed by excavating nine (9) test pits to a maximum depth of 12 feet below the existing site grade. Loose to medium dense silty sand and sandy silt soils (Unified Soil Classification ML) were primarily observed at the test pit locations. The geologic map of King County indicates the site is located on the margins of the alluvial deposits characteristic of the Kent Valley. Pre-Vashon drift (Qu) undifferentiated, was also identified on the map in the vicinity of the subject property. Lacustrine sand, silt, and clay, as well as glacial till can be encountered throughout this deposit. The King County Soil conservation Survey (SCS) classified the site and surrounding areas to the east as gravelly sandy loam (Agc), or glacial till. According to the supplement letter, during the earlier phase of construction the soils encountered were generally competent native soils consistent with pre-vashon drift throughout the subgrade. As such, similar suitable site geologic conditions are expected to be encountered during the proposed expansion and related earthwork activities. Groundwater seepage was observed at several test pit locations at depths of approximately two feet (2’) to seven feet (7’) at the time of subsurface exploration. Localized and discrete seepage zones typical of drift deposits should be expected. The geotechnical engineer does not expect extensive dewatering efforts to be necessary as part of the proposed garage level excavations. It was noted in the supplemental letter that during deep excavations for the vault structure constructed as part of the earlier phase, no groundwater related issues were encountered. Thus, the geotechnical engineer is not expecting any significant groundwater related challenges. However, the geotechnical engineer is recommending that they be onsite during excavations activities to confirm conditions, and provide supplement recommendations as deemed necessary. As provided on the grading plan (Exhibit 12), approximately 5,958 cubic yards (approx. 10,000 tons) of soil excavation would be needed to prepare the site area of the property being used as construction of the tower expansion. The area of work would encompass the entire lot either directly or in a limited manner. The applicant is proposing approximately 950 cubic yards of fill for the sub-basement and the grading plan indicated that footing/backfill materials would be from a local quarry or other aggregate source (WSDOT type 17 gravel barrow and 1 ¼” crushed rock for capillary break below the building). Grading, erosion and sediment control standards of RMC 4-4-060 would mitigate dust, slope, and runoff impacts. The original geotechnical report provided additional recommendations for site preparation and earthwork, shoring system, foundations, permanent retaining and foundation walls, seismic design considerations, slab-on-grade floors, site drainage, excavations and slope, utility trench backfill and pavement areas. Due to the geotechnical recommendations included in the provided report and supplemental letter and to mitigate for potential impacts the project proposal could have on the site DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 5 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 resulting from project construction, staff recommends as a mitigation measure that the project construction comply with the recommendations found in the submitted Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002, the Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019, and future addenda. Mitigation Measures: The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002, the Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019, and future addenda. Nexus: State Environmental Policy Act (SEPA) Environmental Review; RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some short-term air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through the use of temporary erosion control measures, watering or other measures to remediate impacts as needed (Exhibit 19). Long-term impacts would result from the net increase of vehicular traffic. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 3. Water a. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by Development Management Engineers, LLC, dated July 2, 2019 (revised date August 28, 2019; Exhibit 11) with the project application. The report analyzes existing conditions and proposed surface water collection and distribution. The project would maintain the natural discharge location on the west side of the parcel to the storm drain system in Davis Ave S and eventually into Springbrook Creek (Exhibit 13). The project is proposing to add approximately 3,000 square feet of pollution generating impervious area (PGIS). Based on the commercial use of the project, Enhanced Basic Water Quality Treatment would be required. The development is proposing a detention vault to address the flow control requirements. Any proposed detention and/or water quality vault shall be designed in accordance with the Renton Surface Water Design Manual (RSWDM) that is current at the time of civil construction permit application. Separate structural plans would be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. Appropriate on-site BMPs would also be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report would be submitted with the civil construction permit application. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 4. Vegetation Impacts: The subject property contains some existing paved and gravel surface parking, a storm drainage facilities and other utilities that were constructed as part of Phase I Chateau at Valley Center Assisted Living Facility. The applicant’s Arborist Report, prepared by Paul Jay Landscape Architect, dated May 13, 2019 (Exhibit 6), indicated the site contains three (3) significant trees (two (2) 11” cottonwood trees and one (1) 24” big leaf maple). The report identified the cottonwood trees as potentially hazardous trees. In addition, the location of the cottonwood trees are located within the footprint of the DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 6 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 proposed building and the location of the big leaf maple would immediately adjacent to the proposed building which could potentially create a danger to the building and occupants. The landscape architect recommends that all three (3) significant trees be removed and replaced. Pursuant to RMC 4-4-130.H, tree retention standards in commercial zones require a minimum of 10 percent (10%) of the site’s significant trees to be retained during and post development. Of the three (3) significant trees, the applicant is not proposing to retain any of the site’s significant trees. New tree planting would occur as part of the proposal along the street frontage and around portions of the new building. The landscape plan calls for 21 new replacement trees (4-kousa dogwood, 2-weeping Alaskan cedar, 8-capital pear, 3-Austrian pine, and 4-vine maple). The proposed new trees would serve as a visual buffer for the proposed addition. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Environmental Health a. Noise Impacts: Short-term construction activity-related noise impacts would primarily result from the preparation of the building site and construction of the new structure. Construction activity hours are 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. 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. All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations) and Washington State code (WAC 173-60-040). The anticipated temporary noise impacts would be those commonly associated with an assisted living facility. Therefore, typical noise levels from Chateau Valley Tower are anticipated to result in a less-than-significant noise impact. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6. Aesthetics Impacts: The proposed building (Exhibits 7, 8, and 9) is an expansion project with a tower that would extend eight-stories above finished grade (1 lower parking level below grade) with a roof height of nearly 84 feet above the entry level of the building. The applicant is proposing a modulated building with 4:12 pitch slope roof with asphalt shingles. New landscaping would be planted to soften the impacts of building and existing surface parking (Exhibit 5). The proposed exterior materials are vinyl lap siding, hardie panel system with reveals, hardie siding system, aluminum frame windows, storefront window system, glass guardrails, glass porte cochere canopy, storefront entry system, and brick/stone veneer wall system. As part of the construction, the applicant should consider cladding the building with the most non-combustible materials possible due to the proposed use of the building and the proposed height of the structure. As the proposal is not a mixed-use development, the Urban Design District D standards would not apply to the land use application. However, a code amendment is under review to require all projects in the Commercial Office (CO) zone to be subject to requirements of RMC 4-3-100, Urban Design Regulations. Based on the timing of proposed code change and the submittal of the building permit, the applicant may be required to comply with urban design regulations. DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 7 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 The proposed building would be similar in scale to the nearby Emergency Services Tower (111-foot tall) on the south side of the Valley Medical Center main hospital. Bulk and scale reduction methods include building modulations and underground parking. Building rooflines are articulated with parapets and the new building is proposed to tie into the existing Phase I building located off the south elevation. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 7. Light and Glare Impacts: Exterior site and building lighting would be consistent with the existing Chateau at Valley Center Assisted Living Facility. Lighting fixtures would include glare cutoff shields to reduce light pollution from encroaching on other properties. The existing lights illuminating the developed parking area would be maintained. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 8. Transportation Impacts: A Trip Generation and Parking Analysis, prepared by Gibson Traffic Consultants, Inc., dated May 29, 2019 was submitted with the project application (Exhibit 17). The submitted report concludes that the proposed development is anticipated to generate 190 average daily trips (ADT) with seven (7) AM peak-hour trips and 19 PM peak-hour trips. The proposed project is not anticipated to generate more than 20 AM or PM peak-hour trips. As a result, the trip generation is below the thresholds identified by the City for a full Traffic Impact Analysis. The proposed project would be responsible for the payment of a Transportation Impact Fee at the applicable rate at the time of Building Permit issuance. It is anticipated that the payment of the Transportation Impact Fee would adequately mitigate additional traffic generated by the project; therefore, no further mitigation is recommended. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 9. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development. The Renton Regional Fire Authority (RRFA) has indicated assisted living facilities have a disproportionately high level of non-emergency related calls for service compared to typical multi-family residences. The RRFA further indicated that, unless mitigated, the anticipated increase in demand for non-emergency related calls, as a result of the addition of 73 assisted living residential units, would significantly adversely impact RRFA’s ability to provide timely mitigation responses to citizens with their jurisdiction. The RRFA concluded that the following mitigation measure would adequately address the proposed impact: a minimum of one (1) skilled nursing staff member employed and present on the premises at all times in order to provide responses to non-emergency related incidents, which would allow the RRFA to continue to respond to emergency related calls for service with minimal to no impact to the authority’s adopted level of service of 7.30 minutes, 90 percent of the time. Mitigation Measures: A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to provide onsite services to the residents and reduce the amount of unnecessary non- emergency calls made to the Renton Regional Fire Authority. Nexus: City of Renton Comprehensive Plan Capital Facilities Policy CF-8 and City of Renton Comprehensive Plan Capital Facilities Element – Levels of Service. DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 City of Renton Department of Community & Economic Development Chateau Valley Tower Staff Report to the Environmental Review Committee LUA19-000158, SA-H, ECF, MOD, MOD, MOD Report of September 23, 2019 Page 8 of 8 SR_ERC_Chateau_Valley_Tower_LUA19-000158_v1 E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant (Exhibit 20).”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on October 11, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Chateau Valley Tower Land Use File Number: LUA19-000158, SA-H, ECF, MOD, MOD, MOD Date of Meeting September 23, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Joe Carlson Valley Tower Associates 15029 Woodinville-Redmond Rd #200, Woodinville, WA 98072 Project Location 4320 Davis Ave S, Renton, WA 98055 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topography Map Exhibit 5: Landscape Plan Exhibit 6: Arborist Report Exhibit 7: Facility Perspective Exhibit 8: Building Elevations Exhibit 9: Building Floor Plans Exhibit 10: Trash Enclosure Detail Exhibit 11: Preliminary Technical Information Report, prepared by Development Management Engineers, LLC, dated July 2, 2019 (revised date July 11, 2019) Exhibit 12: Conceptual Grading Plan, prepared by Development Management Engineers, LLC, dated August 28, 2019 Exhibit 13: Conceptual Drainage and Utilities Plan, prepared by Development Management Engineers, LLC, dated August 29, 2019 Exhibit 14: Driveways and Circulation Site Plan, prepared by Development Management Engineers, LLC, dated April 22, 2019 Exhibit 15: Geotechnical Engineering Study, prepared by Earth Consultants, Inc., dated January 16, 2002 Exhibit 16: Geotechnical Supplement, prepared by Earth Solutions NW, LLC, dated June 20, 2019 Exhibit 17: Trip Generation and Parking Analysis, prepared by Gibson Traffic Consultants, Inc., dated May 29, 2019 Exhibit 18: Environmental (SEPA) Checklist, prepared by Freiheit Architecture, dated July 9, 2019 Exhibit 19: Construction Mitigation Description Exhibit 20: Advisory Notes DocuSign Envelope ID: 774DE2BD-F1D1-4B05-95AE-B8EA01BB4ED2 C C C C C C C C C C C C C C C C C C C C C±5'-6 3/16"6'-8"5'-3" 5'-2" 5'-2"5'-2"5'-1 31/32"5'-1 31/32"5'-1 31/32" 5'-1 31/32" 5'-1 31/32"5'-1 31/32"5'-1 31/32"4'-6 1/32"±5'-6 3/16"6'-8" 5'-3"5'-2"5'-2"5'-2"5'-1 31/32"5'-1 31/32"5'-1 31/32" 5'-1 31/32" 5'-1 31/32"5'-1 31/32"5'-1 31/32"4'-6 1/32" FF=115.0 ENTRANCE TO PARKING GARAGE BELOW DROP OFF PROPOSED NEW CURB CUT/DRIVE EXISTING CURB CUT/DRIVE 5'-0"DELIVERY AREA CCC C CC C C C C C Project Information: Lot 1 Square Footage: 25,037 SF Lot 2 Square Footage: 96,237 SF Total Square Footage of Site: 121,274 SF Lot 1 Impervious Surface Area: 19,391 SF (77.45%) Lot 2 Impervious Surface Area: 71,129 SF (73.91%) Total Impervious Surface Area: 90,520 SF (74.64%) Lot 1 Coverage of Buildings: 49.06% Lot 2 Coverage of Buildings: 30.77% Total Coverage of Buildings: 34.54% Existing Building Footprint: 29,280 SF Proposed Building Footprint: 12,614 SF Total Building Footprint: 41,894 SF Level P2 Area: 1,760 SF Level P1 Area: 2,485 SF Level 01 Area: 12,165 SF Level 02 Area: 12,165 SF Level 03 Area: 12,165 SF Level 04 Area: 12,165 SF Level 05 Area: 12,165 SF Level 06 Area: 12,165 SF Level 07 Area: 10,300 SF Building Area: 87,535 SF Number of New Units Proposed: 73 Living Units Parking Stalls Required per Code: 73 Parking Stalls New Parking Stalls Proposed: 66 Parking Stalls Bicycle Stalls Required per Code: 37 Bicycle Stalls New Bicycle Stalls Proposed: 10 Bicycle Stalls 639180-0010 639180-0125 2 4'-0" 2 0'-0" 8'-0" 9'-0" 8'-6"20'-0 1/32"18'-6"2 2'-6 1 5/3 2"24' -0"24'-0"25'-0"20'-0"24'-0"24'-0"20'-0"28'-0"D A VIS A V E N U E S O U T H S 45th PLACESETBACK20'-0"16'-0"20'-0"21'-4 1/2"21'-0"20'-11"LOT 1: PARCEL 6391800125 25,037 SF LOT 2: PARCEL 6391800010 96,237 SF PROPOSED NEW 8' X 16' ENCLOSURE PROPOSED 20 CY COMPACTOR (E) TRASH ENCLOSURE WITH 8' HIGH CEDAR FENCE 24'-0"NORTH020'10'40' CHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569SITE PLAN TALBOT RD SD A V IS A V E S S 43RD ST S 45TH PLHWY 167HWY 167Proposed Addition (E) Assisted Living Facility Project Site: 4320 Davis Ave S. CHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569NEIGHBORHOOD DETAIL MAP SCALE: 1" = 100' NORTH 0 100'50'200' N DATEREVISIONBYAPPLICANT: PJLA JOB NO.: DATE: DRAWN BY: CHECKED BY:2917EastDivisionMountVernon,WA98274p.360.659.8159c.425.210.1986e.pauljayla@gmail.comSHEET PaulJayLandscapeArchitectMay13,2019-12:54pmPaulG:\SrvData\Company\Projects\2014\ChateauatValleyCenter\Plans\LP.dwgLayoutName:L-1COVER(2)L-1LANDSCAPEPLANChateauValleyCenterPhase24.23.19 PJ PJ OF 2 LANDSCAPE PLANPaulJayLandscapeArchitect N DATEREVISIONBYAPPLICANT: PJLA JOB NO.: DATE: DRAWN BY: CHECKED BY:2917EastDivisionMountVernon,WA98274p.360.659.8159c.425.210.1986e.pauljayla@gmail.comSHEET PaulJayLandscapeArchitectMay13,2019-12:55pmPaulG:\SrvData\Company\Projects\2014\ChateauatValleyCenter\Plans\LP.dwgLayoutName:L-2TreePlanL-2TREEREMOVAL/REPLACEMENTPLANChateauValleyCenterPhase24.23.19 PJ PJ OF 2 LANDSCAPE PLANPaulJayLandscapeArchitect DATEREVISIONBYAPPLICANT: PJLA JOB NO.: DATE: DRAWN BY: CHECKED BY:2917EastDivisionMountVernon,WA98274p.360.659.8159c.425.210.1986e.pauljayla@gmail.comSHEET PaulJayLandscapeArchitectMay13,2019-12:55pmPaulG:\SrvData\Company\Projects\2014\ChateauatValleyCenter\Plans\LP.dwgLayoutName:I-1PLANI-1ChateauValleyCenterPhase24.23.19 PJ PJ 07-XXXX OF 1 IRRIGATION PLAN N IRRIGATIONPLAN Paul Jay Landscape Architect Landscape Architecture and Natural Resource Consulting 2917 East Division. Mount Vernon, WA 98274 Ph. 425.210.1986 ▪ May 13, 2019 Joe Carlson Chateau At Valley Center. Tree Report: Joe, As requested the following is the tree / arborist report for the new phase at Chateau Valley Center. There are associated plans with this report, Sheet L-2 of 2. There are 3 significant trees located within the construction area: (2) 11” Cotonwood Trees. (1) 24” Big Leaf Maple. The Cottonwoods are potentially hazardous trees and are located in the future parking lot. They need to be removed. The Big Leaf Maple is adjacent to the future building, Big Maples have a tendency to shed large limbs on they are mature, and are likely to create a danger to the building as well as the occupants. The maple needs to be removed. The tree replacement plan includes 21 new trees which will served as the replacement trees. Details are provided on the on sheet L-2. Respectfully Submitted, Paul Jay Landscape Architect 2917 East Division Mount Vernon, WA 98274 425.210.1986 pauljayla@gmail.com CHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569PERSPECTIVE Second Floor 126'-0" First Floor 115'-0" Seventh Floor 174'-1" Third Floor 135'-2" Fourth Floor 144'-8 1/2" Entry Level 105'-10" Fifth Floor 154'-6" Sixth Floor 164'-3 1/2" Bottom of Roof 183'-9" Top of Roof 189'-9" S L O P E 4 :1 2 SLOPE 4:12SLOPE 4 :1 2 Grade Plane 106'-10 13/16"76'-10 3/16" GRADE PLANE TO TOP OF WALL PLATE79'-10 3/16" BUILDING HEIGHTCHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569WEST ELEVATION Second Floor 126'-0" First Floor 115'-0" Seventh Floor 174'-1" Third Floor 135'-2" Fourth Floor 144'-8 1/2" Entry Level 105'-10" Fifth Floor 154'-6" Sixth Floor 164'-3 1/2" Bottom of Roof 183'-9" Top of Roof 189'-9" S L O P E 4 :1 2 S L O P E 4 :1 2 S L O P E 4 :1 2SLOPE 4:12 SLOPE 4:12 SLOPE 4:12SLOPE 4 :1 2 SLOPE 4:12 S L O P E 4 :1 2 SLOPE 4:12 Grade Plane 106'-10 13/16"76'-10 3/16" GRADE PLANE TO TOP OF WALL PLATE79'-10 3/16" BUILDING HEIGHTCHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569EAST ELEVATION Second Floor 126'-0" First Floor 115'-0" Seventh Floor 174'-1" Third Floor 135'-2" Fourth Floor 144'-8 1/2" Entry Level 105'-10" Fifth Floor 154'-6" Sixth Floor 164'-3 1/2" Bottom of Roof 183'-9" Top of Roof 189'-9"SLOPE 4:12 Grade Plane 106'-10 13/16"76'-10 3/16" GRADE PLANE TO TOP OF WALL PLATE79'-10 3/16" BUILDING HEIGHTSecond Floor 126'-0" First Floor 115'-0" Seventh Floor 174'-1" Third Floor 135'-2" Fourth Floor 144'-8 1/2" Entry Level 105'-10" Fifth Floor 154'-6" Sixth Floor 164'-3 1/2" Bottom of Roof 183'-9" Top of Roof 189'-9" Grade Plane 106'-10 13/16" EXISTING BUILDING 76'-10 3/16" GRADE PLANE TO TOP OF WALL PLATES L O P E 4 :1 2 SLOPE 4:12 79'-10 3/16" BUILDING HEIGHTCHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569SOUTH/NORTH ELEVATION FF EL = +/-96'-8" SL OPED RAMP 3 5 ' @ 1 0 % SL OPE LOWER PARKING P200 LOBBY MECHANICAL +100'-0" ELEVATOR P202 STORAGE P204 STORAGE P205 PROPERTY LINE BUILDING SETBACK C C C C C C C C C C C C Lower Parking: 36 Parking Stalls Upper Parking: 30 Parking Stalls Existing Parking: Loss of 3 existing stalls Level 01: Floor Area: 12,165 SF Common Area: 2,573 SF Rentable Area: 9,592 SF 1 Studio Unit 4 One Bedroom Units 2 One Bedroom+Den Units 4 Two Bedroom Units Level 02-04: Floor Area: 12,165 SF Common Area: 2,095 SF Rentable Area: 10,070 SF 2 Studio Units 4 One Bedroom Units 2 One Bedroom+Den Units 4 Two Bedroom Units 66 Total Parking Stalls 73 Assisted Living Units Level 05-06: Floor Area: 12,165 SF Common Area: 2,095 SF Rentable Area: 10,070 SF 2 One Bedroom Units 2 One Bedroom+Den Units 6 Two Bedroom Units Level 07: Floor Area: 10,300 SF Common Area: 5,575 SF Rentable Area: 4,725 SF 3 One Bedroom Units 3 Two Bedroom Units 7'-6"8'-4"15'-0"13'-0"24'-0"2 0'-1 1"BUILDING SETBACK20'-0"CHATEAU VALLEY TOWER | RENTON, WA | 6.20.2019A17-569LOWER PARKING FLOOR PLAN NORTH 0 8'4'16' Note: Proposed expansion of theTrash Enclosure to match existing GROUND LEVEL PARKING FF=105.8' INSTALL 8" PVC STORM DRAIN MIN. SLOPE = 1% FOR ROOF DRAINS USE 8" CAST IRON MJ PIPE THRU BUILDING. COORDINATE LOCATION WITH STRUCTURAL PLANS. INSTALL YARD DRAINS AT LOCATIONS TO BE COORDINATED WITH LANDSCAPE PLAN. ADJUST CATCH BASIN TO NEW GRADE 104.8ROOF DOWNSPOUT AND AREA DRAIN CONNECTIONS AS REQUIRED ROOF DOWNSPOUT AND AREA DRAIN CONNECTIONS AS REQUIRED ADJUST CATCH BASIN TO MATCH NEW GRADE AND INSTALL SOLID LID CONSTRUCT RETAINING WALLS TO ALLOW DRIVEWAY RAMP DOWN 10% TO LOWER LEVEL WZ</E''Z'&&сϵϳц RELOCATE AREA DRAIN CONNECTIONS AS REQUIRED CONSTRUCT NEW STORM DRAIN JUNCTION ON EXISTING VAULT DRAIN >/E͘/EsZd>s͘ϵϱ͘ϮϬц/E^d>>Et VAULT 12" DRAIN LINE TO S.E. NEW DETENTION VAULT INTERNAL DIM. =30' x 39' WITH 6' ACTIVE STORAGE DEPTH. RESTRIPE TO REMOVE THREE EXIST. PARKING SPACES PER ARCHITECTURAL PLANS.6"LCPE @1.0% MIN. TO BE REMOVED. RELOCATE EXISTING STORM DRAIN AS NEEDED TO CLEAR NEW DETENTION VAULT. EXISTING SAN. SEWER LINE TO BE RELOCATED INSTALL NEW 6" SAN. SEWER LINE TO EXISTING SERVICE STUB. MIN. 1% OVERLAY PARKING AREA AS REQUIRED TO TRANSITION AFTER NEW VAULT AND UTILITY CONSTRUCTION DME &GXGNQROGPV/CPCIGOGPV 'PIKPGGTU..% 59/CPPKPI5VTGGV 5GCVVNG9# 2JQPGÄ GOCKNENKHH"UKVGFOGEQO %QPVCEV%NKHH9KNNKCOU2' 1 INCH AT FULL SCALE IN COMPLIANCE WITH CITY OF RENTON STANDARDS SCALE ACCORDINGLY IF NOT 1 INCH CONCEPTUAL GRADING PLAN GRADING IN LANDSCAPE AREAS TO BE COORDINATED WITH LANDSCAPE PLAN. GRADING IN LANDSCAPE AREAS TO BE COORDINATED WITH LANDSCAPE PLAN. GROUND LEVEL PARKING FF=105.8' INSTALL 8" PVC STORM DRAIN MIN. SLOPE = 1% FOR ROOF DRAINS USE 8" CAST IRON MJ PIPE THRU BUILDING. COORDINATE LOCATION WITH STRUCTURAL PLANS. INSTALL YARD DRAINS AT LOCATIONS TO BE COORDINATED WITH LANDSCAPE PLAN. ADJUST CATCH BASIN TO NEW GRADE 104.8ROOF DOWNSPOUT AND AREA DRAIN CONNECTIONS AS REQUIRED ROOF DOWNSPOUT AND AREA DRAIN CONNECTIONS AS REQUIRED 10 2 10 3 10 4 10 5 ADJUST CATCH BASIN TO MATCH NEW GRADE AND INSTALL SOLID LID 99 98 CONSTRUCT RETAINING WALLS TO ALLOW DRIVEWAY RAMP DOWN 10% TO LOWER LEVEL WZ</E''Z'&&сϵϳц 112 RELOCATE AREA DRAIN CONNECTIONS AS REQUIRED CONSTRUCT NEW STORM DRAIN JUNCTION ON EXISTING VAULT DRAIN >/E͘/EsZd>s͘ϵϱ͘ϮϬц/E^d>>Et VAULT 12" DRAIN LINE TO S.E. NEW DETENTION VAULT INTERNAL DIM. =30' x 39' WITH 6' ACTIVE STORAGE DEPTH. 6"LCPE @1.0% MIN. TO BE REMOVED. RELOCATE EXISTING STORM DRAIN AS NEEDED TO CLEAR NEW DETENTION VAULT. EXISTING SAN. SEWER LINE TO BE RELOCATED INSTALL NEW 6" SAN. SEWER LINE TO EXISTING SERVICE STUB. MIN. 1% DME &GXGNQROGPV/CPCIGOGPV 'PIKPGGTU..% 59/CPPKPI5VTGGV 5GCVVNG9# 2JQPGÄ GOCKNENKHH"UKVGFOGEQO %QPVCEV%NKHH9KNNKCOU2' 1 INCH AT FULL SCALE IN COMPLIANCE WITH CITY OF RENTON STANDARDS SCALE ACCORDINGLY IF NOT 1 INCH CONCEPTUAL DRAINAGE/UTILITY PLAN 1 7 1 ' MAIN DRIVEWAY 24 FT. WIDE PHASE 2 "TWO WAY" VEHICULAR DRIVEWAY 10' WIDE LANES. PHASE 2 SHUTTLE "EXIT ONLY" LANE FROM DROP OFF. PHASE 2 TWO-WAY DRIVEWAY 22' WIDE TO LOWER LEVEL PARKING STRUCTURE DAVIS AVENUE S. DRIVEWAYS CIRCULATION EXHIBIT OVERALL 1"=30' SCALE DME &GXGNQROGPV/CPCIGOGPV 'PIKPGGTU..% 59/CPPKPI5VTGGV 5GCVVNG9# 2JQPGÄ GOCKNENKHH"UKVGFOGEQO %QPVCEV%NKHH9KNNKCOU2' 1 INCH AT FULL SCALE IN COMPLIANCE WITH CITY OF RENTON STANDARDS SCALE ACCORDINGLY IF NOT 1 INCH PHASE 2 SHUTTLE ENTRANCE LANE TO NEW DROP OFF. 2813 Rockefeller Avenue  Suite B  Everett, WA 98201 Tel: 425-339-8266  Fax: 425-258-2922  E-mail: info@gibsontraffic.com MEMORANDUM To: Joe Carlson, Chateau Retirement From: Brad Lincoln, PE Subject: Chateau at Valley Center Expansion Trip Generation and Parking Analysis Date: May 29, 2019 Project: GTC #18-172 This memorandum summarizes the trip generation and parking demand for the Chateau at Valley Center Expansion. The expansion is proposed to consist of 73 assisted living units with 66 new parking spaces being included in the parking garage. However, there are 3 existing parking spaces that will be removed with the expansion. 1. TRIP GENERATION Trip generation calculations for the Chateau at Valley Center Expansion have been performed utilizing data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition (2017). The average trip generation rates for ITE Land Use Code 254, Assisted Living, have been used for the trip generation calculations. For the purposes of the trip generation calculations it has been assumed that each unit is equivalent to a bed, as identified in the ITE trip generation data. The trip generation of the development is summarized in Table 1. Table 1: PM Peak Trip Generation Summary 73 Assisted Living Units Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total Generation Rate 2.60 trips per Bed (Unit) 0.19 trips per Bed (Unit) 0.26 trips per Bed (Unit) Splits 50% 38% 38% 63% 37% 100% 38% 62% 100% Trips 95 95 190 9 5 14 7 12 19 The development is anticipated to generate 190 average daily trips (ADT) with 14 AM peak-hour trips and 19 PM Peak-hour trips. This trip generation is below the thresholds identified by the City of Renton for a full Traffic Impact Analysis. SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 14 SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use “not applicable” or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision- making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies: Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental Elements –that do not contribute meaningfully to the analysis of the proposal. A. Background 1. Name of proposed project, if applicable: CHATEAU VALLEY TOWER 2. Name of applicant: Dustin Thorlakson, FREIHEIT Architecture Chateau Valley Tower Project 4320 Davis Ave S, Renton, WA CONSTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Start of construction is proposed for the Spring of 2020 with estimated completion of construction Summer of 2021. Hours and days of operation: 7:00 am to 5:00 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Access for Materials and labor to the site are proposed from SE 43rd St and Davis Ave S. Transportation access will be from Davis Ave S with on-site parking and material storage within the existing development parking area on the north side of the property. Arrangements will be made to provide residents parking on the Valley Medical Center surface parking lot across Dave Ave S on an interim basis. The collection and disposal of construction related debris will be handled by a construction materials recycling contractor. Typically, 100% of the debris is distributed to recycling companies for reuse and recycling. Measures to minimize construction activities: The minimal construction activity will be necessary to provide the required public and private improvements for this project. The Street Modification Request, if approved will minimize public disturbance and provide adequate public access during and after development. Adherence to the erosion control plan will be necessary to control dust and storm water quality during construction. Special hours: No special hours are anticipated at this time to complete construction. However, weekend work may be necessary to complete the project on schedule; this will be determined by owner, contractor, and City of Renton. Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize disruption to traffic on SE 43rd Street and Davis Ave S. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction activities. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000158 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Clark 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, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 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: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 5, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $3.92 per square foot for medical care facilities. No fee for parking garage areas. This fee is paid at time of building permit issuance. Code Related Comments: ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000158 1. The fire flow is unchanged from the existing demand. A new fire sprinkler supply will probably be needed and one new fire hydrant will be required within 50-feet of the fire department connection for the standpipes and sprinkler system. 2. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire alarm systems in new and existing buildings shall operate as one 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 roadway. Required turning radius are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane signage required per code. 4. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Coverage shall be extended into and throughout the existing facility as well. 6. Standy power is required as follows per city ordinance. Standy power shall be provided to power all heating and refrigeration, communication and alarm systems, ventilation systems, emergency lighting, patient care related circuits and at least one elevator. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Sandra Havlik, 425-430-7520, cparks@rentonwa.gov) 1. See Attached Police Comments. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 5, 2019 TO:Clark Close, Senior Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:Utility and Transportation Comments for Chateau Valley Center Expansion 4450 Davis Avenue South LUA 19-000158 I have reviewed the application for the Chateau Valley Center Expansion at 4450 Davis Avenue South (parcel# 6391800010) on the adjacent parcel (parcel# 6391800125). EXISTING CONDITIONS The site is approximately 0.57 acres in size and is irregular in shape. The existing site is developed with an existing paved and gravel parking lot. Water Water service is provided by City of Renton The site is in the Talbot Hill service area in the 350 hydraulic pressure zone. There are existing 12-inch diameter City water mains located in Davis Avenue South and in South 45th Place that can deliver a maximum capacity of 4,800 gallons per minute (gpm) - (see Water plan no. W-0599). There is an existing 12-inch diameter City dead-end water main that ends near the northeast corner of the existing building that can deliver a maximum capacity of 2,800 gallons per minute (gpm) - (see Water plan no. W-3113). There are existing water services to the existing building including a 3-inch domestic meter, a 2-inch landscape irrigation meter and a 4-inch fire sprinkler stub with an interior DDCVA. The static water pressure is approximately 105 psi at ground elevation of 106 feet. The site is located outside of any Wellfield Capture Zone and outside of Wellhead protection area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch wastewater main located in Davis Avenue South (see City plan no. S-032505). The existing building has side sewer connection from the existing sewer main on Davis Avenue S. Chateau Valley Center – LUA19-000158 September 5, 2019 Page 2 of 8 Storm The existing properties contain an onsite storm water flow control and conveyance facilities constructed under a previous development (see City plan no. TED-3113). There are two existing 12-inch storm water main conveyance systems within Talbot Road South (See City plan no. R-1229). The project site is within the Flow Control Duration Standard – Matching Forested site conditions area. Streets Davis Avenue South is a Commercial-Mixed Use & Industrial Access Street with an existing right of way (ROW) width that varies between 50 feet to 58 feet as measured using the King County Assessor’s Map. The current roadway section is the following: pavement section ranges between 26 and 34 feet with a 0.5-foot curb and gutter, 5- foot landscape planter, and 5-foot sidewalk on both side of the roadway along the project site. CODE REQUIREMENTS WATER 1. The proposed water main improvements are required to be shown on the composite utility civil plan submitted with the Land Use Application. Renton Fire Authority has determined that the fire flow is unchanged from the existing demand. 2. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of additional fire hydrants as required by RFA. 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 fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler supply line shall be connected to the existing 12-inch water main in Davis Ave S. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA is currently shown inside the building and shall meet the City’s standard plan 360.5 for the installation of a DDCVA. i. The length of the fire line is longer than 50 feet and had too many bends, therefore the DDCVA shall be placed into a vault located adjacent to the right of way. See illustration below. Chateau Valley Center – LUA19-000158 September 5, 2019 Page 3 of 8 Chateau Valley Center – LUA19-000158 September 5, 2019 Page 4 of 8 c. Installation of a domestic water meter for the new addition to the building, the domestic meter shall be connected to the existing 12-inch water main in Davis Ave S. Separate meter is required for the residential use and for any commercial use. 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 is located on private property and shall be located within an easement. A pressure reducing valve (PRV) is required for the domestic water meter since the static water pressure exceeds 80 psi. d. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. A double check valve assembly (DCVA) is required for water meters for residential water use since the building is more than 3 floors (exceeds 30 feet in height). DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size 3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer and Water Utility. e. 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. f. Installation of a new landscape irrigation meter and double check valve assembly (DCVA), if applicable. 3. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer 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. 4. The development is subject to System Development Charges (SDCs) for water and fire service. This fee is payable at construction permit issuance. Below is a list of current SDCs and meter installation fees for water and fire service. a. The 2019 SDC for a 1” water service is $4,050.00. b. The 2019 SDC for a 1-1/2” water service is $20,250.00. c. The 2019 SDC for a 2” water service is $32,400.00. d. The 2019 SDC for a 3” water service is $64,800.00. The applicant pays for the meter and installs it. A $220.00 processing fee is due at the time of meter application. e. The 2019 SDC for a 4” fire service is $12,956.00. The development is also subject to fees for water connections, meter installation, cut and caps, and purity tests. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. Chateau Valley Center – LUA19-000158 September 5, 2019 Page 5 of 8 5. The subject property is within the (Valley General) Hospital and South Talbot Hill Water Special Assessment District (SAD) #8406 as established by City ordinance #3790 with recording no. 8403260504. Since the preliminary fire flow demand is over 1,500 gpm, the following assessments will apply: a. Tax lot 6391800125 Area Charge of $0.048 per square foot x (12,165 SF x 7 +10,300 SF) = $4,581.84. 6. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All proposed sanitary sewer mains shall maintain a minimum slope as outlined in the Department of Ecology Criteria for Sewage Works Design. 2. The indoor structured parking area must be connected to sewer. Oil/water separator is required for underground parking area. 3. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed in the development. 4. The development is subject to System Development Charges (SDCs) for sewer service. SDCs for sewer service are based on the size of the domestic water service. This fee is payable at construction permit issuance. Below is a list of current SDCs for sewer service. a. The 2019 SDC for sewer service with a 1” water service is $3,100.00. b. The 2019 SDC for sewer service with a 1-1/2” water service is $15,500.00. c. The 2019 SDC for sewer service with a 2” water service is $24,800.00. d. The 2019 SDC for sewer service with a 3” water service is $49,600.00. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. STORM DRAINAGE 1. A geotechnical report, dated June 20, 2019, completed by Earth Solutions NW, LLC, for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. The geotechnical report discounts the use of infiltration for the site based on the high ground water present. Geotechnical recommendations presented need to be address within the project plans. The following adjustments shall be made to the geotechnical report prior to Civil Construction Permit Application Submittal in order to address Best Management Practices (BMPs) listed as part of Renton Surface Water Design Manual (RSWDM): a. The geotechnical engineer shall evaluate the seasonal groundwater table as it relates to the location and depth of potential BMPs such as permeable pavement and similar BMPs. Specific groundwater infeasibility noted in RSWDM. Chateau Valley Center – LUA19-000158 September 5, 2019 Page 6 of 8 b. If the depth of groundwater is suitable for proposed BMPs, infiltration testing shall be performed within the proposed parking lot to determine if permeable pavement or similar BMPs are feasible. 2. Development Management Engineers, LLC with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated July 11, 2019 (revised August 28, 2019). Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six Special Requirements have been discussed in the Technical Information Report. a. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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. Special inspection from the building department is required. The project proposes a detention vault to address the flow control requirements. The following are items that will need to be addressed as part of the Civil Construction Permit Application: i. The detention system shall be located a minimum of 10 feet from any adjacent building. Location of vault will need to be evaluated and adjusted as needed to meet this requirement. ii. Targeted area not able to be routed to the detention vault shall be modeled as bypass area (i.e. unmitigated flow directed to the projects downstream point of compliance). iii. Lid and access panels for the detention vault shall be located outside of the ADA paths and stalls. b. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. i.Utility Separation will need to be provided. This includes separation between storm drainage mains the proposed detention vault. c. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of the project, Enhanced Basic Water Quality Treatment is required. The project TIR identifies approximately 3,000 SF of Pollution-Generating Impervious Surface (PGIS) and is exempt from Water Quality Requirements. i.A Leachable Material Covenant will be required to be submitted as part of the Civil Construction Permit Application in order to eliminate the roof material from as a source of PGIS. d. Onsite BMPs, RSWDM Core Requirement #9: 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, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. i. 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 required to apply additional on-site BMPs Chateau Valley Center – LUA19-000158 September 5, 2019 Page 7 of 8 in order to meet the minimum requirements outlined in Core Requirement #9. Permeable Pavement and other BMPs may be possible, see comments noted under the Geotechnical Report above. 3. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. The project is proposing to add approximately 0.353 acres of impervious surface. The estimated total SDC for surface water is $11,071.21. This is assessed based on the final approved civil construction plans and payable prior to issuance of the construction permit. TRANSPORTATION/STREET COMMENTS 1. The proposed development fronts along Davis Avenue South, a Commercial-Mixed Use Industrial Access Street, along the northwest portion of the property. Existing right-of- way (ROW) width varies between approximately 50 feet to 58 feet. To meet the City’s complete street standards for a Commercial-Mixed Use Industrial Access Street, minimum ROW is 69 feet for a 2-lane roadway. Per City code 4-6-060, half street improvements shall include a pavement width of 36 feet (18 feet from centerline), a 0.5- foot curb, an 8-foot planting strip, an 6-foot sidewalk, 2-foot clear zone between back of sidewalk and right of way, street trees and storm drainage improvements. The developer is required to provide the right of way and street frontage improvements on the half side of street fronting the subject development site. Right of Way dedication will be required in order to encompass the required roadway improvements and clear zone. a.The applicant submitted a modification as part of the land use application to maintain the existing roadway improvements fronting the subject property. Community and Economic Development Staff in conjunction with Pubic Works Transportation staff have reviewed the street modification request. Staff recommends approval of the modification given that the existing street section meets the transportation needs for connectivity, pedestrian access, and separation between vehicular and pedestrian movements. 2. Gibson Traffic Consultants, Inc. (GTC) provided a transportation memorandum dated May 29, 2019. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development (73 assisted living units) would average 190 new daily vehicle trips. Weekday peak hour AM trips would generate 14 new vehicle trips, with 9 vehicles entering and 5 vehicles leaving the site. Weekday peak hour PM trips would generate 19 new vehicle trips, with 7 vehicles entering and 12 vehicles existing the site. Increased traffic created by the development will be mitigated by payment of transportation impact fees. In accordance with City standards, the project produces less than 20 PM Peak Hour Trips therefore a full traffic Impact Analysis is not required. 3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. The document is available at: Chateau Valley Center – LUA19-000158 September 5, 2019 Page 8 of 8 https://edocs.rentonwa.gov/Documents/0/edoc/1074326/Trench%20Restoration%20a nd%20Street%20Overlay%20Requirements.pdf 4. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,109.46 per bed for Senior Housing. The estimated total impact fee for 73 assisted living units is $153,990.58. The transportation impact fee that is current at the time of building permit application will be levied. 5. Transportation Concurrency under separate cover. 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 City’s Website for the most up-to- date Civil Construction Permit Application submittal requirements. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. 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. Security Survey Page 1 of 2 LUA19-000158 PROJECT LUA19-000158 Chateau Valley Tower – Assisted Living City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET Location: 4320 Davis Ave S, Renton Estimated: 911 Calls For Service (CFS) Annually: 13 (second phase) RENTON POLICE COMMENTS: CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective crimi nal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Security lighting should be installed along sidewalks, foyers and pathways. Each assisted living unit should have individual designators clearly posted with numbers or letters at least 6” in Security Survey Page 2 of 2 LUA19-000158 height and of a color contrasting with the building. This will assist emergency pe rsonnel in locating the correct location for response. Latch guards should be installed on any and all doors leading from the outside in. Where egress might be an issue, bar-releases can be installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc. Pedestrian doors leading to the outside should require a code to enter and exit for security purposes in regards to your customer base. Any separate resident storage units should have latch guards and deadbolts inst alled. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for facility use, but accessible for waste management is recommended. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It’s not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents and employees feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. Based upon the needs of this facility’s residents there will be staffing onsite 24/7. Parking lot for both visitors and especially employees will need to be well lit to deter prowling activity. Miscellaneous I recommend the developer have a Crime Prevention Representative conduct a security survey for this facility once it is near completion.