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„,,. MR VAN GARD RENTON LLC Do FLo —'+I -a1 _ PRIXECT xx.P.R• MIXED USE BUDS =FACILITY CONSTRLGT PI NO,E MIN RETAIL MTH,E TR ST6 PORT.OF THE SITE WILL BE FENCED MTN RRO'ErtION TM a x R S.e:'KIN6CONTY WA CP A EXCEPT IS N.E. 4TH STREET CONATED TO BINS,FOR SE 1xTN ST AT AM!KEPT TM NW FOR ROADS °% ;m.ems,.„, ROOF PLAN — — SCALE 1,60• N•IBEE.• E' a i IIPIIII . AFFuewr >s coc 365 PROW ST el BONET WO MINOR AVE E SOME SF21 I - P s l Eli:” § •.MARK ,,,.,, ..xm s�5 s1on..,. I i I I N.ORALAR STaRA.E BASE >o Lp a 34, W a MR •s..T .end s & v N SITE PLAN gig §I .. °s� ..R ,NAPE. .T. DAILY INSTITUTE 0•TRA.FITRIPS�E, 3i �' ®I f® I �a,x°aao.lei TRIPS 9 21 ' a N' AM B,PEAK AvERASE DAILY MPS La 1 j I Eioo smve rs� LAND AREA ]44T10 SF(56 AC) a j i s. IK. \ - p k 1y1y - u-k w PAv1W.AALK. OFFICE-RETAIL sDw p., p55 w CARETAKER RES 440 DLD.FOOTPRINT 33990 SF(34%) PA,.•,wLK. 74352 SF >a sp. o <].' m J•' a•�' IMPERVIOUS AREA 150342 SF(65%) I lSTo Y pep F. 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' L,k 4f11 dd6d,‘-,$-• L.A.), -619 - 9'515 • 102305 9012 102305 9032 102305 9047 Annette Hicks NORTHWEST PACIFIC ASSOCIATE NORTHWEST PACIFIC ASSOCIATE 20548 Se 159Th St 600 108Th Ave NE#343 600 108Th Ave NE#343 Renton,WA 98059 Bellevue,WA 98004 Bellevue,WA 98004 102305 9140 102305 9166 102305 9303 Timothy McClinoy David Wright Heinz Mjelde 4604 Ne 4Th St 14034 Se 122Nd St 5623 S Bangor St Renton,WA 98059 Renton,WA 98059 Seattle,WA 98178 102305 9351 152305 9001 152305 9002 NORTHWEST PACIFIC ASSOCIATE WEST COAST INVESTMENTS INC Robert&Pamella Minkler 600 108Th Ave NE#343 4502 177Th Ave Se 5 Lununi Ky Bellevue,WA 98004 Issaquah,WA 98027 Bellevue,WA 98006 152305 9031 152305 9034 152305 9036 George Bales Gregory Scott&Bot Galusha DALPAY PROPERTIES L L C 13401 156Th Ave Se 12815 138Th Se 4033 Ne Sunset Blvd Renton,WA 98059 Renton,WA 98059 Renton,WA 98056 152305 9039 152305 9046 152305 9048 WEST COAST INVESTMENTS INC Donald Hamblin Ricardo Beltran 4502 177Th Ave Se 13025 138Th Ave Se 2108 Blaine Se Issaquah,WA 98027 Renton,WA 98059 Renton,WA 98055 152305 9057 152305 9061 152305 9072 Larry&Sharon Griffith Daniel Meddaugh David&Candice Moberg 14217 Se 146Th St 14013 Se 128Th St 10701 Se 224Th P1 Renton,WA 98059 Renton,WA 98059 Kent,WA 98031 152305 9075 152305 9084 152305 9096 M S Baboldashtian Lawrence&Sharon Griffith WEST COAST INVESTMENTS INC 9007 E Harry St#1408 14217 Se 146Th St 4502 177Th Ave Se Wichita,KS 67207 Renton,WA 98059 Issaquah,WA 98027 --, 152305 9112 152305 9124 f _ 7 ." James&Paula Montgomery YI IN SUK&HYERANG ` . 2807 Burnett Ave N 4615 Ne 4Th St ti Renton,WA 98056 Renton,WA 98059 152305 9132 152305 9178 152305 9205 WEST COAST INVESTMENTS INC Robert&Pamella Minkler Paul Lindberg 4502 177Th Ave Se 5 Lununi Ky 13836 Se 131St St Issaquah,WA 98027 Bellevue,WA 98006 Renton,WA 98059 152305 9205 152305 9206 152305 9211 Paul Lindberg Paul Lindberg Donald Hamblin 13836 Se 131St St 13836 Se 131St St 13025 138Th Ave Se Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 152305 9212 152305 9217 152305 9222 Donald Hamblin Clyde Yahn Allan&Beth Shewchuk 13025 138Th Ave Se 14100 Se 132Nd St 1444 Peterson Swamp Rd Renton,WA 98059 Renton,WA 98059 Colville,WA 99114 152305 9223 152305 9227 769560 0010 Paul Lindberg KING COUNTY RIBERA-BALKO ENTERPRISES 13836 Se 131 St St 500 A King County Ad Bldg 13740 Se 246Th St Renton,WA 98059 Seattle,WA 98104 Kent,WA 98042 152305 9102 George&George Bales c/o Executive House Inc. 7517 Greenwood Ave N. 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[,7n, I • �w m°I sm.' ,,.t;.04,1,a,nv MET SPLIT FACED ALMETAL SIDING COW ELK PIERS / FETAL DR PM_ fIIHJIIJJJIHIfiIiJIIIJIIF5AL6oC61SC �lLTALGrtTER IarQ--- METAL -- g FI LR P a = ROLL UP DOOR SPLIT FACED /` TYPICAL SIDE ELVATION BLD6 F "MC ELK TYPICAL END ELEVATION BLDG F x.•.Iro•.r-O• Agliik SCALE Iro.ro METAL r ROOFING lligliiiiiiilliE , „�6u.rreR FETAL#FINS -MET FILLS eiT FACE CPG i _ _- _ _ � GrM:HAIL - - _ - META, c _ - -' = DOOR SPLIT FACE _ - WEST SIDE BLIPS.E SOUTH SIDE BLIPS.E SOALE ve•.Io• SCALE ve••ro• wmalME FETAL ROOFING / l' `'1 IIIII' FETAL ems/ Fer..l METAL SUTTER FETAL SIDI. ELDG E MPS.D 44.soils ' J 1_ D L WEST SIDE BLD6 D NORTH SIDE BLD6 E SCALE I/S C-o• SCALE Iro••I•o• FETAL ROOPIrG S METAL ,..METAL GUTTER l PIEEPTS ��� '''lie �'_ dlll6t -'METAL IN. " Y - - - - �- SKIT FADE LONG s - - - aOuc POLL r• EAST SIDE BLPS D NORTH END BLD6 D SCALE I/D C-C SCALE Iro.ro• METAL TRIM ROOPINS SPLIT PACED FETAL SIDING I j METAL -. - /CpL _ 0 /FETALDR O IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIfI FETAL DOOR METAL 6Urf6t l Dr+Evrs L 1 - - - - _ _ _ _ _ - - - _ ._. \SPLIT FAG® `pC.'x PERS TYPICAL SIDE ELEVATION 5LD6 G TYPICAL END ELEVATION BLDG G SCALE IM..I'-0• SCALE Iro..I.o• MR VAN SARI,RENTON LLG ®L4V�V AS�®coaav�s AFBco oo�Eo 3-139R Wan.. A.T sT- 'SSAOL,.A/-I/vA. 9G037 TEL (sas) ia2 a.52a AM,` Vb.,1'-0" "a� MR VAN SARI,RENTON LLG EUPLIMENTAL EXTERIOR ELEVATIONS 3as FATO ^'RSD g`z = WILDING C.D E 4 P is A5 rA SIDI. FETAL ROOPIN6 II111 1111111111111 If ..,,,,ET,BUTTER 4 DPEEPTS ..•,, .. • s:c .._. 1= = METAL PPa E - - �� 'J -- li SPLIT PACED . _ - - ~ J - - - BLK WEST END BLD6 L CONG ``R TYPICAL SIDE ELEVATION BLDS,L EAST END BLD6 L SCALE 1...-0• SCALE Iro'•Ib• xALe Iro.I-D- METAL TRIM • IT FAG® METAL 5D FETAL TRIM CQC BX PIES' I� NC ELK AL DR RA FECAL RLL I1Y5 SKIT FK.ID MET,51DIN5 / / IET,DOOR ET DR P l _ 1 1 1 1 1 1 1 1 1 1 1 1 1 1 III /eTAL BUTTER 4 PREPf5 / Li �—= 1 - r — SPLIT PACED I- EAST END BLD65 K TYPICAL SIDE ELEVATION BLD6.K LONL WEST END 15LD6 K xALE w•.ro' SCALE Iro•.ro• / \ FETAL ROOFING 1/1'11\ 1 I I I I 1 1 I 1 I I I I I I I I T I I I I I l I I 1 ' �rET, ,TS �,, 1 1 1 1 1 1 1 I 1 1 I �� III III" '�TRIM11 1IIIIHOOIIIIIIHIOI ill SOUTH SIDE SLOE'S M d N WEST END 15L1:76.N SCALE Iro••r-°• EAST ENDS BLD6S M C N SCALE Ire•.I•o• FETAL RODF119�( PETAL vol./ \ 12 rt FETAL Rlln ] METAL SIDINS :.•lrl l l l l_ I1 FNET..eY'TBi`I ,, _ illl /METAL Dom_l _ _ rM _ • • 1 , SPLIT PAGED CON.ELK PIERS WEST END BLDS,M SOUTH SIDE BLOCS J SCALE Iro.•I,o >- SCALE Iro••Ib' ./1111\ - • • . T. 2E FETAL PCOFINS • A � .�111k\ --.dilQt 111 1Ihh._'f , t- , -PI Ti. _ I, �111111 �1�„� _.■iilirililir.._ = . SPLIT FACE ❑ _ _ _ _ _ - - _ I. cDNc E R = _ _ - _ _ _ - • SPLIT FACE GONG ELK PERS EAST END ELMS J 3 NORTH SIDE BLD6 J WEST END SLOE.J SCALE Iro••ro• , SCALE Iro,r-v SCALE Iro•.ro• MR VAN BARD RENTON LLG ®AVE:l/ AasaCOATES AIRI0o-o rac-o- I< 3-13-95 .ammvs - Ida•=I'o' MR VAN bARD RENTON LLG - SUIT_IMENTAL EXTERIOR ELEVATIONS .. sa., ,A•ondr sr no issa Qua';,WA. S.037 re, (+3e) .sv3 eat Pv(LSD SI WILDIN60 J M!N :Al RI t P METAL _ I I I I ..... - - — — — IIj' 1II� I �I i' I .�wEr-..g�o _ • ° F ETA slDl. ._ _ = IN PLR I— f� FVN WALL ' FIN BRADS SOUTH SIDE 5LD6 B EAST SIDE OF BLD6 B sGALE Iro•.I c• SCALE iro••I o• / ` METAL ROOFINB ----- BRIE I I OLDS A _ — — = — sm....HK - _ __ _ §I U LT _ = _ = = r' = = _ _ _ = - —J WEST SIDE 5LD6 B SGA E -0• METAL ROOFE;6 AIL, FETAL`SDI. \ . T - ._..i�IlESZ IIIl,..__ --,-r n 1111111 HET, MET F L jE•IE 1 BGALE"D•' ;,g', 1§!. BLD6 B _ - _ _ _ _ _ I WE 5LD4 A SPLIT FACE`°"` P APPROXLNEOFXSn.w. �—_,° SOUTH SIDE 5LD6 A Y r. II��--�� FETAL ROOFS. k,. , I2A wrAL sours L. S dliii®liIiii . - I.<- I-- -IL I:- _ I _ mTim- ON SPLIT FACED _ __ - 5 5 z GONG ELK POSTS - '-' ` _ _ - _ TOR = - _ _ _- OF EXISTS.BRAVE L _ - _ / -' _ SPLIT FACE GONG = - _ _ = = _ - _ — ,4 ROX LA ELK AEASEASE STL N_ .BATE NORTH SIDE BLD6 A BGAiE Iro•-rv. MR VAN&ARV RENTON LLG a 3-13-A3 DAVIEV AEsa®COik-rEEs 66�80[I-00VECV r 1/8,1-0• Fr � ‘YW MR VAN&ARC)RENTON LLG SUTLIMENTAL EXTERIOR ELEVATIONS A4 Ss3 osoor sr H 'SSA oust+,WA. 9.027 TEL (s23) s92 6322 FP*RSD Hi U BUILDING'S A E 5 -: METAL INS ,1 I I.I I I , I I I l I I I I I I I I I I I I I I I I I 1 I I I I I I I I I' s / _..-- - -- _ _ _ _ - FETAL vra- _ _ _ _ _ - - ._ - -\SPLIT PAGED `ONC.aLK RERE NORTH ELEVATION ELMS.H scALe,re•.,-o• /FETAL ROO,. II IIIIIIIIIIIIHI11IIIIIIFFHH]III' AL .p+EP _ _ _ = : - -PETAL " _ - u y - -_ _7- - - - - - - - _ - - - SPLIT FACED CONC. ELK%ERS SOUTH ELEVATION BLD6 H SCALE,re•-,•4• FETAL ROOPPE IIIJIIIL IIIIIIIIIIIII 11111II1111111' T� • - - -_ \SPLIT FACED • r., CO,aLK PIERS NORTH ELEVATION BLD6 6 SCALE ve••,o• • • I I v, I I I I I I I I I I I I I I I I 1 1 1 1 1 I I I I I I I I I I I' ETAL 6UITEF r DYlFIS '/�A � _ _ _ Ft-rm..rx= _ I I I I = _I _ _ - - � - - � - - � ,. - - y FAQ® B K P1�--`'' SOUTH ELEVATION BLD6 6 METAL TRIM „l7+,14' '..'. VS SIG FACED./ FIEF FETAL 4D,N6 _ - _ - - —�v2 FE�AL DOOR - EAST END ELVES b S H WEST END BLD6S 6 d H =u.LE,re•=ro' scALE,re•.ro• MR VAN bARD RENTON LLG ‘4444- 3-13-99 RC 10.S [DAVIEV L4*aacaCO -o-E:S Apitoo-orra<o-r , ii84=1I-04 ,�, MR VAN SARD RENTON LLG WW SUTLIMENT L EXTERIOR ELEVATIONS 3a3 vas,r sr N 'SSAOCIni+,WA. 9a0a7 rsc (sz3) isa a3.22 uuww R512 a: Pg. BUILDINGS6•N 4x:A8 m Z L57.....41-: 0 1l S88'06'15"E o > D 80.02' Z 7 < il n •— / S88_06'75"E 300.08' E — — F. 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CO nal Planning/Building/Public Works a y 'w�`"'� -"� 1055 South Grady Way - Renton Washington 98055 W : ;; �� = .3 — ADDRESS SERVICE REQUESTED , , 4 3a Ft 9 9 F % , I,1 f ° R� , 6' Ft,. Y g. 4s At 1 ). Jo. 0 /1-03 a+Ro,,,„,3 coFR 152305 9075 �DE M S Bab than /8 9007E St#1408 Wichit S 67207 J�11 7/ i Sacs /.•�:.+,2 IIII11l II;II<<IililifillIIIII hill 1li111iliIIIiIIIIIII1Ill 1 Nallilll ;y p CITY OF RENTON cT ' w pl --Planning/Building/Public Works ' ° "" —* 1055 South Grady Way - Renton Washington 980552 59 9 << .�5 ao .� ® 5 * cc cc ADDRESS SERVICE REQUESTED $3aR 99 F •E RArl EI s. s/ 111E ** e>)'t1, 2- 7- 1 s 5 - iji °I 769560 00101 � RIBERA-BALKO ENTERPRISES 1 ipl 13740 Se 246Th St n _01-A__.:1 \ Kent,,WA 98042 Flint/4Q* Yt504&b-7Lj / 1 7'- 11 04/U1/WV FORWARD TIME EXP RTN TO SEND :RIBERA-BALIO ENT PO BOX 68562 5EATTLE Wt- '7?8i66-0S6.2 3iteaifd'VSOCIZ ' :PL13 Hilt lilil:ll11lll,lllillllilllllilIfill„J:Ilhisil,ltlillll 9 p CITY OF RF.NTON ea �, ,7 �pT r, rL / s' Planning/Building/Public Works w a . 0 (474 c � MAR 2 5'9 9 6''!r a9 � 0 .3 0 5 ;. 1055 South Grady Way - Renton Washington 98055 w .!Ida Tpl ADDRESS SERVICE REQUESTED a " PB ra 26B 03 26 99 ftN - oiT4az6e sliPtos �a 152305 9001 WEST COAST INVESTMENTS INC 4502 177Th Ave Se FNO SUCH WA 98027 ems. '� („z", (+ ADDRESS 0, • 1 RFT'JRh 7G SENDER 47. Wdl,� i r7r�' `i SII,�sI,�i,i,1 Ii*,iikiyis,I11)As��,,00,„I,i„I{,;,{,I,I,Ir,{iim I1,1 „ © CITY OF RENTON AT T —r w2 ��"—'”' sal Planning/Building/Public Works * w yE 4.�a•• `` * "i-%' 1055 South Grady Way Renton Washington 98055 o r MAR 2 5'9 9 '' ric, 5 ADDRESS SERVICE REQUESTED 0 3' ?-6 9 9 F ' i �t� ai�e EA. Yasi9i►ibt 152305 9034 Gregory Scott&Bot Galusha 12815 138Th Se Renton, WA 98059 I !�OTDELI VERABLE 6Ob/ AS ADDRESSED # avw ea UNABLE TO FORWARD `it RETURN TO SENDER a Wcta e) ?!x'r � ill 2. lillttlitl,il,, ,lilitt,ilitllttililt,llmlllitilfilillifllti 41 3-11> 14100 SE 36TH STREET SUITE 200 UU U BELLEVUE,WASHINGTON 98006-1334 (425)643-8400 iCi - 9 1999 (800)232-8871 FAX:(425)643-9139 rMorrisPihaENTON Gin G EXAMINER NEARING EXAMINER Real EstateServices CITY OF RENTON /R:No pm DEC 081999 ED CITY CLERKS OFFICE December 8, 1999 Mr. Fred J. Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton WA 98055 RE: Mr. Van Gard Self Storage File No. LAU99-038, CU-H Dear Mr. Kaufman: The Hearing Examiner's decision dated June 10, 1999 required that the applicant expand the retail component to between 10,000 SF to 12,000 SF. Enclosed is a revised site plan for the above noted project for your review and approval. A preliminary rendering of the proposed retail/office improvements has been included as well. The revised site plan consists of a total of 10,420 SF retail/office type space which is consistent with condition 4 of the Hearing Examiner's decision. The majority of the retail/office area is in a 9,020 SF building that is designed specifically to meet the requirements of a John L. Scott real estate brokerage office. John L. Scott has outgrown their current Renton office and is looking to relocate to our property. Their willingness to proceed with this transaction is conditioned on our obtaining site plan approval for the enclosed site plan. It is important to John L. Scott that their building is free standing and that we achieve the proposed parking ratio. John L. Scott is an established Renton business looking to expand its presence in the market and we are anxious to secure them as a tenant. The balance of the required retail space will be placed in a mixed storage and retail building directly south of the John L. Scott building. Those parts of this building facing N.E. 4th will have retail store fronts so the entire project will look like a single retail development from the street. We regret not being able to submit a revised site plan for your consideration at an earlier date but we have experienced significant problems in securing a credible tenant for the site. The interest we received was primarily from fast food restaurants, automotive related shops and gas stations. Those uses were not conducive to a 10,000 SF retail development as they all required a small building foot print and a disproportionate amount of land area for parking and traffic circulation. The two tenants we were working with at the time of our original submission elected not to locate in Renton. We have been marketing this space for over a year and this is the closest we have come to signing a lease. We are very excited about having an existing Renton retail tenant who is looking to expand their operation as a long-term tenant for our space. It is our understanding that the time period to appeal to City Council will be extended to 14 days after you have made a decision with respect to the revised site plan. Thank you for your consideration and should you require additional information, please contact either of the undersigned. Sincerely, MR. VAN GARD RENTON, L.L.C. Samuel Piha Wes Giesbrecht Cc: Peter Rosen c% CIT OF RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman July 26, 1999 Mr. Wes Giesbrecht Morris Piha Real Estate Services 14100 SE 36th Street,#200 Bellevue,WA 98006-1334 Re: Mr. Van Gard Self Storage File No. LUA99-038,CU-H Dear Mr. Giesbrecht: I have reviewed the request for clarification. This office is willing to extend the time to submit a revised plan and only imposed the initial 30-day limit to expedite the finalization of your permit. Most applicants prefer having final approval sooner rather than later. There is potentially one problem. That is the entire project is reviewed under this permit. The Conditional Use is for a self-storage complex as part of a mixed-use project. Clearly, expanding the retail component will reduce the external footprint of the self-storage component. Until final plans for the retail use(a mandatory aspect of the mixed-use)are submitted,there will be no approved permit. That means that the self-storage complex cannot proceed either. Given that determination,this office will extend the time period in which to submit a revised plan for six months. The earlier the entire plan is finalized,the earlier the entire permit becomes valid. If this office can be of further assistance,please feel free to write. Sincerely, • 1..--71-77t4SCCIL4("4—t — Fred J. Kaufman Hearing Examiner FJK:mm cc: Parties of Record 1055 South Grady Way - Renton, Washington 98055 -.(425)430-6515 ®This paper contains 50%recycled material,20%post consumer woo SE 36TH STREET SUITE 200 BELLEVUE,WASHINGTON 98006-1334 (425)643-8400 (800)232-8871 FAX:(425)64'-9139 rMorrisPiha RealEstateServices CITY OF RENTON J U L 1 6 1999 RECEIVED July 15, 1999 CITY CLERK'S OFFICE Mr. Fred J. Kaufman Hearing Examiner City of Renton 1055 South Grady Way RE: Mr. Van Gard Self Storage File No. LUA99-038, CUH Dear Mr. Kaufman: This letter is to request a clarification of your decision letter dated July 8, 1999. Our request for reconsideration included a provision to modify the 30-day time period in which to submit a site plan to your office for approval. As stated in our previous letter we are in the process of negotiating with two build-to-suit tenants for retail/office space. This process could take up to six months. The requirements of these tenants may be some variation of some of the concepts discussed to date and we would appreciate the time and flexibility to accommodate their needs. Your letter of July 8, 1999 does not address our request for an extension of the time period required to submit a site plan for your approval. Your consideration of this timing matter is an important element in making this a viable retail component. We would request that the time period to appeal to City Council be extended to 14 days after you have made a decision with respect to this timing issue. Thank you for your consideration and should you have any questions or require additional information please feel free to call or write. Sincerely, MR. VANGARD LLC es Gies re July 12, 1999 Renton City Council Minutes Page 247 MOVED BY KEOLKER-WHEELER, SECONDED BY EDWARDS, COUNCIL REFER TO THE ADMINISTRATION AND THE PLANNING& DEVELOPMENT COMMITTEE THE MATTER OF RESOLVING A LANGUAGE CONFLICT IN THE CITY CODE RELATING TO WETLANDS. CARRIED. Councilmember Keolker-Wheeler then referred to a letter from the Hearing 99 ,038 Examiner which described a potential change in the Highlands-area Van Gard Civl ' self-storage project should Council alter the Examiner's decision on the Campen Springs project. She asked the Administration to address the propriety of conditioning the terms of one project on another,completely unrelated development. ADMINISTRATIVE Chief Administrative Officer Jay Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 1999 and beyond. Items noted included: * IKEA has pledged$500,000 to the Renton Performing Arts Center being built as part of the renovation of Renton High School. * The Association of Washington Cities is urging cities to pay close attention to Initiative 695,which would replace the motor vehicle excise tax with a $30 license tab fee,and require voter approval of all tax and fee increases. The AWC warns that passage of this initiative could have significant budget implications for all Washington counties and cities. * Ramp metering will be activated on I-405 on July 19th * The Recreation Division's Annual Creative Kids' Fair on Thursday July 15th will feature free entertainment by Valentine's Performing Pigs and unicycle artist Greg Bennick. AUDIENCE COMMENT Lila M. Campen,4908 Talbot Rd. S.,Renton, 98055,thanked Council for Citizen Comment: Campen— allowing the Campen Springs development to proceed, explaining that she has Campen Springs Site Approval been trying for 20 years to sell her property for development. Citizen Comment: Buyce— Richard Buyce, 274 Thomas Ave. SW,Renton, 98055,urged the City to ban all Fireworks Ban fireworks within Renton. Saying that the disturbance created by fireworks seemed especially bad this year,he said many people violate the law and use illegal fireworks or set off fireworks outside of the allowed time period. Adding that fireworks are not conducive to community building,he suggested that the City instead sponsor a professional fireworks display for its citizens, perhaps at Gene Coulon Park. Councilman Corman replied that the Public Safety Committee considered this issue last year,at which time it expressed concern that the State,under pressure from fireworks manufacturers,has expanded the definition of"safe and sane" fireworks. Emphasizing that this only gives greater impetus for jurisdictions to ban fireworks,he nevertheless felt that it wouldn't make any sense for Renton to impose a ban if it doesn't have the resources to enforce it. Councilman Clawson agreed with Mr. Buyce that fireworks are a serious problem. He suggested that Renton levy a$500 fine on anyone possessing or setting off illegal fireworks. MOVED BY CORMAN, SECONDED BY CLAWSON,COUNCIL REFER THE MATTER OF FIREWORKS TO THE PUBLIC SAFETY COMMITTEE. CARRIED. CIT s OF RENTON LLt., Hearing Examiner Fred J.Kaufman Jesse Tanner,Mayor July 8, 1999 Mr. Wes Giesbrecht M . Samuel Piha 14110 SE 36`h,#200 Bellevue, WA 98006-1334 Re: Mr.Van Gard Self Storage File No. LUA99-038,CU-H Gentlemen: This office has reviewed the Request for Reconsideration in this matter. This office will modify that part of the decision regarding the wetlands,but finds no reason to modify the part of the decision requiring an increase in retail space to allow the Conditional Use Permit for the self- storage. A self-storage use is permitted in a mixed-use development by Conditional Use Permit. The retail component proposed by the applicant is insufficient to truly provide the "mixed-use" attribute necessary to sustain an approval of a Conditional Use Permit. A conditional use permit by its nature is discretionary so that while there may be no defined ratio for mixing uses,the proposal would not be acceptable if the retail component were not increased as required by the original decision. The decision will be altered to allow the applicant to modify the existing wetland and create the appropriate amount of new wetland if the City Council alters the decision in Campen Springs (File No. LUA98-039,SA-H). Therefore, a new condition shall be added which shall be: "6. If the City Council in the Campen Springs appeal(File No. LUA98- 039,SA-H)finds that the cited provisions are not applicable to Class 3 wetlands,the applicant may fill and recreate wetlands as originally proposed and as approved by Staff." If you are not satisfied with this decision, it may be appealed to the City Council within 14 days of this decision. If this office can be of further assistance,please feel free to write. Sincerely, *la ta, Fred J. Kaufman Hearing Examiner Cc: Parties of record 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 1410o SE 36TH STREET SUITE 200 BELLEVUE,WASHINGTON 98006-1334 (425)643-8400 (� (800)232-8871 (p� U d L5 FAX:(425)643-9139 rMorrisPiha JuN 1999 RealEstateServices CITY AMN HEARINGN ER June 24, 1999 Mr. Fred J. Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton, WA 98055 Re: Mr. Van Gard Self Storage File No: LUA-99-038, CU-H Dear Mr. Kaufman: Pursuant to Title IV, Chapter 8, Section 15 of the city of Renton's code. This letter is to request a reconsideration of Items 4 and 5 of the Hearing Examiner's decision dated June 10, 1999. Item 4—Retail Component The Hearing Examiner's decision requires that the retail component be expanded up to 12,000-sq. ft. and that a site plan be submitted for approval within 30 days. We have concerns relative to both the increase in retail area and the timing. A six month time period to submit a site plan for approval and a default approval of the 8,120 sq.ft. retail configuration delineated in Exhibit 7 would give us the flexibility to proceed with this project. Timing is an issue because we are working with two tenants on a build-to-suit basis. Each user has specific needs and will require a different site plan. It will be impossible to negotiate a transaction with either user and have a site plan ready to submit to the Hearing Examiner within 30 days. To obtain site plan approval for a building that is unique to a specific tenant and then have the deal collapse would be a waste of time for everybody. Although there is always a risk of a failed transaction,we feel that we can substantially reduce the possibility of a wasted effort by all parties if 6 months were allowed to submit a site plan to the Hearing Examiner for approval. 1 The issue of the 10,000-sq. ft. or 12,000-sq. ft. of retail is a non-issue if we obtain either of the build-to-suit tenants we are working with. Unfortunately,there are no assurances that we will be successful with these or any other build-to-suit tenants. At some point in time, signed tenants or not,we need to proceed with the project. If we are to proceed with a fully speculative retail development,without an anchor, care needs to be taken in design and layout to ensure marketability and to maximize the opportunity for tenants to be successful. After an initial flurry, the shop space in the QFC anchored center across N.E.4th St. has had difficulty in leasing the remaining spec shop space. Units with good visibility and access leased quickly at premium rates while space without these assets, even within the anchored center, has been difficult to lease. Contributing to a market saturated with marginal shop space would be undesirable. Site planning for a successful unanchored shopping center requires intricate balancing of numerous constraints. The dimensions of the property, size of parking stalls, aisle widths, radii for turning fire trucks, landscape requirements, parking ratios, optimum bay depths for retail tenants, sight lines ingress/egress plus an endless list of regulatory and market driven criteria need to be integrated into a viable final design. The alternative site plan submitted on May 25, 1999 and entered into the record as Exhibit 7 was the product of this process. To arbitrarily add 2,000-4,000 sq. ft. to the 8,120-sq. ft. depicted in this site plan does not enhance the quality of the proposed shopping center. In order to attract the widest spectrum of tenants to a spec building,the retail bays must be generic. Creating deeper bay depths than the market requires simply means awkward undesirable spaces that will be leased for less or difficult to lease at all. Building the spec project as contemplated in Exhibit 7 with the additional square footage creates marginal space that will be detrimental to the success of the project. As stated earlier, the concerns of additional retail are a non-issue if a build-to-suit tenant of sufficient size is attracted to the project. A six-month time period to secure such a tenant is important, and if successful, a revised site plan could be submitted reflecting this tenant's needs. If, after 6 months, a viable tenant is not found, we would request that the Hearing Examiner allow the project to proceed with the Exhibit 7 site plan. Obtaining a large commercial build-to-suit tenant would be in our best economic interest, however, in the event of proceeding with a spec building, we need to know that we have a viable project. Item 5 - Category 3 Wetland The Hearing Examiner's decision states that"wetland B cannot be altered" siting Section 4-3-110(K)(1) as the basis for this decision. However, on page 4,the report indicates that city council is currently scheduled to review an appeal involving the interpretation of Section 4-3-110(K)(1). It is our understanding that this matter is scheduled to be heard by City Council on July 8, 1999. It is our request that the Hearing Examiner reconsider his decision relative to this issue within the context of the direction to be provided by City Council. 2 From a practical point of view there does not seem to be any logical reason not to fill and mitigate the Category 3 wetland as proposed. This is a marginal wetland of low quality that has been artificially created by storm water drainage from Duvall Avenue and impervious surfaces on adjoining properties. It would seem to us that to create a larger wetland of higher quality would be a contribution to the public good. To deny the filling and mitigation of this wetland does not seem to provide any public benefit. It is our observation that other projects in the vicinity have filled and mitigated Category 3 wetlands. In particular the QFC project,across N.E. 4th Street to the north, filled 9,965- sq. ft. of Category 3 wetlands. Moving these wetlands allowed the site to be utilized more efficiently,but a strict application of Section 4-3-110(K)(1)would not have allowed this project to proceed its current form or density. By comparison we are proposing to fill only 1,400-sq. ft. of wetlands. The precedent established by the QFC project seems sufficient to allow our project to utilize the same principles related to Category 3 wetlands. Please note that we are proposing to fill only a portion of a larger wetland and intend to mitigate within the same wetland area. Under our proposal,the same drainage basin will have the benefit of an improved and larger wetland. • Our review of the City of Renton's wetland provisions seems to indicate that Category 2 wetlands do not have the same"feasibility" standard associated with their filling and mitigation as do Category 3 wetlands. Given that Category 2 wetlands are ecologically more significant one would logically conclude that the applicable standards would require a higher level of care. The Code is not consistent in this regard nor has section 4- 3-110(K)(1)been applied in its strictest sense in the past. Over the years, this property has absorbed storm run-off from adjacent developments and roadways. Water from Duvall Avenue and the Dairy Queen on the corner feed the Category 3 wetland. Four feet of fill has raised the eastern adjacent property, and the property owner has ditched the Category 2 wetland running beside his property. The ditch and fill terminate at the subject property where the water spreads out to create the Category 2 wetland. Every year the wetlands increase as water flows in from adjacent properties. The value of the subject property has been severely impacted by the actions of its neighbors. Allowing us to fill and mitigate the Category 3 wetland as proposed would be some compensation for past abuses, for land lost, and the additional cost for solving area drainage problems by increasing the capacity of our storm drainage systems. Based on the assumption that there will be a clear evaluation of Section 4-3-110(K)(1) in the near future, it is our request that the Hearing Examiner reconsider item 5 of his conclusion in a manner that is consistent with the direction to be provided by City Council. The request for reconsideration can be summarized as follows: 1. Extend the time period to submit a site plan for approval to 6 months. 3 2. Approval of the 8,120 sq.ft. retail configuration in the event an alternative site plan is not submitted within 6 months. 3. Allow for the filling and mitigation of Wetland B as proposed in the original application. It is our understanding that the appeal periods to City Council will be extended to fourteen days after issuance of your response to this request for reconsideration. Your thoughtful consideration of these issues is appreciated and we are available to answer any questions or provide any additional information you may need. Yours truly, MR. VAN GARD RENTON L.L.C. Wes Giesbrecht, Partner Samuel Piha, Partner 4 e • • CITY OF RENTON • • CURRENT PLANNING DIVISION ? .. . AFFIDAVIT OF SERVICE BY MAILING On the L day of "k - 1 , 1999, I deposited in the mails of the United States, a sealed envelope containing ' 1 it can vto( X-0.VVN I v1 documents. This information was sent to: Name Representing (Signature of Sender) S' LACIAra-- • 5e-e_nt4 STATE O= WASHINGTON ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that ,5"Q.,. -• ,ee signed this instrument and acknowledged it to be his/her/their free and voluntary act for the'-iases and purposes mentioned in the instrument. Dated: 4, I `) 9 Notary Publi n and for the State off hington Notary (Prin1MABILYN KAMCHEFF My appointm wuN EXPIRES 6/29/99 Project Name: Vet-I'\ Gtugi, Se_(f, S 1-0 trzt9 Project Number: LUfA 019 , U3X CU-M , G-(t NOTARY.DOC AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES ,being first duly sworn,upon oath, deposes and states: That on the 10th day of June ,1999, affiant deposited in the mail of the United States a sealed envelope(s)containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: G I n..firo SUBSCRIBED AND SWORN to before me this /0Ph day of • , 1999. 1(itj,jult Notary Public • and or the State of Washington, residing at ,therein. Application, Petition, or Case No.: Mr. Van Gard Self Storage LUA99-038,CU-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT i 11111111111111111111111111111111 1 Return Address: 20010817002701 City Clerk's Office CITY OF RENTON BS 11.00 City of Renton PAGE 001 OF 004 1055 South Grady Way KING7COUNTY, WA R`hnton,WA 98055 BILL OF SALE Property Tax Parcel Number: i5,2305-9/1K Project File# S eet Intersection, Address: 1.t1A - 99-038 /'� 477/sr. :i D0011.t./l�l~/l�E. 7�s nr& iiR sY Reference Number(s)of Ddouments assigned or released:Ad itional reference numbers are on page/0 . Grantor(s):rile Y111J GAI9,0-r(en/Ta/U 1-Lc- IGrantee(s): n 1. A loMSt+IniG'rnlJ t,ltiMtr" WAt�1--nY ccI A'Y ;1. Cityof Renton,a Municipal Corporation eEM w LEy No P4A2L 40c.E _ P 2•cor2U rEE5 . PEA421- ►g7-7 Li ow.. T+2.v57 o The Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to n the Grantee,as named above,the following described personal property: •— WATER SYSTEM: w-a$59 Length Size Type a 323 Lf ,,, /Zv12/4' --4-, L.F.of Z'//' Water Main L.F.of V/P Water Main 1.—' e z' C/{7Z V/I L( / 3 L5 L.F.of /0 V/P Water Main 0 . each of /0 " Gate Valves c:) C+ 02 each of /2 " Gate Valves 7- each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size Type S-a$59 26,y L.F.of ' Sewer Main OL.F.of " Sewer Main L.F.of " Sewer Main 2 each of 4/F " Diameter Manholes 0 each of " Diameter Manholes 0 each of " Diameter Manholes STORM DRAINAGE SYSTEM: Length Size Type D-1-$59 33 L.F.oft Storm Line _�j '/ L.F.of /t Storm Line L.F.of Storm Line each of " 77PE r Storm IttlebLetttlet CB / each of " 7YPE// Storm Catch Basin each of Manhole STREET IMPROVEMENTS: (Including Curb,Gutter,Sidewalk,Asphalt Pavement) /5/����e Curb,Gutter,Sidt..Walk y99 L.F. 5/0EWfiLK' 1/F7 Asphalt Pavement: 3 85- SY or L.F.of Width STREET LIGHTING: #of Poles a 00!-0059LAti By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors, administrators and assigns forever. H:WILE.SYS\FRM\S4HNDOLTI\BILLSALE.DOC\MAB Page 1 Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year aswritten below. 7/"- --4/1X/7 1-ng_ vPs e-'1A roN L C WE 172±.2i— k-oht INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument,on oath stated that he/sheJthey was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such c;a party/parties for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) _ My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING On this day of ,19 ,before me personally appeared to me known to be of the corporation that executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein mentioned,and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: Page 2 STATE OF WASHINGTON) ) ss COUNTY OF KING ) On this 11th day of July, 2001, before me, a Notary Public in and for the State of Washington, personally appeared Wesley Pearl, personally known to me (or proved to me on the basis of satisfactory evidence)to be the person who executed this instrument, on oath stated that he was authorized to execute the instrument, and acknowledged it as the Co-Trustee, of Pearl 1977 Living Trust, to be the free and voluntary act and deed of said company for the uses and purposes mentioned in the Instrument IN WITNESS WHEREOF, I have hereunto set my hand and official seal ear first above written. MELOY MAREE MARTIN J Melo aree Martin STATE OF PIASHlNGTON NOTARY PUBLIC in and for the State of NOTARY --°-- PUBLIC Washington, residing at Mercer Island ccp C:Y EXPI ES 9-12-04 My appointment expires 9-12-04 cv STATE OF WASHINGTON) ) ss COUNTY OF KING co ) On this 11th day of July, 2001,before me, a Notary Public in and for the State of Washington, personally appeared Alice Pearl, personally known to me N (or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, on oath stated that he was authorized to execute the instrument, and acknowledged it as the Co-Trustee, of Pearl 1977 Living Trust, to be the free and voluntary act and deed of said company for the uses and purposes mentioned in the Instrument IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. 7(M / 244„e_ J Mel Maree Martin MELOY MAREE MARTIN NOTARY PUBLIC in and for the State of STATE OF WASHINGTON Washington, residing at Mercer Island NOTARY --°-- PUBLIC My appointment expires 9-12-04 CO,4:13SIC 1 EXPIRES 9-12-04 STATE OF WASHINGTON) ) ss OUNTY OF KING ) On this 11th day of July, 2001, before me, a Notary Public in and for the State of Washington, personally appeared David D. Azose, personally known to me (or proved to me on the basis of satisfactory evidence)to be the person who executed this instrument, on oath stated that he was authorized to execute the instrument, and acknowledged it as the Manager, of Mr. Vangard —Renton LLC, to be the free and voluntary act and deed of said company for the uses and purposes mentioned in the Instrument IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. Melo Maree Martin NOTARY PUBLIC in and for the State of MELOY MAREE MARTIN Washington, residing at Mercer Island STATE OF WASHINGTON My appointment expires 9-12-04 I.O T ARY--•-- PUBLIC ca L'Y COW.II5SIC:1 EXPIRES 9-12-04 ess ea as Q cs 0 June 10, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H LOCATION: 4700 block of NE 4th SUMMARY OF REQUEST: To construct self-storage facility consisting of 11 buildings, with an additional retail building of 3,840 square feet. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on May 18, 1999. PUBLIC HEARING: After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 25, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,May 25, 1999,at 9:05 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Site plan Exhibit No.4: Landscape map Exhibit No. 5: Building elevations Exhibit No.6 Memo from Wes Giesbrecht to Peter Rosen dated 5/24/99 Exhibit No. 7: Alternative retail site plan Exhibit No. 8: Wetland B map The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager, Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant requests approval of two conditional use permits in order to construct a self-storage facility. The first permit is required to establish Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 2 a self-storage use in the Center Suburban Zone,and the other permit is required where a proposed use exceeds 65,000 square feet in building area. The self-storage facility would consist of 11 buildings for a total building area of 80,150 square feet. There is a separate retail building that is approximately 3,840 square feet with a second story manager's residence. This building is located along the frontage of NE 4th Street with the self- storage buildings located toward the rear of the property. The subject site is narrow where it fronts NE 4th and the applicants attempted to maximize their use of the frontage with a commercial building with the parking located on the side and behind the building. The proposal includes a 15 foot landscape buffer along the south property line where it abuts the residential zone. There are a total of 40 parking spaces provided, 16 with the retail/office use and 24 spaces in front of the storage units. Access to the site is through a single driveway off NE 4th and a gated emergency access from Duvall Avenue on the west. There are two existing wetlands on the site. The Category 2 wetland of 14,300 square feet in the southeast corner will have a 50 foot buffer maintained from the wetland edge. Wetland B of 5,172 square feet in the very southwest corner of the site is a Category 3 emerging wetland. The proposal would impact approximately 1,400 square feet of the north portion of that wetland and the applicant proposes to compensate for that impact by creating a wetland adjacent to the preserved portion of the wetland. Because of the site constraints and the size requirements for the self-storage proposal,there is no feasible location for the proposed development without impacting this wetland. The Environmental Review Committee(ERC)issued a Determination of Non-Significance-Mitigated on April 20, 1999, and several mitigation measures were imposed, including payment of traffic and fire mitigation fees, increased storm water detention on the site,staking of outer edge of wetland buffers prior to grading or construction, and maintaining temporary erosion control. The subject site is located within the Center Suburban Comprehensive Plan designation. The overall intent of the designation is to create intense urban mixed use districts which are pedestrian and transit oriented with a visual and physical focal point for the surrounding residential area. The City's Neighborhood Strategic Planning Division had issues with the use of this project for the site,particularly with respect to intense mixed commercial use and pedestrian and transit accessibility. A discussion ensued regarding other uses for the site and the physical constraints. The second conditional use permit addresses the limitation for a single use of 65,000 square feet. The code allows for a conditional use to exceed up to 40%,or 91,000 square feet. The intent of the code provision to limit individual uses is to encourage a mix of uses and a more intensive mix and utilization of land. While the size and extent of the self-storage facility may not advance those policies,the proposal is located within the center of the site so it is not using up the commercial frontage. The subject site is located within the Center Suburban Zone and self-storage facilities are permitted as part of the mixed use. The retail/office along the frontage comprises only 6%of the total building area and in most cases could not be supported as a mixed use development; however,because of the size and configuration of the property, it precludes a larger commercial development on the site. The proposal meets setback requirements of the zone, along with building height, lot coverage and landscaping requirements. Staff is recommending that sight-obscuring landscaping be extended from the south to the southeast corner of the site adjacent to the residential zoned property. The code requires dumpsters to be screened, but this was not shown on the plans. Staff is therefore recommending that this be shown to meet the code standards by the applicant. Regarding community need for this project,there has been significant residential growth in the vicinity of the project site. According to the applicant there are three other self-storage projects that serve this area, and they are 98 to 100%occupied at this time. Therefore,the proposed location would not result in an over- concentration of self-storage uses in the immediate area of the site, and would satisfy a need in the community. Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 3 The proposed facility generates few peak hour traffic trips and produces minimal noise and glare impacts. Public services and utilities exist to adequately serve this project. Staff recommends approval of both conditional use permits,with the following conditions: (1)compliance with the ERC mitigation measures;(2)applicant provide staff with further information to show that the dumpster is adequately screened;(3) applicant revise the site plan and landscape plan to extend the sight- obscuring landscape buffer to screen the storm water facility in the southeast corner of the site. Wes Giesbrecht,603 Stewart Street,#919, Seattle,Washington 98101,applicant representative herein, stated that the original intent was to assemble the adjacent properties and do a retail development at this location. That was not possible and alternatives were then investigated for the site. The retail building was a direct result of the City's requirement to have a pedestrian-oriented facility along NE 4th. Mr. Giesbrecht related the various alternatives that were explored by the applicant. An alternative retail site plan was submitted showing an increased amount of retail along the frontage of NE 4th. Samuel Piha, 14100 SE 36th Street,#200,Bellevue,Washington 98006, applicant representative herein, responded that the hours of operation for the facility would be 6:00 a.m.to 9:00 p.m.during the winter and 6:00 a.m.to 10:00 p.m. during the summer for the gate,and office hours are 9:00 a.m.to 6:00 p.m. seven days a week. Tom Huxtable,3176 NE Sunset Blvd,Renton, Washington 98056,an interested party, stated that he has been searching for a site to relocate his real estate office. He contacted applicant and felt that the subject site would meet his needs for visibility and traffic flow. Garry Marshall, 15248 SE 39th,Bellevue,Washington 98006,owner herein,gave a brief history of the site and its acquisition by his partnership. He responded that there was a need for this type of a facility in the developing area,and felt the storage units were well designed and were not visible because of the site constraints. Also because of the site constraints,he felt this was a good use of the property. Brad Corner, 2621 2nd Avenue,#1001, Seattle, Washington 98121,owner herein, stated his concerns regarding the City's Long Term Planning comments for this project, and disagreed with their projections. He discussed the economic feasibility of this project and further detailed the history of their efforts in developing this site. He also described the uses that had been considered,the frustrations with the adjacent property owners,and the developers that had been consulted to invest in this site. Ken Romano,P.O. Box 1573,Renton,Washington 98056,adjacent property owner,concurred with Mr. Marshall in his assessment of the property as a dump station. He was in favor of this proposal,but would prefer the alternative, larger retail version of the site plan. Neil Watts, Development Services,City or Renton, 1055 S Grady Way,Renton, Washington 98055,responded that this site is served by the City of Renton for its sewer and water. He further stated that Development Services supported this application for the site. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:35 a.m. Mr. Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 4 FINDINGS, CONCLUSIONS & DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Mr.Van Gard Renton LLC,filed a request for two conditional use permits for a commercial complex consisting of retail space and a self-storage facility. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the south side of the 4700 block of NE 4th Street. The site is just east of Duvall Ave NE(138th Street in King County). 6. The subject site is approximately 5.6 acres. The site is an upside-down,T-shaped parcel. The upright of the "T"(north-south)is approximately 620 feet long. The crossbar is approximately 580 feet wide. The site has approximately 166 feet of frontage along NE 4th and approximately 330 feet of frontage along Duvall. A separate parcel owned by a third party is located on the actual corner of 4th and Duvall so that the applicant's frontages on those two streets are separated from one another. The 4th Street frontage is approximately 120 feet east of the intersection and the Duvall frontage is approximately 300 feet south of the corner. 7. The subject site was annexed to the City with the adoption of Ordinance 4470 enacted in August 1994. 8. The subject site was zoned to its current CS(Center Suburban)Zoning with the adoption of Ordinance 4404 enacted in June 1993. 9. Two wetlands are located on the southern portion of the subject site. The larger wetland,Wetland A, is located on the eastern portion of the site and has an onsite area of approximately 14,300 feet. It is a Category 2 wetland. It will be preserved and a 50 foot buffer will be provided along its margins. This wetland continues offsite. 10. Wetland B is an approximately 5,172 square foot Category 3 wetland. It is located in the southwestern corner of the site. The applicant proposes filling the northern approximately 1,400 square feet of this wetland and providing compensation in the ratio of 1.5:1,or creating contiguous with it approximately 2,100 square feet of shrub/scrub wetland. This office is waiting for City Council review of an appeal involving the interpretation of Section 4-3-110(K)(1). That section does not permit filling a Category 3 wetland if development of the subject site appears otherwise feasible. 11. The Wetlands Ordinance provides that development for which there is no feasible alternative may displace Category 3 wetlands. Mr.Van Gard Renton LLC Mr. Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 5 Section 4-3-110(K)(1): 1. With respect to Category 3 wetlands, development having no feasible alternative location,provided all associated impacts are mitigated pursuant to subsection M12 of this Section. 12. As indicated above, Wetland B is located in an area where the applicant proposes some development, which requires relocating portions of the Wetland. If the code does not permit such relocation,then, those portions of the site would need to be reconfigured. 13. The applicant proposes developing what it terms is a mixed use proposal. It consists of an approximately 3,840 square foot retail building,with an approximately 1,440 square foot second story manager's residence and an eleven(11)building self-storage facility covering approximately 80,150 square feet. 14. The CS zone does permit self-service storage as a conditional use in a mixed use development. The Code is silent on what constitutes a mixed use development and does not specify any particular ratio of retail,office,or residential to self-storage use. The CS zone limits the overall building area to 65,000 square feet while a conditional use permit may be used to enlarge that by 40 percent(40%)or approximately 91,000 square feet. The applicant proposes approximately 80,150 square feet under a conditional use permit. 15. The City's division of Economic Development,Neighborhoods and Strategic Planning questioned what it termed the token "mixed use" aspect of this proposal which contains approximately 4,000 square feet of retail use on an over 200,000 square foot site(after excluding the wetland areas). That division does not believe that the proposal is compatible with a number of goals and objectives of the Comprehensive Plan. The CS zoning would permit a fairly dense floor area ratio of approximately 2.6,whereas the applicant proposes a ratio of only .35. Staff calculated it would generate only about 12 jobs,whereas the Comprehensive Plan suggests the Center Suburban should be a vital,active commercial hub and job-creating area. Staff notes that the zone now permits residential uses, although this is a late development and was foreclosed previously. Staff also did not believe that the expansion of the use beyond the 65,000 square feet was supported as it merely extends the low density use. Finally, staff believes that the low density use precludes the denser commercial and office uses envisioned and usurps land more appropriately suited for dense commercial uses. 16. The retail use would be located along NE 4th and set back 15 feet under revised plans. Code requires uses in the CS Zone to focus on the street and be set back between 10 and 15 feet. The building would be approximately 95 feet wide by approximately 40 feet deep. The driveway to serve it and the remainder of the site would be west of the retail use. Parking for the use would be located along the west and rear(south)facades. The retail use would be provided 16 stalls. As indicated,there would be a second story,which would house a residence for the resident manager of the self-storage complex. 17. The applicant proposes developing eleven(11)one-story, self-storage buildings to the rear of the retail use. The buildings would be arrayed in a mix of east-west and north-south alignments. Two of the buildings would be "L" shaped. The rest would be rectangular. They would contain a variety of self- storage cubicles in different sizes with access from both exterior bay doors and interior aisleways. There would be no bay doors along the south facade of the two southernmost buildings adjacent to residentially zoned property. Similarly,there would be no bay doors adjacent to either of the wetlands. Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 6 18. The front retail building would have a stepped-in,dormer appearance with peaked roof and a chimney furnished with a sign. It would have beveled siding above a base of concrete block and metal roofing. The building will be approximately 37.5 feet tall. 19. The self-storage buildings appear to be finished in a utilitarian exterior treatment of splitface concrete blocks, gently peaked,metal roofs with cupola rooftop treatment. The self-storage buildings vary in width and length. Many of the buildings are approximately 65 feet wide and range from 80 feet to over 200 feet long. These structures will be approximately 22 feet high. 20. Parking for the self-storage complex will be provided around the buildings to facilitate loading and unloading from the buildings. There will be 24 stalls for this purpose. 21. The applicant will be providing the required 10 feet of landscaping along the street frontage. There will also be perimeter landscaping and 15 feet along the south boundary abutting the residential zoning found south of the subject site. 22. The subject site is located in the Maplewood Creek drainage basin and the ERC imposed additional detention. The system will be located in the southeast corner of the site, south of the larger Wetland A. Staff recommended that the additional landscape buffer be constructed in this area sparing the wetland from intrusions. 23. The main driveway will be located along NE 4th Street. A gated, secondary emergency driveway will be located along Duvall. 24. The area is at the eastern edge of the City. There is a mix of uses with commercial uses located primarily along the NE 4th corridor and with a variety of residential uses located north and south of the commercial corridor. A new shopping complex, including a QFC store,was recently developed north of 4th across the street from the subject site. 25. Existing self-storage facilities in the vicinity are approximately 98%occupied. CONCLUSIONS 1. Before analyzing the main proposal,this office will have to discuss the Category 3 wetland and the City's criteria which requires that there be no feasible alternative for development before moving a Category 3 wetland. Clearly,the majority of the site can be developed but at a somewhat reduced density if portions of the wetland cannot be filled. Therefore,development of the site is not infeasible. The buildings and driveway located in this region will have to be relocated or removed and the wetland left intact. Conditional Use Permits 2. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest,will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36(C)which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 7 c. There will be no undue impacts on adjacent property; d. The proposed use is compatible in scale with the adjacent residential uses, if any; e. Parking,unless otherwise permitted,will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and i. Adequate public services are available to serve the proposal. There are two conditional use permits needed. One conditional use permit is needed to establish a self- storage complex in a mixed use development in the CS Zone. The other conditional use permit is necessary to allow a use over 65,000 square feet in the CS Zone. Both appear justified, although approving them will not necessarily advance the full purposes of the Comprehensive Plan and will not necessarily provide the best use of the site. 3. Developing a majority of the subject site with a self-storage complex appears to be an underutilization of a promising site. As one witness testified,they look forward to leasing space for a real estate office on the site. Similar uses might have been encouraged given sufficient energy directed at marketing to the right mix of uses. While the owners had tried to attract QFC,the parcel size and shape apparently did not lend itself to that use. That does not mean other uses of retail and commercial nature would not find the site worthy. 4. The property owners raised a number of philosophical as well as economic issues. They believe that this is the best use that can be made of this property since it has limited frontage(retail exposure)along the primary corridor of NE 4th Street. They have been trying to market the site for approximately 10 years and they encouraged the QFC development for their site but it was found unsuitable and went in across NE 4th. They claim that now is the time to develop this property. Their ten year investment is ripe. This argument takes for granted that property investments have to increase in value and they must pay for themselves within a certain period of time. There is no rule that real estate must appreciate in value. They may have invested in this area prematurely. As circumstances show,this area has only recently become "hot". The QFC complex may just be the right spark to ignite further interest in this site. It might be the focal point for encouraging additional traffic to this area and therefore, it might be premature to dedicate this site to almost entirely self-service storage use. It does not generally meet the goals of the comprehensive plan for pedestrian-oriented commercial and retail uses. It does not exploit the natural features of the wetland that could make an aesthetic backdrop for a restaurant or other uses. Instead the self-storage use turns its back on these features. As noted,establishing a popular retail use could be sufficient to encourage visits to the site,especially when coupled with the uses on the nearby QFC site. Having the patience and the creativity to find such a use might take time and experimentation. While staff suggested the self-storage use might be an interim use, it will foreclose for the immediate future uses that may be more in keeping with the Comprehensive Plan. 5. Then again, it might be in the property owners' interest in income flow and City's interest to add to the tax base to allow what the applicant proposes. To some extent the site does lack a complete corner exposure which does limit its visual impact on the passing public. The proposed use will not generate Mr. Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 8 significant traffic during peak hours reducing its impact on the commute. It should not generate too much noise. The proposed use will minimize any activity around and intrusions into the wetlands. 6. The proposed complex is not geared to pedestrian or transit usage as envisioned for this area by the Comprehensive Plan. It does address the street by having the small retail use located within 15 feet of the property line. It is not as intense a use as that plan also envisions. It does provide what appears to be a service, self-storage capacity, for which there is a growing demand. It does preserve the natural features of the wetland as suggested by the Comprehensive Plan. The additional square footage requested in the second conditional use further spreads out the complex violating the principles of scale suggested for the CS zone by the Comprehensive Plan. At the same time,the self-storage use will hopefully be reasonably well hidden by its setback. 7. Since it appears that the proposed square footage and general use is not as compatible with certain goals and policies as enunciated by the Comprehensive Plan and Long Range Planning,the applicant should modify the proposal. The applicant should increase the retail component to between 10,000 and 12,000 square feet and reduce the self-storage component by a commensurate amount. The retail use can expand on the themes suggested by Exhibits 3 (the current plan)and 7(the alternative plan). 8. As noted,there appears to be a demand for self-storage facilities. There are a number of multi-family complexes nearby which generate demand for such storage. So,there is a community need for the complex, although it is the type of use which could have been located in a more isolated location,to avoid usurping prime commercial real estate. 9. The generally one-story aspect of the self-storage component of the proposal and its location in the center of the property and away from street frontage view should minimize impacts on adjacent property. The ERC imposed greater storm water detention requirements to further minimize impacts on downstream properties where erosion has been a problem. It is anticipated that the setbacks combined with the landscaping and the wetland setbacks should contain noises and light and glare minimizing disturbances on the adjacent residential properties. 10. Again,the modest height of the buildings and their internal location should be compatible with the scale of adjacent uses and particularly with the single-family zoning found south of the proposal. 11. There is adequate and appropriately located parking to serve both the retail and self-storage use as submitted. An expansion of the retail component will,hopefully,not throw the parking out of balance. 12. The primary driveway appears to provide reasonable access to the site. A gated second driveway should be adequate to handle emergency situations. Pedestrian paths appear to connect from the sidewalks to the interior of the site. Security will probably hamper access from the west. 13. The alignment of the buildings and their bay doors should minimize noise impacts to adjacent properties but there will probably be some spillover that would be anticipated with any development of a vacant property. 14. The applicant has provided the code-mandated landscaping along the frontage and appropriate property lines. 15. There are adequate public services to serve the proposed use. Mr. Van Gard Renton LLC Mr. Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 9 16. In conclusion, it appears that the proposed use is an unexciting,generally utilitarian addition to what appears to be a newly emerging vital area of the City. It is unenthusiastically endorsed by staff. It appears to be a minimally acceptable proposal for this parcel of land. DECISION: The two Conditional Use Permits are approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant shall screen or fence the dumpster facility subject to approval of Development Services. 3. The site plan and landscaping plan shall be revised to extend the sight-obscuring landscaping buffer to screen the stormwater facility in the southeast corner of the site. 4. The applicant shall increase the retail component to between 10,000 and 12,000 square feet and reduce the self-storage component by a commensurate amount. The retail use can expand on the themes suggested by Exhibits 3 (the current plan)and 7(the alternative plan). This revised site plan shall be submitted within 30 days to the Hearing Examiner before this decision becomes final. 5. Wetland B cannot be altered. ORDERED THIS 10th day of June, 1999. lam- 4 FRED J.KA MAN HEARING E MINER TRANSMI 1"1'ED THIS 10th day of June, 1999 to the parties of record: Peter Rosen Wes Giesbrecht Samuel Piha 1055 S Grady Way 603 Stewart,#919 14100 SE 36th#200 Renton,WA 98055 Seattle, WA 98101 Bellevue,WA 98006 Tom Huxtable Garry Marshall Brad Corner 5176 NE Sunset Blvd 15248 SE 301h 54 2621 2nd Avenue,#1001 Renton,WA 98056 Bellevue, WA 98006 Seattle,WA 98121 Ken Romano Neil Watts P.O. Box 1573 1055 S Grady Way Renton,WA 98056 Renton, WA 98055 Mr.Van Gard Renton LLC Mr.Van Gard Self Storage File No.: LUA-99-038,CU-H June 10, 1999 Page 10 TRANSMI r1'ED THIS 10th day of June, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jana Hanson,Development Services Director Chuck Duffy, Fire Marshal Mike Kattermann,Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson,Econ. Dev. Administrator South County Journal Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,June 24, 1999. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact,error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • r tIn ep.4-0.-z-FT0:. • t Li?? , o c • ' '" .....13 -,.." ... • 7 -••t P I•E 1.T II E E I 1 _.....--1 ei3 I • $•Ate_ '"7..!i .•••• a,. f.-.6.-..A.'-.-..W.; e• I r. SP 4,4 r; NE •••r.•••• L ..- .. ..2",,,i.. ___ ______0_,_- ......siu .4/I I be 11-..----.„„,__..rarl.n.•;„,.-c....seir:i..;..,-.11..7..:".,.. ,.............,,:... ..... i . , lit 7a J... ....i •-•,. •• ..••,: . , • •-. ._-., .,s L., •• • • : ••• _ , 12. --. III r r• RE 6 z . i • . 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' *, SEAL- - • - I LTA ;war j •.,.. 'E..:I.'.... ""7 6 ' .•• •••1•-• ...• .4.8,• R-.T.:;41 '' - 'Pt 4 it..A , i -,.,....":"..11' No••••,..-•••• • - •4 t.,.4_."4",..r........:'' '':...,.•:....,••; --.. . /. .. •:,•,,,•.;..--,...,.-- ii. I cH`f,-.1,`Celf;;:TI:trieS"CE m=TmEs.m. 11E1 pi n.:•,..I•;r:•• :,.r.,......f• .........4,,.1.. ,.......,: ,.• 98308.03 •. •.,A. •':. CR/P*11C SCALE ___cam___I ..ii .., • SE , . 1ST ;••••;;4 • • , - ... •1 ,rf•••• BUSH. ROED & HITCHING'S. INC. .,_ IiI -• ..--.-.'''.-;eq.., 1 i, 1-171 ,f,•,.; „.:„••".1....".1.01:,.,....‘ .„"•4),"a.'• .. %.,••••- 1.-ri-I '"' : ,;.. 1!52s2Npoas....... m.sm „......... •-••••••••• ••• • yarll11.••••4•4 MO VS-0 0 / , . 1 t i i :' F.7114:::11.1:;i4 4.'n•A 4.(111 r..0....‘ak'ZQ' " •a •..f I 1.^1•-.•i..1 7":: •........ca. .I. I.' (ono) ......101.. BRH "'"- ,..1.41- --71 . I I i I [ I I . • • o MR VAN GARD RENTON LLG EL' N.E. 4TH STREET j i. SCHEME 17 OFF ICE OFFICE-RETAIL 10420 j RETAIL o .l AIL ET SF CARETAKER RES 1440 STORAGE 19625 X 4 h I- OFFICE/RETAIL 10420/250.42 JS L.S CARETAKER 44 I. SHOWN 42 I J I / I' 60. r -4 i • .UMW,C --- -AMA 4 N L..] orriceI ' � rZ OIGe I RcM,, vi I 400 SF A-B L, 8100 SF z W • Q I zD — o SF ----- -- i I l• / • I — G — I i010, E NSF• H — sH5F I • 1 K L I i 1 i i • i ®ok V IG II W a e®may o A-r a e A,FR C 11 0 r a Il _,•r 12-I-99 PcH5,,,, SCALE I"c4O' 385 FRONT ST N /SSA QUAH,WA. 98027 TEL (425) 392 6522 DRAWV RSD h MR VAN GARD RENTON N.E. 4TH STREET I I SCHEME 17 / - 1 I RETAIL OFFICE-RETAIL 10420 I 40701E • 4020'3 CARETAKER RE-51440 p STORA /96 GE TB62S SE i. - OFFICE/RETAIL 10420/250.42 II 1 T.L.5..4-F CARETAKER 2 44 I . E0y1 42 I I I / I ....... I I1 r1nF1 ' 1 I C �:� $ N` ,o. W I. 4�X is orrice Mom,. ' VI I_ 14CO F 12-1.44 Li i woo SF rLso • Z •I - 100' Q I 3100Y --..�.... .. . /i s I M i Q • 1'I o,00I `Ex0o rI \. 11 i11 I 1 H \ j/ '�. \\ I max,- i • • 1. / . i 1 lk 6225 L 6V50 I I ! I • 1 , -----)rj __ N 6500, M 6500 I 1 I I. IDAVE ' DHSS®c aik-ras AERCO-OUTIECT 0Air 12-1-41a Aewsovs _ suit 1'a40' 385 FRONT ST N /SSAOL/AH,WA. 980.27 TEL (425J 392 6522 04AMY Rsp C CIT . OF RENTON eilL 1 Hearing Examiner Jesse Tanner,Mayor • Fred J.Kaufman December 16, 1999 Mr. Samuel Piha Mr. Wes Giesbrecht Morris Piha Real Estate Services 14100 SE 36th Street, #200 Bellevue, WA 98006-1334 Re: Mr. Van Gard Self Storage File No. LUA99-038,CU-H Gentlemen: This office has reviewed your modified plans. They appear to meet the original conditions of approval and this office considers the plans sufficient. This matter, therefore, is considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. If this office can be of further assistance,please feel free to write. Sincerely, .4..,j \ Fred J. Kau an Hearing Examiner FJK:mm cc: Parties of Record 1055 South Grady Way- Renton, Washington 98055 - (425)430-6515 N.E. 4TH STREET ('--•------------'--- — -------'—•-------'--------'--REMOVE EX15;R16 •--- I E%15TIN6 J5 STOP 516N ASP,.APPROACH IEM GRID APPROACH LANpSCAPIN6 -;M1//70PPA PERCITY SIDSP6RCfl VING / IL '. r - • 1 !ASTIN5 SPEED LIMIT S16N j 1 I ,..,--E%ISC.ER ��IOT'I'}�T�}�T�it` I • NEM GCMG u ' 1I Gazia IL Bel. SF 14110 I 3w I I E; DAIRY(WEER 30• 1 20•4 i ((Lyy..--��aa• J „,- 1 a I b IR�6 I. w I DuwIER �. . 1 10iLLOa188 I LANDSCAPING' — ASPHALT o MET POLL n / O PAVING GUARDRAIL 1 0 j j 1. 1 LANJSGAPM6 — 8 K:TP POEGORATIv[ 9 1 „LIFT � �_ p i bAT! �4'MIRE Z400 5F IM1 I��—� 1 bATE IC j 7KEYPAD�� `1T • I ! 1:'° 4O'S1e4' 21' I s — R 19 I a FIRE 1200 5F B 51 TE PLAN ao 4600 50 LANE 7Z00 5F SCALE I'•40• W• •1 O n 70 N I 3 W I N n 0 _ 1."-1n Z 31 W BLO2 S'E = > z I . Ty—. 1 < ' — /e'w C.1 ,P.[NcLK RETN MALL • / / ' • 588.06.15"E 3,p/f2 > I E GUARD RAID• ; Q j R ' 2100 SF n e - �'`.` ' '�� 5 , S /' /' `s i 1 BLK R[TAIN6 PALL • I = 1 �1 �MI FENL!w 'I I 6'w CI-FENCE ('• Cg Lw P05T5 1'1 i '/ ````i 1 i CO I § d J G 1 ; 11 M < I 1 I ; ' GUARD RAIL , CL j22 i 10730 5P I I I a Zar `' ``\ ,10• I �UFpQR 0'1 30• 10•. 30' 4 I n 30' --... i ,l I 9' 1 F FIRE 1 seso SF 6 4 ---" I GONG 1 ry1...., CURB ;/,1 LANE 122 123 139 123 126 12' 126 125 - I'3O -I' I. 1 1 /1 Za. ZZO' 'M C0.. ACN ((" [%IST1N6 vlTLAND� APNRO IFERb[NGYfe/ h r H ER CITY STDf \ - XIDN16 pANpSCAPIN6i \ yGATE II250 SF` • n _` 1 5600 SF'( ii5 I I SI 1,2 1 53 15. 1» I I3a 13, 136 I'^ /.ram I w 'i , 32' 130 t0•, 130• 32`. - 1 I L , I $' �ME TL ANO R1,EPLACEMENT/i K , 1 ,/' ` ' I i ; 1 , 6000 SF • MI FENCE W 1 i II ,1 `• :....,/ I /CMI POSTS I ,� ```` -i3 W3(I I 1' ' = ASP,. ALT J PAVING • O t 1 1 1401 1 r 'I 6500 5F 6eN 5F STORM DETENTION 4 I • I11I 1I' 130• IO- 130' 1 I /6'w CHAPLIN(PENCE _ 5 1 6 M T O B S G U R I N 6 L A N O S L A P I N 6 NB8'O9•31 Iv 587.61• _ SL34, t, 1T 0 .r N.E. 4TH STREET j i , = I s.�a,`I jam,,;® Elio► „ „ t!� , I l I /, tom= SCHEME 2 fT ';I�/� \ �kLL�� 0 '8INAL AraeNDCD OFFICE-RETAIL 3840 8120 1PP1440 STORAGE CARETAKER RES 80150 "1599O 1440 '' TOTAL 85430 SF 85550 SF illk{�'- �® OFFICE/RETAIL 348Or333=11 812O/333=24 CARETAKER 2 2 r,iaM . a I .�rj t s;. I s 7. €� !, ®` rc1 , _ A I ._ 66' 1 0 1 60' D B w w C z W Ea 1 r— 0o r,, G Ll 1 1,1 1 , 1 F s , LI _ H - i K L1 N M z . fL't, Fes#} 1 ,_ ,KTK Mti OCTAL vA+F..f \ 1 w r KTK ww I I 1 1 1 l l I l l I l l l I f l l l LI H*W '9"1.14 t •' I Kt r«t - 1 l',. 11 ._ KtK few •V .I KTK Ftl �T— �_. ._ KT f I I I1 1 '1 i -----_ i C \. - — - --- ,{// I .1 +1K�IIIfj71= C Q�J1 �.. lI1.I! .. .... I .1I: 1 � 'i *I. 1!I1 •.�rK�y �xrt.K� — , I ;1 CO.MOO TIT END ELEVATION e.Dsi C 1 M 9..L TYP SIDE ELEVATION eLo69 C.6 H K t L SOUTH ELEVATION__ eLDs O..ItTYP ENDELEVATION Duos.t.N was w.r.0 SEAL!Le•.ro w,e Mr.. - KtK• (/[� OCTAL _._..— __� TL •.Q. /ROOFS (- r, SQL I / • KTK VP. - i. IX _— -— - 1 • , L v]L—., r 1 of of., I t,.J 4C-T6 ___ _R \S- FKC rare \.8 0.qrt rKLD CLOCK^o•L CPC ELK FOCI POWS BLD6 J BLD6 E BLDG F \ 5 1t Mt.e.ull•Or.. ELEVATION FROM 135TH AVE 5E rxe w-.ra �'\ t-; KTK ROOF.n ./'I'l]L '?.I Kt,VP. UI.• ' L /,: r * A■ t I. pi-----t :k•TrIrrnIll I I I I)K Idd... �T�1 i I i I l l I I I .1, —. • �i [�I..� , r,; Q' - _ :r e '•• .•r1h wee..wft! ...,r • q e° vo,�_ "i— - o �— .J we- ,......�-" �� -- tD .j't„•ra 4 V r Q AMMO.LK OFe1MtMf ORM( __— - `__ -••+ e.y i• r['a-C t e•rt SOUTH SIDE BLDG A 1 I SAW , -//SPAGt ,K.K ROOMS KK ROOT ROM.* e` • DevIL SC*. ���fff 1 OCTAL6'/T.[RPAIIIIMIthilith ff».. KTK WTtEa __ -�j� . � ■ K1K RLVF.p KTK.[y>/.rtf •�1� —__�- -�-{-i_♦ lti[1]FF_ KTK COr.n ' KtK[a++a. LLiiLL.iLff--�LiW f6 I IIIIIII III III I ILIIIIIIIIII w7u uo anrr $olo l 111— 1MMEv *R,Ctb .FFRO.LK P CO51.'e t F.o.en CRAM !CH.sat SPLIT Flat Cot. Glad R..Ib(4. CLOP, FKM Ci ROG,IMMfO, NE 4TH STREET ELEVATION(NORTH) SIDE ELEVATION was w•.ro • j_q_gq DAVEY ASSOCIATES ARCH1ITECT ,[:;UA;�b• ��'� 4� MR VAN SAW RENTON LLG EXTERIOR ELEVATIONS oes e'.o.+r sr 04 'ss.ou....w.. 660)r ret. l*as)36s 66J) RSD i1 4e a.ww.w.....LA. [. T;A2 .. .. .: [....m.....mitm CITY OF RENTON HEARING EXAMINER PUBLIC HEARING MAY 25,_1999 AGENDA COIJIMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Mr. Van Gard Self Storage PROJECT NUMBER: LUA-99-038,CU-H PROJECT DESCRIPTION: Proposal to construct a self-storage facility consisting of 11 buildings for a tota building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story mar ager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15-foot wide sight-obscuring lanc scape buffer along the south property boundary, where abutting a residential zone. A total of 40 part ing spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self storage use. Access to the site is proposed from a single driveway off NE 4th Street. The^e are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of app•oximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not iirectly impact this wetland and the required 50-foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approximately 5,172 square feet on the site, and has bee i classified as a Category 3 wetland. The proposal would impact approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts by creating 2,100 squ:3re feet of wetland area (a mitigation replacement ratio 1.5:1) directly adjacent to the west edge of the preserved section of Wetland B. The proposal will require approval of two separate conditional use permits. One conditional use permit is req Jired to establish a self-storage use in the Center Suburban (CS) zone. The other conditional use per nit is required where a proposed use exceeds 65,000 square feet in building area. Location: 4700 blol:k of NE 4th Street and 300 block of Duvall Avenue NE (138th Avenue SE). AGI JDA City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: May 25, 1999 Project Name: Mr. Van Gard Self Storage Applicant/ Mr. Van Gard Renton LLC Address: P.O. Box 53290 Bellevue, WA. 98105 Owner/ Renton 5.76 Address: Gary Marshall, Managing Partner 15248 SE 39th Bellevue, WA. 98006 File A umber: LUA-099-038, CU-H, ECF Project Manager: Peter Rosen Project Description: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15-foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. There are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of approximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not directly impact this wetland and the required 50-foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approximately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The proposal would impact approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area (a mitigation replacement ratio 1.5:1) directly adjacent to the west side of the preserved section of Wetland B. The proposal will require approval of 2 separate conditional use permits. One conditional use permit is required to establish a self-storage use in the Center Suburban (CS) zone. The other conditional use permit is required where a proposed use exceeds 65,000 square feet in building area. PryectLocation: 4700 block of NE 4th Street and 300 block of Duvall Avenue NE (138th Avenue SE) City of Renton P/B/PW Department rreliminary Report to the Hearing Examiner MR.VAN GARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HEARING DATE:MAY 25, 1999 Page 2 of 10 B. GENERAL INFORMATION: 1. Owner of Record: Renton 5.76, Gary Marshall, Managing Partner 2. Zoning Designation: Center Suburban (CS) 3. Comprehensive Plan Center Suburban (CS) Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Commercial shopping center East: Commercial, undeveloped South: Residential, undeveloped West: Commercial, residential, undeveloped 6. Access: NE 4th Street, secondary access from Duvall Avenue NE (138th Ave. SE) 7. Site Area: 5.6 acres 8. Project Data: area comments Existing Building Area: NA New Building Area: 85,430 sq. ft. 80,150 sq. ft. —self-storage facility 3.840 sq. ft. —office/retail 1,440 sq. ft. —caretaker residence Total Building Area: 85,430 sq. ft. C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 4470 08/22/94 Comprehensive Plan 4498 02/20/95 Zoning 4404 06/07/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Center Suburban (CS), Zoning Use Table-4-2-070.K., Development Standards-4-2-120.A. 2. Parking & Loading Ordinance, 4-4-080. 3. Wetland Regulations, 4-3-110. HEXRPT.DOC City of Rent)n P/B/PW Department i-ieliminary Report to the Hearing Examiner MR.VAN C ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HE ARING DATE.MAY 25, 1999 Page 3 of 10 E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Land Use Element— Centers, Center Suburban (CS) F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant requests approval of two conditional use permits in order to construct a self- storage facility. One conditional use permit is required to establish a self-storage use in the Center Suburban (CS) zone. The other conditional use permit is required where a proposed use exceeds 65,000 square feet in building area. The self-storage facility would consist of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15-foot wide sight- obscuring landscape buffer along the south property boundary, to visually screen the storage buildings from the abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self- storage use. Access to the site is proposed from a single driveway off NE 4th Street. There are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of approximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not directly impact this wetland and the required 50-foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approximately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The proposal would impact approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area (a mitigation replacement ratio 1.5:1) directly adjacent to the west edge of the preserved section of Wetland B. Wetland B is a linear shaped wetland and it would be difficult for the applicant to avoid all impacts to this wetland and still have use of the west side of the site. The applicant has successfully avoided direct impacts to the larger, more valuable Wetland A and therefore is not utilizing the southeast part of the site. Given this site constraint and the size requirements of the self-storage proposal, there is no feasible alternative location on the site for the proposed development. The site design minimizes impacts to Wetland B, affecting only 1,400 square feet of the 5,172 square foot wetland. The proposed mitigation is adjacent to the existing, preserved portion of Wetland B. Thus, hydrologic conditions are present to favor successful wetland mitigation. Wetland B is described as primarily an emergent wetland that has been disturbed by clearing and grading. The objective of the proposed mitigation is to establish a scrub-shrub wetland, which is likely to improve functions and values over the existing emergent wetland. The proposed mitigation replacement ratio of 1.5:1 meets City code wetland requirements. The impact to the wetland was evaluated during the SEPA environmental review process. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on April 20, 1999 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated (DNS, M). The appeal period ended May 10, 1999 and no appeals were received. HEX RPT.DOC City of Rent)n P/B/PW Department Preliminary Report to the Hearing Examiner MR.VAN G+ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HE ARING DATE:MAY 25, 1999 Page 4 of 10 :I COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance, Mitigated (DNS, M): 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 2. The applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or construction activities on the project site. 3. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2-year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100-year storm event. 4. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitigation Fee is payable at the time of issuance of building permits. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is payable at the time of issuance of building permits. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH CONDITIONAL USE CRITERIA Section 4-31-36 lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: The subject proposal requires approval of 2 separate conditional use permits. Conditional use permit #1 is required to establish a self-storage use in the Center Suburban (CS) zone. Conditional use permit #2 is required where a proposed use exceeds 65,000 square feet in building area. HEX ZPT.DOC City of Ren an P/B/PW Department rreliminary Report to the Hearing Examiner MR.VAN(ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HE ARING DATE:MAY 25, 1999 Page 5 of 10 15A) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (1) COMPREHENSIVE PLAN LAND USE ELEMENT Conditional Use Permit#1 The subject site is located within the Center Suburban (CS) Comprehensive Plan designation. The overall intent of the "Centers" designation is to create intense urban districts. "The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point for the surrounding residential area." (Summary from Centers Introduction). Objective LU-Q: Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district. The policies as implemented by CS zone code standards, e.g. minimum lot size, height and setbacks, support the concept of more intensive development with higher floor area ratios than realized by existing development. The proposed single-story construction has a low floor area ratio (approximately .35), the CS zoning standards would allow a floor area ratio of approximately 2.6. Other retail developments recently approved in the area also have low floor area ratios, but this is mostly due to the high parking requirements for retail development. Retail development also provides more people activities such as shopping, jobs and services and promotes transit and pedestrian activity. The proposed self-storage use may not be as intensive a utilization of land as envisioned for the Centers. However, it does provide an essential service to surrounding residential uses and the use is permitted by the zoning despite its low-density character. The proposal site is narrow at the north end, with only 166 feet of frontage on NE 4th Street, and then widens toward the south end of parcel. The applicant has focused the retail/residential component of the project along the street frontage in an effort to comply with the directive of policies. The parking is located to the rear and side of the building to minimize the building setback from the street and promote pedestrian activity and an active streetfront. This aspect of the project complies with the intent of the policies. The applicant contends that the configuration of the site, with a limited amount of street frontage, could not support a larger, more intensive commercial development in the interior of the site. The site is also constrained by existing wetlands. The applicant asserts that self-storage buildings are flexible in terms of their size and dimensions and thereby the proposed use is more adaptable to the wetland constraints than would a larger retail building. The wetland area and landscape screening along the south property boundary buffers less intensive residential-zoned land uses to the south and east. This complies with Objective LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses from the impacts of urban activities within the Center. Conditional Use Permit#2 The proposed self-storage facility is 80,150 square feet in floor area, 15,000 square feet above the code limit of 65,000 square feet per use. The intent of the code provision is to implement policies limiting the scale of individual uses. Uses in the CS designation are to serve more than one neighborhood but not provide City-wide services. The size limit is also to encourage a finer-grain mix of uses; to promote a more intensive mix and utilization of land and foster pedestrian and transit use. Allowing a larger area of a low intensity use may be contrary to the intent of the CS center designation. While the size and extent of the self-storage facility does not advance the policies, the buildings are HEX RPT.DOC City of Ren on P/B/PW Department rucliminary Report to the Hearing Examiner MR. VAN CARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HI TARING DATE:MAY 25, 1999 Page 6 of 10 concentrated on the center and south portions of the site, thereby not usurping valuable commercial frontage and the facility would be largely screened from view from surrounding properties and the street. (2) ZONING CODE Conditional Use Permit#1 Self-service storage is allowed in the CS zone, (with approval of a Hearing Examiner conditional use permit), when part of a mixed use development. The code does not define mixed use; whether the mix needs to include a mix of land use types (e.g. commercial, residential, industrial), nor does the code specify a percentage or quantity of the mix of uses. The primary use proposed for the site is the self-storage facility comprising 80,150 square feet. The building along the street frontage includes approximately 3,840 square feet of retail and a second story caretakers residence of 1,440 square feet. The retail and residential portion equals only 6% of the total building area. In most cases this could not be supported as a mixed use development. However, the applicant contends that the shape or configuration of the site precludes a viable, larger commercial development on the site. Conditional Use Permit#2 The code allows for increases over the maximum area of 65,000 square feet per use, up to a 40% increase (26,000 square feet) for a maximum building area of 91,000 square feet. The applicant requests an increase of 15,000 square feet, to construct an 80,000 square foot self-storage facility. (3) DEVELOPMENT STANDARDS: (a) SIZE OF USE The applicant is requesting approval of a conditional use permit to allow an increase in the maximum building area. The CS zone allow for a maximum area of 65,000 square feet per use. This may be increased to a maximum of 91,000 square feet (40% increase) with approval of a conditional use permit. The proposed self-storage facility is 80,150 square feet which meets the maximum size standard. (b) SETBACKS: The CS zone requires a front/street setback of a minimum of 10 feet and a maximum of 15 feet. The proposed retail/caretaker residence building proposed along the frontage of NE 4th Street is setback 16 feet on the proposed site plan. The applicant has sent a letter that this is an oversight and the building would meet the maximum setback required. There are no side or rear setback requirements in the CS zone. The CS zone requires a minimum 15 foot sight-obscuring landscape strip where a CS lot is abutting a residential zoned property. The southwest corner of the subject site abuts an R-8 zoned property, with the remainder of the south site boundary abutting residential property located in King County. The proposal includes a 15 foot wide sight-obscuring landscape strip along the entire south property line. The landscape strip is planted with Douglas Fir at 15 feet on-center and large evergreen shrubs (Wax Myrtle and Strawberry Tree) which will adequately screen the site from residential properties. The southeast property boundary also abuts a residential zone (R-10) due to a recent annexation into the City. There is a large significant wetland on the subject property in this area which would provide some landscape screening of the facility. Avoiding disturbance to the wetland would preclude planting of an additional landscape screen. A stormwater detention facility is proposed in the southeast corner of the site. The sight- obscuring landscape buffer should be extended to visually screen the stormwater facility. HEY RPT.DOC City of Ren on P/B/PW Department r-reliminary Report to the Hearing Examiner MR.VAN(ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC HEARING DATE:MAY 25, 1999 Page 7 of 10 (c) HEIGHT The CS zone allows a maximum building height of 50 feet. The maximum building height of the 2-story commercial building along the street frontage is 37 feet 6 inches and the maximum height of the storage buildings 22 feet. (d) LOT COVERAGE Lot coverage for buildings may not exceed 65%. The building footprints (83,990 square feet) would cover approximately 34% of the total lot area (244,710 square feet). (e) LANDSCAPING A 10 foot wide landscape strip is required abutting public streets. The landscape plan includes a 10 foot landscape strip planted with street trees and lawn. A pedestrian connection between the street and building entry is also required. The plans show a direct connection to the building and a sidewalk around it, though it is not clear where the building entries are located. (f) ROOF-TOP EQUIPMENT It appears that roof-top equipment is enclosed and shielded from view. (g) REFUSE AND RECYCLABLE COLLECTION & STORAGE A dumpster is located in the parking area just south of the commercial building. The code requires dumpsters to be screened by a fence and/or landscaping. The applicant has not indicated screening for accomplishment of this code requirement. The applicant should provide staff with further information to show compliance with the code requirement. (5B) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. There has been significant residential growth in the vicinity of the project site, both single family and multi-family development. Close-by, convenient storage is an important service for residents, especially those living in apartments and condominiums. According to the applicant, there are three other self-storage projects that serve the area market and the applicant indicates that the existing facilities are 98% to 100% occupied. This indicates an extremely strong market and that there are not sufficient storage facilities to meet local demand. Therefore, the proposed location would not result in an over-concentration of self-storage uses in the immediate area of the site and the proposed facility would satisfy a need in the community. (b) That the proposed location is suited for the proposed use. The location and configuration of the site is suited for the proposed self-storage facility. The site is located close to a growing residential area and it is right off a major commercial arterial. The proposal site has minimal commercial frontage along NE 4th Street and the applicant proposes a retail building to front NE 4th Street. Therefore, the proposal would not commit limited commercial frontage land to a low-intensity use that is HEX RPT.DOC City of Rer ton P/B/PW Department ,-reliminary Report to the Hearing Examiner MR.VAN ;ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC H-EARING DATE:MAY 25, 1999 Page 8 of 10 counter to policies for the CS zone. However, there is sufficient frontage to provide visibility and exposure for the proposal. (5C) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (1) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. The proposed building footprints (83,990 square feet) would cover approximately 34% of the total lot area (244,710 square feet). The CS zone allows for a maximum of 65% lot coverage. (2) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. The proposal complies with the yard and setback requirements of the CS zone. Staff recommends that the applicant extend the sight-obscuring landscape buffer around the southeast corner of the site to visually screen the stormwater facility. (3) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belltowers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The maximum building height of the 2-story commercial building along the frontage is 37 feet 6 inches and the maximum height of the storage buildings 22 feet. The CS zone allows a maximum building height of 50 feet. The proposed buildings would not significantly obstruct views or sunlight/ventilation from surrounding structures and properties. (5D) COMPATIBILITY: The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82) The proposal site is located in a commercial zone and the development standards allow for construction of buildings that are greater in height and scale than what is permitted in the surrounding residential zones. The intent of the Centers is to allow for more intensive development than surrounding residential areas. The proposed buildings are low in height (the storage buildings are a maximum of 22 feet) and would not obstruct views. In addition, the storage buildings would be largely screened from surrounding residential properties by the wetlands, stormwater facilities, and landscaping around the perimeters of the site. Self-storage facilities generate few peak hour traffic trips, and produce minimal noise or glare impacts. Therefore, operations of the facility would be compatible with surrounding residential uses. (5E) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent(75%) of the lot coverage requirement of the HEX lPT.DOC City of Rer ton P/B/PW Department rreliminary Report to the Hearing Examiner MR. VAN 3ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC h FARING DATE:MAY 25, 1999 Page 9 of 10 zone, in which the proposed use is located, if all parking is provided underground or within the structure. (Ord.3903, 4-22-85) There are minimal parking requirements for self-storage uses, 1 parking space per 3,500 square feet of gross floor area. The parking required for the self-storage facility is therefore 23 parking spaces. The applicant is proposing 24 spaces for the storage facility and 16 spaces for the retail building. This is not a large enough amount of parking to justify underground or structured parking. Customers also require parking directly in front of self-storage units for loading and unloading possessions. (5F) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. The primary access to the site is proposed from a single driveway off NE 4th Street. A secondary emergency access is provided via a gated driveway onto Duvall Avenue. A traffic trip generation report has been prepared for the proposal by The Transpo Group. The report concludes that the proposal is likely to generate 416 average daily trips. A traffic mitigation fee, based upon the number of average daily trips associated with the proposal, was imposed as a SEPA mitigation measure. There were no other traffic impacts identified to result from the proposal. (5G) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. The self-storage use would generate few external impacts on surrounding properties and the neighborhood. The facility would not result in significant noise or light and glare impacts. The self-storage buildings are largely screened from adjacent properties by wetlands and landscaping around the perimeter of the site. Lighting would be limited to wall-mounted lights on the buildings, downcast to minimize glare. (5H) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. The proposal complies with the landscape requirements of the CS zone. The proposal includes a 15 foot wide sight-obscuring landscape strip along the entire south property line. The landscape strip is planted with Douglas Fir at 15 feet on-center and large evergreen shrubs (Wax Myrtle and Strawberry Tree) which will adequately screen the site from residential properties. Staff also recommends a condition that the applicant extend the sight-obscuring landscape buffer to screen the stormwater facility in the southeast corner of the site. (50 ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. HExRPT.DOC City of Ren on P/B/PW Department r,aiiminary Report to the Hearing Examiner MR. VAN I ARD SELF STORAGE LUA-99-038, CU-H, ECF PUBLIC Hi TARING DATE:MAY 25, 1999 Page 10 of 10 Not applicable to proposal. '5J) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. Not applicable to proposal. (5K) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. Public utilities and services are available to serve the proposed development on the site. The applicant will be responsible for extending and improving utilities onto the site. The proposed self-storage use is not a large consumer of water or sewer facilities and requires little of police and emergency services. The proposal would not impose an undue burden on public utilities or services. G. RECOMMENDATION: Staff recommends approval of both requested conditional use permits for the Mr. Van Gard Self Storage Project File No. LUA-99-038, CU-H, ECF, subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to the issuance of a building permit. (2) The applicant shall provide staff with further information to show that the dumpster is adequately screened by a fence and/or landscaping, in compliance with the code requirement. (3) The site plan and landscape plan shall be revised to extend the sight-obscuring landscape buffer to screen the stormwater facility in the southeast corner of the site. EXPIRATION PERIODS: Site 'lan Approvals (SA): Two (2) years from the final approval (signature) date. HEMPT.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLIC ATION NO(S): LUA-99-038,CU-H,ECF APPLIC ANT: Mr. Van Gard Renton LLC PROJECT NAME: Mr. Van Gard Self Storage DESCF IPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildinc s for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a resider tial zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail b gilding and 24 spaces for the self-storage use. Access to the site is proposed from a single drivewiy off NE 4th Street. LOCK'ION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any rei:ommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required pr or to finalization of construction permits. 2. Tt e applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or cc nstruction activities on the project site. 3. TI e stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 yE ar 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the dE tention volume. The release rates for the developed site shall be limited for the 5 year, 10 yE ar and 100 year storm event to the predeveloped rates for those events, with a 30% safety fa 3tor for the 100 year storm event. 4. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot 01 building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitigation Fee is payable at the time of issuance of building permits. 5. T le applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily tr p associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is p iyable at the time of issuance of building permits. mitme<s CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLk;ATION NO(S): LUA-99-038,CU-H,ECF APPLIGANT: Mr. Van Gard Renton LLC PROJECT NAME: Mr. Van Gard Self Storage DESCRIPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail t uilding and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. LOCA"ION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE Advise)ry Notes to Applicant: The fallowing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILC ING Check proximity of buildings per Table 5A UBC 1997. FIRE 1. The preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required within 150 feet of the proposed structures and three fire hydrants are required within 300 feet of the structures. A looped water main is required to be installed around the buildings. 2. An approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet tc tal floor area. 3. An approved secondary access is required to be provided to the facility. It appears this will be provided from 138th Avenue SE. Minimum access required is a 20-foot wide gate. PLAN REVIEW Watei 1. Show location of fire system backflow prevention device (DDCV). This must be located on private property. 2. Th(i System Development Charge is $0.113 per gross site area. Mr. Va Gard Self Storage LUA-99-038,CU-H,ECF Adviso y Notes (Continued) 3. All r ew and existing fire hydrants to meet fire flow requirements and must be fitted with a storz fitting. 4. The water and irrigation meters to have separate taps to the water main. 5. Shc w size of each meter and service line. 6. Shcw City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 7. The irrigation meter must show a DCVA. 8. The water fire flow line must be located in a 15-foot utility easement and show the center line stationing and off-se distance to fire hydrants. Surface Water 1. The project requires a Level 2 drainage analysis. 2. Co istruction plans to use NAVD 1988 datum for elevations. 3. Co istruction plans to be prepared in accordance with the City of Renton drafting standards. 4. Ri noff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 5. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requi ements. 6. Th 3 project is located in Aquifer Protection Zone 2. 7. The System Development Charge is $0.129 per new impervious surface area. Wasi ewater 1. Tr e System Development Charge is $0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE and NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage on NE 4th St. and also on Duvall Ave. NE (138th Ave. SE) to a point adjacent to the south property line. For main oversizing, cost parti;ipation may be arranged with other interested parties. 3. If uses in the retail building produce fats, oils, or grease, then an appropriate removal system will be required per plumbing code. 4. Sie sewer line to have a 2% slope to property line. 5. S de sewer to have a cleanout 5-feet out from building and every 100-feet thereafter. 6. V ertical profile to be shown on construction plans. Mr. Val Gard Self Storage LUA-914-038,CU-H,ECF Adviso y Notes (Continued) 7. Sew 3r to maintain a 10-foot separation from other utilities. 8. Civil construction drawings to adhere to City of Renton drafting standards. Drawing size is 22 X 34 Transi ortation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on NE 4th Street. A 5-foot wide planter strip is required between the curb and sidewalk. Provisions for a 5-foot bike lane is also re auired. 2. Duv all Ave. NE (138th Ave. SE) requires curb, gutter, 5-foot sidewalk and street lighting the full length of the proper y frontage. A 5-foot planter strip is required between the curb and sidewalk. 3. Duv all Ave. NE (138th Ave. SE) roadway improvements require curb to be located 20-feet from the roadway center line. 4. Construction plans to be provided in accordance to City drafting standards and standard specifications. Plan R aview- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. PLANIJING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. PARKS All landscaped areas outside the property line are to be maintained by the property owner. PROJECT LUA-99-038, CU-H, ECF Mr. Van Gard Self Storage City of Renton Department of Planning/Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 44.17 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common 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 should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate"No Trespassing"signs on the property while it's under construction(flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING It's important to direct any and all traffic into the main front entrance and should be monitored during all hours of business. This will provide the building the control it will need to keep track of the comings and goings of all visitors. A key code system should be used for all customers that may need to use the facility after hours. Fencing should be provided and surround the entire perimeter of the storage complex. This should be constructed of a material that would dissuade any trespassers from cutting or climbing over it. The main office should have an alarm system installed to be in effect after business hours. I encourage this facility to maintain the independent security company that is currently proposed to monitor the business. Landscaping around the exterior of the building should not be too dense or high. It is important to allow visibility. Too much landscaping will give the building the look of a fortress and possibly give a burglary sufficient coverage to break into the facility, especially during the hours of darkness. Page 1 of 1 City of R ..,ton Department of Planning/Building/Public VvorKs ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DE'ARTMENT:�' kA,Avv 10 <Se-Yv 1C1-- COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 l�-7 APPLICANT: Mi. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen ti. ' A, ?€ ..„ PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 •.� {,, '' 04, ci LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE „•rL;L ?9. SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 85,430 sq.f' SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total buildircOrea of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal i lcludes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a rest iential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 2t spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline U:a Utilities Animals Transportation Environmental He 31th Public Services Energy/ Historic/Cultural Natural Resource Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS C 1.-(LG K p k O x ►t'l I T `( o f RU►t_O l NC,S PAR T/r Q L.L- 5-A viBC 1 iq7. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additio,al information is needed to properly assess this proposal. r e-1 2 C‹ /7 7 Signature of C,irector or Authorized Represen ive Date DEVAPP.DOC Rev.10/93 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: April 16, 1999 TO: Peter Rosen FROM: Rebecca'Lind SUBJECT: LUA-99-038 Mr. Van Grad Self Storage As noted in the preapplication review, the intent of the Centers is to create intense urban districts. The Comprehensive Plan policies and the CS code standards, e.g. minimum lot size, height and setbacks, support the concept of more intensive development with higher floor area ratios than realized by existing development. The land within the Centers designations is limited and the plan does not contemplate expansion of the commercial centers. This Center is expected to serve the residential population developing within the City and the Potential Annexation Area over the next 10 years. "The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point for the surrounding residential area.' (Summary from Centers Introduction). The following policies add to the policy direction defining the meaning of "intense urban mixed use". Objective LU-Q: Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district. Policy LU-97. In order to create more compact and efficient Centers, encourage new office and commercial development which is more intensive than the older development in existing Centers. Policy LU-97.1 Allow stand alone residential development in portions of Centers not conducive to commercial development. Policy L U-98. Discourage single story suburban style development. Policy LU-100 Mixed Use development should include uses which are compatible with each other, for example office and certain retail uses with residential; office and retail. Policy LU-116 While mixes of uses are allowed in the Center, commercial and office uses are the preferred uses for this area. The project complies with the Comprehensive Plan in the following ways: 1) The retail /office /residential component of the project and associated parking meets the intent of the Centers policies. The parking is provided to the side and behind the uses. The uses are active and could be pedestrian oriented. \\TS_SERVER\SYS2:\COMMON\-vangard April 14, 1999 Page 2 2) The buffering provided by the wetlands and the landscape screening provided adjacent to residential areas complies with the buffering provisions in the plan. (Objective LU-R) Create a buffer at the boundary of Centers to protect adjacent less intensive land uses from the impacts of urban activities within the Center. This proposal fails to meet the Comprehensive Plan policies in the following ways. 1)The development needs to be more intensive, use land efficiently and support transit The policies, as expressed through zoning, allow subdivision of this property into multiple parcels which could each support 65,000 square feet of development. The allowed Floor Area Ratio calculates at 2.6. The project proposes single story construction for 80,000 sq. ft. at a floor area ratio of.35. While other recently approved retail development has lower floor area ratios than the zone could allow,this is due to parking requirements for retail development. The uses themselves are intensive and active, providing convenient shopping,jobs and services. Site plans provide for pedestrian access. This is not the case with the self storage use. Only 12 jobs will be created. Other recent developments in the Center not only provide jobs on the site but add to the combinations of uses within the Center that support development of other spin off economic activities. The activities proposed will not support transit as all users will bring storage to the site in private vehicles. There will be no uses on the site which would attract bus riders or residential population which could support transit.There will be minimal pedestrian activity. 2) Self Storage use does not contribute to the objective of the Center. When mixed with a primary use which supports Center objectives,a self storage use could be appropriate. The overall proposal is technically a"mixed use". However, the mixed use component is in reality • a token (5,000 sq. ft.) and the self storage use is the primary use of the site. A significant percentage of the mixed use is even accessory to the self storage use. As the application stands,the type of uses envisioned in the Comprehensive Plan are approximately 6%of the project. The primary use of a site should meet the intent of the zone and the policies. The applicant argues that restricted frontage of the site precludes all retail use and justifies the proposed use with respect to the Comprehensive Plan. However, the plan allows several other uses including office, services, residential and light industrial. The recent action of the City Council on The Residential Demonstration Overlay District allows mixed use development(commercial/ residential)up to 60 dwelling units per acre within 150 feet of the NE 4th arterial,and stand alone residential up to 36 dwelling units per acre in the remainder of the zone. 3)The Conditional Use to expand the primary use above the 65,000 sq. ft. does not meet the intent of the designation. The additional increment of 15,000 sq. ft.represents a low density, inactive use which does not comply with the overall intent of the land use designation. Allowing"more"of an low intensity use can not be justified given the current direction of the City Council and the intent of the land use designation. This type of project follows a pre-GMA image of a suburban commercial area and does not match the current vision for these commercial areas. More intensive urban developments will be necessary to provide for the commercial/residential needs of the city given limited commercial land. The proposed project should not be evaluated in the context of the semi-rural residential area on its immediate borders. This land is all designed urban and will develop within the next several years given projects currently in the review process. The Comprehensive Plan envisions this larger residential area served by an active commercial Center. City of R_..ton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING C EPARTMENT: Po,vle COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 LOCATION: 4 '00 block of NE 4th Street and 300 block of 138th Ave. SE SITE AREA: 5 6 acres 1 BUILDING AREA(new expansion gross 85,430 sq.ft. SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. `t. A separate retail building (3,840 sq ft.) with a second story manager's residence (1,440 sq. ft.) is proposed alor g the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal ncludes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a res dential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIROAMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Llght/Glare Plants Recreation Land/Shoreline Us, Utilities Animals Transportation Environmental Hea Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet // ‘r B. POLICY-R=LATED COMMENTS ., 4',Z-6'-/lc..)-(.. &-v_4.-t., , _.—r-1-,-- if-j-2,z 1?-1,c-yx-,(1 7:-i-ci--.' -; t',(.-/j,4.-6.1. A X:j-.7-1---727-4, / `` 1 / . .•,./. • ._.&__ • C. CODE-RELATED COMMENTS We have reviewed his application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ,' ,1 --) 7 / ' —;t-1(' '-)/e :t 77-Y.,//-- , 7..?d-/C7 Si nature of Director or Authorized Representative Date rIFVAPP nnr Rev 10/93 Vam .Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 TRANSPORTATION: 1. The transportation mitigation fee is $31,200 per the transportation trip generation study. 2. Curb, gutter, 5-sidewalk and street lighting required for full length of property frontage on NE 4th St. A 5-foot planter strip is required between the curb and sidewalk. Provisions for a 5-ft. Bike lane also required. 3. Duvall Ave. NE (138th Ave. SE) requires curb, gutter, 5-sidewalk and street lighting the full length of the property frontage to the roadway. A 5-foot planter strip is required between the curb and sidewalk. 4. Duvall Ave. NE (138th Ave. SE) roadway improvement requires curb to be located 20-feet from roadway center line. 5. Construction plans to be provided in accordance to City drafting standards and standard specifications. 99cm023T 99CM023T.DOC1 36/-1- Gn ))c) • . JP P-0,1*-777-V-41TERNSR:CMwar., �v-�.�vTATT 4-7. 7 d N FLE .�' Project Name Av• vaW Gavot Self /4ci Project Address _ 4 7 0) PJ E L 5� Contact Person titles G ie.s p ye c1i t Address P. O . 30k 532(D gellevuU gg105-32g0 Phone Number 206 6LI3 — 8400 • Permit Number /J) A - - 3 8 Project Description $0) 60 Se 1 f s tovcc, 1 ( l1 bld .5 ) 3 SyO vet i Land Use Type: Method of Calculation: ❑ Residential ❑ ITE Trip Generation Manual _Er Retail ,ice Traffic Study ❑ Non-retail 0 Other Calculation: Pe✓ T raaSPo Sur doled Z/Io/gq D 1 71lfS -- W I6 -tvi s • At 1•75 fe..R'' olli1/1 Iv, .(375) (L1/ ) = 3 / , 2.0D Transportation Mitigation Fee: 3 1 ) 200 , o 0 • Calculated by: i\i -j 6C'rz6 Date: 3/i/ A Account Number: • Date of Payment Van . Gard Renton L.L.C. 4700 BIk. Of NE 4th Street Environmental Review Development Services March 31, 1999 STORM DRAINAGE: 1. The Storm System Development Connection charge is $0.129 per new impervious surface area. 2. The project does require a level 2 drainage analysis. 3. Construction plans to use NAVD 1988 datum for elevations. 4. Construction plans to be prepare in accordance with the City of Renton drafting standards. 5. Runoff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 6. Site drainage construction plans and erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. 7. The project is located in aquifer protection zone 2. 8. The class II wet lands on site will require a buffer zone of 50 feet. And the Class III wetlands on site will require a buffer zone of 25 feet. 99cm023D 99CM023D.DOC\ Van;: Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 SEWER: 1. The Sewer System Development Connection charge is $0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE & NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage no NE 4th St. and also on Duvall Ave. NE (138 Ave. SE) to a point adjacent to his South property line. For main oversizing cost participation may be arranged with other interested parties. 3. If the project produce fats, oils, or grease, in the retail building then an appropriate removal system will be required per plumbing code . 4. Side sewer line to have a 2%slope to property line. 5. Side sewer to have a cleanout 5-feet in out from building and every 100-feet thereafter. 6. Vertical profile to be shown on construction plans. 7. Sewer to maintain a 10-ft separation from other utilities. 8. Civil Construction drawings to adhere to City of Renton drafting standards. Drawing size is 22 x 34. 99cm023S 99CM023S DOC\ Van . Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 GENERAL ITEM: The City title Block to be eliminated from the Civil Utility Construction Plans. It is no longer required. The Consulting Engineering Firm to use their Title Block. WATER: 1. The Water System Development Connection charge is $0.113 per gross site area. 2. The required fire flow per fire prevention is 3750 gpm. Therefore, a minimum of four (4) fire hydrants are required. The primary hydrant must be within 150 feet of a structure, but not closer than 50-feet and the secondary hydrants to be within 300-feet. 3. Show location of fire system backflow prevention device (DDCV). This must be located on private property. 4. All new and use fire hydrants use to meet the above requirements must be fitted with a storz fitting. 5. The water and irrigation meters to have separate taps to the water main. 6. Show size of each meter and service line. 7. Show City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 8. The irrigation meter must show a DCVA. 9. The water fire flow line must be located in a 15-ft. Utility Easement and show center line stationing and off-set distance to fire hydrants. 99cm023w 99CM023W.DOC\ • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: March 29, 1999 TO: Peter Rosen, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related comments for Mr. Van Gard Self Storage 1. The preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required within 150-feet of the proposed structures and three fire hydrants are required within 300-feet of the structures. A looped water main is required to be installed around the buildings. 2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of building: 85,430 square feet x $0.52 = $44,423.60. This fee is payable at the time of building permit issuance. 3. An approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet total floor area. 4. An approved secondary access is required to be provided to the facility. It appears this will be provided from 138th Avenue Southeast. Minimum access required is a 20-foot wide gate. CT:ct bobwes R. • Iy—•r w �� - -s •` 9 I '�' • • L PEACRTREE ',Sr.n 1 ....E,?-° 7 0 SIC --. {l,. il �/, -- „inF}i d .a f� i . N E ^, a � a k „ _ �O> � ` c.t • °' w ' I ` • il • �•w Q" • ° :V� ° 1. a • r+ TiS nI .i s i Q J iy .�d 5, ;.- e. '. u:. 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SIDE si« E0-3.:STER ELEVATIONS o 0 AVIEI( .kS8 qa GOC4lraa A Rio o-or IEG"Ir 3J-9-R.1 ...,.. • --r.4p• 'i MR VAN SARD RENTON LLC '- ARCHITECTURAL SITE PLAN J65 FROA// S= H /SSA OUA.rr .V.A. .8027 r'EL (425) JG2 6522 r PO..g5 •_.iYINV n. E44.01, Y. moor.PLAN Xi Al • U /MetAL N METAL R M Lb• e ^ - - iZ f 1 r14CPAL WOOS isen uUuuumenn oC =a ::5 (t 1 I I I l I 1 I I I Irk. * 1 -rrtr I I I —.._-.r � M ■JIL■ N \•!/1eV'■! CRAM 4 M< ✓�M § I ;I 1 MrALSiD..p - -T.: - �� 4 h 4 1 1 11 1L' . 1 ' il �If —_ _ _ _ ALOS LONG SLACK TYP END ELEVATION 154.1568 L 6 N K al- TYP SIDE ELEVATION 151.066 G 6 M K a L SOUTH ELEVATION eL06 Ma.N TYP END ELEVATION eL06 MI.N SCALE w•.r-O' ,;GALE NA•.ra SCALE Le•MO' SCALE liema 'u 'Ala. "g K • o$ •&CP• :d ALMnAL s'o..e h _ '—'' ..i, { 1 li i 4 6rt1R .N METAL DOOR , �}`' r' P° 9 .N��. a la(—� �'. 11illt ^ 1 1 ITT , •''-mil c,°'A �iAl7�iS1i R17�� ^i Br,N, ` •y° ,iceL:; iillll1ll ail IIIIIIII �61 1�: xrt PAGE VW. ie'Sp SPLIT r',EU ■OSS MALL C TC SILK EETCE POSTS EBLD6 F LD6 e BLDb..Inee Srl EALUSTRAOES ELEVATION FROM I38TH AVE SE SCALE 1/E0.1.4 AdilkhL 2� lrAL 50M6 y ,rt , i I-JUT l l 114 I j.Mc-� N� 11.1 4� m' EITnm,� '°° ,- :.o ',- i C W'. COW.SLR POSTS 1 ;a•) °°�i i G G i i i i i i i i i .J'T' '' !MI � � � � . � � . ■T�= � IIIIILIIICIIIIIIIIIIIII!IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII ILA IA•PsoM LNIC o nBSrPNe NMIAOE `"�• neE STL SLR PERS reMCE.a•TE SOUTH SIDE BLD&A SCALE uetire • wmcm UJASJ „METAL ROOMS METAL rtOAimG SRGCO I lER -IP'''' _ '111- _-_-' '_U_h METAL SLATER P �1 1 1 1 1 .._,."_ .crAL NwoPweiiiimm rerAL PAA•oNB ^ § L ' i METAL GOFlM6 KAAL coPnNG i 1 1 1 1 1 1 1 1 1 11 11 1-1 ti`t ,SnccA 'lid ��_ TAZ uo srxv �r ^ im .j —SR oh -LLL —L,- - _ rimi 510.6 AI41.0R LI1!Q SJ°SnINS.•INSNfO ORAOE REVEL SNWNe SPLIT•ACep LOML xM•AGm care BLOC:MMMLOA PLO.MANrecoT NE 4TH STREET ELEVATION(NORTH) SIDE ELEVATION SLALB Ve•.L4• SCALE w•M•a P.O 3-9-99 DAVEY' ABECCL ATEE ARCHITECT , VB•.1'-0 • MR VAN 6ARD RENTON LLG EXTERIOR ELEVATIONS i J6a IWO,r Sr H .ss4OCiA-.Co. ss027 Ts.. essa)3ss sass _ a-P.R50 !; •s"+N^''s'•A .4S••u'r" ' W.-2 - 1 ._._.-.-._.___N.E._ ♦TH STREET._____ / // r_LEDIE.17..rr _ .t., i: e i e , Hi l u lAl fP1 M PI I I : : q I. 3. 1 O " B N FLOOR PLAN ui j m ■ m i ..o W m ,I., _ ] I Id ~ z m I rn 'II �1I • - 1 I R 11 1 t I-I 1 1 -T . .- ■■■■C■■■■ .. v 111111E7111MM Tt1T111 :III MINI riiieii= ■o! 1!C7!e1J! ! ■■■li■■L,■■!IL�■i '•1111u11111' !!!!!!i!!!!!= r N , m I; M IL 111111111111 - I I ` I - Diaysr aass®caATEs i ROD--OOTEcv 94-+9 • s�3 �rr0nr ST N i55w OU../-/.A. 9e027 rec •� _ a MR VAN&ARO RENTON LLG "� FLOOR PLAN i, A3 ,2 METAL TR. f • 1_ I [I I I I 1 I I I ETA I! Ii 1 - C y• ,ETAL SOP. 1 — III Ili'I I. .MaR\ SOUTH SIDE BLD6 S EAST SIDE OF 5LD6 B EMewAx SCATe ue•.r-o• SCALE W.ra METAL wooer, Perin.!UTTER b -�_� _.__— ._ _ - OLD*A - > r - G k.At ,n��,...,:eIII -...-_ _- WEST SIDE SLD6 B Srxe Vir.r-O- METAL ROO Me A����� METALSIOMS '" u 4 ,ram/mIlE �"ii"-]11a\w_ T�1 1 I I L I l I I l � T�TO ,ir,fa � 1 --- — ,I - ,�� -_ BLD6 S Q L — J I.r WEST END!SLOE,A SPLIT COWL .seo.LnEofExSTMySRAM ,Ifi_ 9 Sr.ALE"'•"•�" SOUTH SIDE BLD6 A T METM-ROO M6 reTAL SmMS i • CAC ELK POSTS _ - _ Y ,A4 clip, CAP ON R ti rY - sPLi,EAu Aox Lire P.EX,STMS SRAOE ELK PIERS ww TIRE STL A ENLE.'SATE NORTH SIDE BLOCS A xrae w.ra y I MR VAN SARD RENTON LLG 3-13-99 ®40i®EV 065a®�3866TE3 46R8C0 UiTMCST 1ro.,i.-0 `" MR VAN 6ARD RENTON LLG a urvrTALc>maoeELEVATIONS - ' SOS FRONT sr Ai ,ssa O✓..rvr,WA. DIOs7 TEL (A2D) J91 0322 w Ejc� __ T dl�LDiT.*5 A.* T:A` METAL TRIM SIT FACED I METAL SIDn. ELK FE0 / PETAL OR PI. I lull I I I I I I I [I I I I I I I I I I I I I I I I 1 I PETAL ROOF.. /METAL euTrR N - PETAL DOOR _ -FaLea RTa'-' _ - _ _ _ PETAL _ - _ - _ I. - ROLL UP - _ _ f DOOR Z Y � § C w -- - - -". .. _ 1 SPLIT FACED TYPICAL SIDE ELVATION BLDG F TYPICAL END ELEVATION BLDG F IIIIII '11''111.Y_. - '_' PETAL EYrIER Kra RODFIRy -, ' 1(I IT FALL COO S - 'J a KrF4Ht _ C� CLOCK MALL 1 > c c _ b > c DOOR SPLIT FACE o c RDLaIr. METAL c❑ - —._ __ _ - ' �' 'talc ELK _ - _ - - - - - --- -f— - _ NEST SIDE BLDG E SOUTH SIDE BLDG E SCALE w•-ro• SCM.E w••ra I 1 1 1 III KTK ROOMED I I II , METAL.RODFnas PETAL a:'.Ew' PETAL bIITIR 1 l I PETAL SIDI. OLD*C Mil 1I 11 I METH SiOntl WEST SIDE ELMS D SCM!w•.Ia NORTH SIDE BLDG E SCK!w-•�-o- , _ Kra ,ETAL ' CUTTER �. 1CsrE.•7� , RaoFw 111 01 � Im•-rnR� 3 SPLiT PALE CO. -�- ___= 3 - -- ELLr•vIALL EAST SIDE BLDG D NORTH END BLDb D SCALL w•.ro- . � SCALL IIe-•ra • PETAL TRM . Kra ROOFIMIg SPUN FACED T,SDMS CON ELK PIERS• K PETAL OR FMl h i l l !I I I I I I I I 1 1 1 1 1.1 1 1 1 1 1 1 1 1 1 1 1 1 1 PETAL PUTTEE L a+ev s i Pa KrAL DOOR " =KTK FK_ '..EA _ - _ qT _ _. 0 o ro-� o 0 0 -. -_�.�- .� - _ - — _ j 3 1 \SPLIT FACED M - - --- LK mac' MR' TYPICAL SIDE ELEVATION BLDG C. TYPICAL END ELEVATION BLD6 C. .. SCALE I,s•.I o- SCKE w+ro MR VAN 6ARD RENTON LLG ®DAVEY Aa8S®CIdO-rEa AOHIT P� EC� r 1/-i3-4a .F,e., • Iro••r-o• .5 ENTON LLG MR VAN 6ARD R euRrLnxwrNL exTelt S CLNAT10Np • ye Fw A-..,,,,,sr H Iss,Aau.,WA. spec., Ts, c.c.$) w3 Rai.? P.R.RSD TF euiLvirle C.v!E ip A5 METAL POCENtl i)I U U 1 L _ 11 1 1 1 1 1 1 1 11 1 1 1 1 1 1 H 1.1.I I I 1 I 1 11 1 l' -METAL e.o.m.!:•oNP1 E5 ' C - - C = ; 3 = _ METAL PR. _ _ _ .� -- —T _ _ __ L - '- r.. 11\SPLIT PALED WPC SIX`ERS NORTH ELEVATION BLD6 H xALE w•rra META,POOPS. I I I I I 1 1 I 1 1 1 1 I I I I I 1 I I I I I I I I 1 1 I 1 1 I I METAL PUMP owws ' —!�- - -�m�n�r—. - METAL PM- ' I �EL - _ -=cr_-_ 1 I E --- i WVT PAGED SONG SLR PERS SOUTH ELEVATION BLD6 H I METAL ROL.. c�I I I II l !WI'I I I l l l i l l III I l i!I I 1 i I i 1 _-METAL e++,..e. »�•05 ' -,-- = •,.MEAL P _ . —T i —SPLIT PACED PAS `OM°`KPIERS• NORTH ELEVATION BLD6 6 5CALE w•.I'a • 1 , METAL POO'Mr I I p + I I I I f I l l 1 1 1 1 1 1.1 I I I i I I I I I I I l I!LI , METAL POMP•pa•RS ' o . = — K ALAI_ 1 = = a = ._ .= C a _ _ _ _ C _ _ __ --- -----` __. a C — C = - =. = O C -�.O r -L __ _i - _ HTY = _ _ -.. O ._ t .— _ t. r ',� SPLIT PACED. • �Pc aK MPS SOUTH ELEVATION BLD6 6 • . Sc4E w••I'4 METAL TRw SR,...cep METAL SOMM. GCMG ELK MPS ME AL OP P•I. . �JJ.Y. .y] METAL DOM II • --- 111" ill '- - EAST END SLOSS 6 t H WEST END GLOSS 6 t H ... SCALD w'•P4• SCALE bD'•I'O• MR VAN 6ARD RENTON L.L.G T 3-13-99 •DA09EY ASS®C1ATE8 AF1C1•-01rEC� A, I/p..1.-0 `"�' MR VAN 6ARD RENTON LLG lUTI.IMlNTYLex7ZalpRlLev.noN6 ABS Fwa,vr Sr MV 135.40 .h'.W.A. 96027 TEL Ca?..) Jal 6s)) - w R50 Y &J1LGIN666•S ;AB KTAL iRM KTAL SOWS / T„ METAL ROOMS K WORN A pwlns / L7a MII*JI xrt rec to WEST END BLD6 L GOMLELK `" TYPICAL SIDE ELEVATION BLD6.L EAST END BLD6 L sc4LE w•.I•a suae w•.ro- SCALE IIR.I'- METAL TRIM METAL 50.rt,ACE S ',el. Ky SONS SPLIT T IhhuhhiH PACED METAL WADMETAL I GOFW CO,n PIERS /"...0.R7 / ) METAL pl PNL ']�� KTK T KO "' P. METAL PIC_ _ .".. _ - _ _ - _ -'SrLIT,ACED EAST END BLD6S K TYPICAL SIDE ELEVATION BLOCSK COMC°L°°`S WEST END BUDS, K scALE w+ra scree w•.I'a SCALE I,e•.To- METAL ROGrw I I I I I I ENEM - 'l oT2 KTK m.. 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I se ,no I co 'no \ ', ..•>... , trATERNAIN TO / I Hill EmSTING NATE; 1 • OWLET MOM POO e • e lEm304.00 .• REWELADDEUROAD SMILLA.L.41rt Itil‘ak 1 4•I•. •''''' ''''' ' \ ELOO_X ,r NM•20i•OPE URA i RIMw40.3.41 w/•cass PAO 1,356.14(N) !. . . r• / I ill 1V••25.LG. . ' /. lo. •••• ilDri....t , ,... .:•;.: IE..,o4(ouT) ' 'C./tr.-400.0o I - .a.112 ..n41.111.1Mr '' :11111111:44:114111111111111H Km cs L.STCRACE EL.311(00 I - ca cl. .',EAR STORM EL w 817.00 MITIGATED WETLAND I 1 OW SAUNA,.EL..12600 GRAPHIC SCALE -REFER TO • § h 1 \..; -. - 9 N \ Elem.DETENDON NJUAR w 13.000 CU VT *VIANDS REPCRT .,. il..., • EN TR,.0 NEOLNED OMNI.SOLAR w 32...7.1 CU R . • * 0 le no ,PROM=KT*NO WAIN(w 17,000 CU FT ' •REGAINED INT POND WU..w 1,000 CU ft M NI al immilli lab,-. 4 -••#. • , 1 f ... '....;• i ,.• / F.r...400.00 I, i V. ! TO . ''' SaliMp,mmw..... •I i \' 36.. •. . Ri*V... eat',4t, 4 r` 6 CI / l'.. •-,i NE no•ra x 1 immungimEnk _,_..-- •A.A-:...zo.:w..mismws • ' ' ••\•• E...,• .tit:4....m , i SEAL A , ' ;: • , .r ., \.,..:..,,,,...\1,.\_:....... ...e. on. ... OVICI-11:\,•,., "-S° FOC:\ ‘\ . Veli T.F...00.00 r.F.w400 CO 'Or mo_i_J , . •l 0•.K.r Z:,‘'lliNtillir'..0E, CHECKED FOR COMPLIANCE 0 R1.1.406_3* I INLET ,POND V ' 4 •••••• .4,•••• I TO CITY STANDARDS E-387.04(144) i r.• .' . 1 ' ..• I f '' 913308.03 IT,':. • E-3116.944001) ,-War.. . .k k,•\ ...,__ L . 00"1.%. BUSH. ROED & HITCHING% INC. DOM— Ode i '1, .:1.T....,...., 47 4.. 400......„.. ---1.,.., —— —— — •. —— — . ENGINEERS•LANO SLIONETCOS WAD 104 '- NN - , BRti ••,, ,, -.T,a21.12,4„:,21' , v= 2 n& u:\00301-03\.sch 0..; s, CITN OF RENTON ttii Planning/Building/Public Works Depaitunent Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator r‘k y 12, 1999 Mr Wes Giesprecht Mr. Van Gard Renton L.L.C. PC Box 53290 Bellevue, WA 98105-3290 SUBJECT: Mr. Van Gard Self Storage Prorject No. LUA-99-038,CU-H,ECF Dear Mr. Giesprecht: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance-Mitigated for the above-referenced project. No appeals were filed on the ERC determination. This decision is final. The applicant must comply with all I:RC Mitigation Measures. The date of Tuesday, May 25, 1999, at 9:00 a.m., has been set for a public hearing to review the Cor ditional Use (CU) Permit. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. If yr lu have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, 141414o .,Pe is osen / Pro,ect Manager cc: Renton 5.76, A Washington General Partnership/Owners FINA. 1055 South Grady Way - Renton, Washington 98055 fit TL.�..�.................�Gfl/ .... ,..I...1..,-,h.....1 .l/o/_....�.�.... ..... 170510 CITY OF RENTC _u. U.S. BANK OF WASHINGTON 19.10/21 AP RENTON BRANCH 1250 PAY $1, 000 DOLLARS AND ZERO CENTS DATE 05/07/99 AMOUNT ******1, 000.00 L r. ! - 9 q -0 -1 p� VOID AFTER 6 MONTHS To THE ORDER OF w GARD, VAN Ojc,(141.-fic.....PO BOX 53290 BELLEVUE, WA 98015 ecL----o---a.-._ er,• --toex-r.--.---c....r.k. ►►' L 705 Lou' 1: L 25000 L05i: 0 2 L7 05584 ?Hi VENDOR NO VENDOR NAME CHECK DATE CHECK AMOUNT CHECK NO 600275 I GARD, VAN 105/07/99 I 1, 000.00 I 0170510 INVOICE , AMOUNT I I INVOICE I AMOUNT Refund 99038 1, 000 .00 CITY OF RENTON ■ 200 MILL AVE S. • RENTON, WASHINGTON 98055 • PHONE(206) 235-2617 • FAX(206) 235-2513 DP3111S 2/93 **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9901834 Amount: -1, 000 . 00 04/23/99 10 : 05 Payment Method: REFUND Notation: REFUND Init: LN Project #: LUA99-038 Type: LUA Land Use Actions Parcel No: 152305-9023 Site Address : 4501 NE 4TH ST Total Fees : 2, 511 . 88 This Payment -1, 000 . 00 Total ALL Pmts: 2, 511 . 88 Balance: . 00 **************************************************************** Account Code Description Amount 000 .345 . 81 . 00 . 0011 Grading & Filling Fees -1, 000 . 00 CITY<OF.RENTON CURRENT PLANNING DIVISION AFFIDAVIT OFSERVICE BY MAILING On the 23'� day of IPrpv.L , 1999, I deposited in the mails of the United. States, a sealed envelope containing ERC. d•etevw►tlekast0Vt5 documents. This information was sent to: Name Representing Department of Ecology Don Hurter WSDOT KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy (Signature of Sender) • Se.dein r" STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that S cy signed this instrument and acknowledged it to be his/her/their free and voluntary act for tie uses and purposes mentioned in the instrument. ] /J Dated: —y371 V /a, /5q 77aj 9 f-- it Notary Publ' in and for the State of W ington Notary (Print) MARILYN KAM H' FF My appointment expi es: COMMIbit3N LXPIRE:.) biLy/y9 Project Name: m.• volx\ G&cud self S{o„..1 Project Number: LUf4. 9$ • 033, SP, ELt", Cv NOTARY.DOC ($ ,.}.. CITY OF RENTON ma " Planning/Building/Public Works Department Jesse Tann•r,Mayor Gregg Zimmerman P.E.,Administrator April 22, 1999 Washington St,ite Department of ecology Environmental Review Section PO Box 47703 Olympia, WA )8504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 20, 1999: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MR. VAN GARD SELF STORAGE LUA-99-038,CU-H,ECF Proposal 10 construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary,where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. There are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of approximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not directly impact this wetland and the required 50 foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approx mately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The proposal would fill approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts t y creating 2,100 square feet of wetland area (a mitigation replacement ratio 1.5:1) directly adjacent to the remaindE r of Wetland B. Location: 4700 block of NE 4th Street and 300 block of 138th Avenue SE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Cc de Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City clerk's Office, (425)-430-6510. If you have c uestions, please call me at (425) 430-7219. For the Environmental Review Committee, Peter Roser _ Project Manager cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries Da\id F. Dietzman, Department of Natural Resources Dor Hurter, Department of Transportation Shi ley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) JoE Jainga, Puget Sound Energy agncyltr\ 1055 South Grady Way - Renton, Washington 98055 4 y CITY OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 22, 1999 Mr.Wes Giesprecht Mr. Van Gard Renton L.L.C. PO Box 53290 Bellevue,WA 98105-3290 SUBJECT: Mr. Van Gard Self Storage Prorject No. LUA-99-038,CU-H,ECF Dear Mr. Giesprecht: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC, on April 20, 1999, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, on May 25, 1999, at 9:00 AM to consider the Conditional Use (CU) Permit. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Peter Rosen Project Manager cc: Renton 5.76, A Washington General Partnership/Owners Enclosure dnsmlr • 1055 South Grady Way-Renton, Washington 98055 TF.ic n�..n.r..nninc Gllo/rnn.inlnri...�n.iol GAO ....c1 r..nc mn. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APR. ICATION NO(S): LUA-99-038,CU-H,ECF APPLICANT: Mr. Van Gard Renton LLC PROJECT NAME: Mr. Van Gard Self Storage DES.:.RIPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. LOC ATION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 2. The applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or construction activities on the project site. 3. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 4. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitigation Fee is payable at the time of issuance of building permits. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is payable at the time of issuance of building permits. M TMEAS CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-99-038,CU-H,ECF APPLICANT: Mr. Van Gard Renton LLC PROJECT NAME: Mr. Van Gard Self Storage DESCRIPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a resideitial zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driven ay off NE 4th Street. • LOCATION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE Advil ory Notes to Applicant: The "ollowing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING Check proximity of buildings per Table 5A UBC 1997. FIRE 1. Tt e preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required withi 150 feet of the proposed structures and three fire hydrants are required within 300 feet of the structures. A looped water main is required to be installed around the buildings. 2. Ali approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet .otal floor area. 3. A I approved secondary access is required to be provided to the facility. It appears this will be provided from 1381 h Avenue SE. Minimum access required is a 20-foot wide gate. N REVIEW Wal er 1. E how location of fire system backflow prevention device (DDCV). This must be located on private property. 2. l he System Development Charge is $0.113 per gross site area. Mr. Van Gard Self Storage LUA-99.038,CU-H,ECF Advisor/ Notes (Continued) 3. All new and existing fire hydrants to meet fire flow requirements and must be fitted with a storz fitting. 4. The water and irrigation meters to have separate taps to the water main. 5. Show size of each meter and service line. 6. Shol v City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 7. The irrigation meter must show a DCVA. 8. The water fire flow line must be located in a 15-foot utility easement and show the center line stationing and off-set distance to fire hydrants. Surface Water 1. The project requires a Level 2 drainage analysis. 2. Cot istruction plans to use NAVD 1988 datum for elevations. 3. Colistruction plans to be prepared in accordance with the City of Renton drafting standards. 4. Rt.noff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 5. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requi-ements. 6. The project is located in Aquifer Protection Zone 2. 7. 'TT e System Development Charge is $0.129 per new impervious surface area. Was ewater 1. Tl:e System Development Charge is $0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE and NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage on NE 4th St. and also on Duvall Ave. NE (138th Ave. SE) to a point adjacent to the south property line. For main oversizing, cost part cipation may be arranged with other interested parties. 3. If uses in the retail building produce fats, oils, or grease, then an appropriate removal system will be required per plumbing code. 4. E.ide sewer line to have a 2% slope to property line. 5. E.ide sewer to have a cleanout 5-feet out from building and every 100-feet thereafter. 6. Vertical profile to be shown on construction plans. AD`'NOTES • Mr. Van Gard Self Storage LUA-99-)38,CU-H,ECF Advisory Notes (Continued) 7. Sewe-to maintain a 10-foot separation from other utilities. 8. Civil ;onstruction drawings to adhere to City of Renton drafting standards. Drawing size is 22 X 34 Transportation 1. Curb gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on NE 4th Street. A 5-foot wide planter strip is required between the curb and sidewalk. Provisions for a 5-foot bike lane is also required. 2. Duvall Ave. NE (138th Ave. SE) requires curb, gutter, 5-foot sidewalk and street lighting the full length of the propert/frontage. A 5-foot planter strip is required between the curb and sidewalk. 3. Duvall Ave. NE (138th Ave. SE) roadway improvements require curb to be located 20-feet from the roadway center ine. 4. Construction plans to be provided in accordance to City drafting standards and standard specifications. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm shoulc use their title block. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. PARN S All lardscaped areas outside the property line are to be maintained by the property owner. ADVNOTES CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-038,CU-H,ECF APPLICANT: Mr. Van Gard Renton LLC PROJECT NAME: Mr. Van Gard Self Storage DESCRIPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. LOCATION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Avenue SE LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Ren on 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 wend imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the envir)nmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 10, 1998. Appeals must t;e filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 s outh Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: April 26, 1999 DATE OF DEC SION: April 20, 1999 SIGNATURES: AIM".411'44;' / - regg y, erman, A• inistrator DA E De•- ment of Planning/Building/P blic Works im Shepherd, 4dministrator DATE Community Services /7( c?p, ee , ire f DATE Renton Fire Department dnsmsig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-99-038,CU-H,ECF APPLICANT: Mr. Van Gard Renton LLC PROJE:T NAME: Mr. Van Gard Self Storage DESCR PTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 building; for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail Ix ilding and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. LOCAT ON OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any rec(mmendations of change or revision to maintenance schedules or installation submitted by he Project Engineer of record to the Public Works Inspector. Certification of the instillation, maintenance and proper removal of the erosion control facilities shall be required prio•to finalization of construction permits. 2. The applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or con>truction activities on the project site. 3. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 yea• 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 yea• and 100 year storm event to the predeveloped rates for those events, with a 30% safety fact)r for the 100 year storm event. 4. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of t uilding. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitt jation Fee is payable at the time of issuance of building permits. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is pay ible at the time of issuance of building permits. mitmeas CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-99-038,CU-H,ECF APPLICANT: Mr. Van Gard Renton LLC PROJ ELT NAME: Mr. Van Gard Self Storage DESCRIPTION OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildirgs for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with tt e self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a reside itial zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail t iuilding and 24 spaces for the self-storage use. Access to the site is proposed from a single drive ay off NE 4th Street. LOCA TION OF PROPOSAL: 4700 block of NE 4th Street and 300 block of 138th Ave. SE Advis my Notes to Applicant: The l allowing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILE ING Check proximity of buildings per Table 5A UBC 1997. FIRE 1. The preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required within 150 feet of the proposed structures and three fire hydrants are required within 300 feet of the structures. A loopec water main is required to be installed around the buildings. 2. An approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet total floor area. 3. An approved secondary access is required to be provided to the facility. It appears this will be provided from 138th venue SE. Minimum access required is a 20-foot wide gate. PLAN REVIEW Water 1. Show location of fire system backflow prevention device (DDCV). This must be located on private property. 2. The System Development Charge is $0.113 per gross site area. Mr. Van Gard Self Storage LUA-99-038,CU-H,ECF Advisory Notes (Continued) 3. All r ew and existing fire hydrants to meet fire flow requirements and must be fitted with a storz fitting. 4. The water and irrigation meters to have separate taps to the water main. 5. Show size of each meter and service line. 6. Show City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 7. The irrigation meter must show a DCVA. 8. The water fire flow line must be located in a 15-foot utility easement and show the center line stationing and off-set distance to fire hydrants. Surface Water 1. The project requires a Level 2 drainage analysis. 2. Cor struction plans to use NAVD 1988 datum for elevations. 3. Cor struction plans to be prepared in accordance with the City of Renton drafting standards. 4. Ru ioff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 5. Erasion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requir)ments. 6. ThE project is located in Aquifer Protection Zone 2. 7. The System Development Charge is $0.129 per new impervious surface area. WastE water 1. ThE System Development Charge is $0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE and NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage on NE 4th St. and also on Duvall Ave. NE (138th Ave. SE) to a point adjacent to the south property line. For main oversizing, cost partic pation may be arranged with other interested parties. 3. If uses in the retail building produce fats, oils, or grease, then an appropriate removal system will be required per pl mbing code. 4. Side sewer line to have a 2% slope to property line. 5. Sid a sewer to have a cleanout 5-feet out from building and every 100-feet thereafter. 6. Veitical profile to be shown on construction plans. ADVNc1TES 1 Mr. Vai Gard Self Storage LUA-91-038,CU-H,ECF Advisc Ty Notes (Continued) 7. Semler to maintain a 10-foot separation from other utilities. 8. Civi construction drawings to adhere to City of Renton drafting standards. Drawing size is 22 X 34 Transr ortation 1. Cur), gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on NE 4th Street. A 5-foot wide planter strip is required between the curb and sidewalk. Provisions for a 5-foot bike lane is also required. 2. Du%all Ave. NE (138th Ave. SE) requires curb, gutter, 5-foot sidewalk and street lighting the full length of the propery frontage. A 5-foot planter strip is required between the curb and sidewalk. 3. Du%all Ave. NE (138th Ave. SE) roadway improvements require curb to be located 20-feet from the roadway center line. 4. Cor struction plans to be provided in accordance to City drafting standards and standard specifications. Plan F eview- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm shoulc use their title block. PLAN+ZING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. PARKS All Ian iscaped areas outside the property line are to be maintained by the property owner. ADVNC TES AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Leaal Clerk of the SOUTH COUNTY JOURNAL NOTICE OF ENVIRONMENTAL 600 S. Washington Avenue, Kent, Washington 98032 DETERMINATION ENVIRONMENTAL REVIEWCOMMITTEE RENTON,WASHINGTON a daily newspaper published seven (7)times a week. Said newspaper is a legal The Environmental Review Committee of general publication and is now and has been for more than six months (ERC) has issued i Determination of wiNon- newspaperSignificance - Mitigated for the following prior to the date of publication, referred to, printed and published in the English language project under the authority of the Renton Munical Code. continually as a daily newspaper in Kent, King County, Washington. The South County MR.VAN GARD SELF STORAGE Journal has been approved as a legal newspaper by order of the Superior Court of the LUA-99-038,CU-H,ECF State of Washington for King County. Proposal to construct a self-storage facility co notice in the exact form attached, waspublished in the South Countying areag of 11 80,150buisq.ft. for a total build- The700 ing of sq.ft. Location: 4700 Journal (and not in supplemental form)which was regularly distributed to the subscribers block of NE 4th Street and 300 block of during the below stated period. The annexed notice, a 138th Ave.SE. Appeals of the environmental determina- tion must be filed in writing on or before 5:00 PM May 10, 1999. Appeals must be Mr. Van Gard Self Storage filed in writing together with the required $75.00 application fee with: Hearing as published on: 4/26/99 Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of The full amount of the fee charged for said foregoing publi tion is the sum of$46.00, Renton Municipal Code Section 4-8-11B. charged to Acct. No. 8051067. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. Legal Number 6016 A Public Hearing will be held by the Renton Hearing Examiner at his regular v / meeting in the Council Chambers on the e al C erk, o h my Jou al seventh floor of CityHall, May 25, 1999,at 9 9:00 AM to consider the conditional use /// permit. If the Environmental Determination Subscribed and worn before me phis day of ac>, 19 q 9 is appealed, the appeal will be heard as part of this public hearing. Interested par- ties are invited to attend the public hearing. _ 7X-7/ Published in the South County Journal ```y a-Wilt" 4/.//4 �� / April 26. 1999.6016 _ ``% 4Z,7 �gSIoNF,G;9Fi,��.' Notary Public of the State of Washington �,•: residing in Renton : *VAR), King County, Washington —•— _ N: .... N�.99 p: ?�• 0 ' Ii • S `:i *�WA \1/1/11111110\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitig<,ted for the following project under the authority of the Renton Municipal Code. MR. VAN GARD SELF STORAGE LUA-99-038,CU-H,ECF Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq.ft. Location: 4700 block of NE 4th Street and 300 block of 138th Ave. SE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A PLblic Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, May 25, 1999. at 9:00 AM to consider the conditional use perry it. if the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: April 26, 1999 Account No. 51067 1 • NOT-ICE ENVIRONMENTAL DETERMINATION . POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION MR.VAN GARD SELF STORAGE LUA•99-038,CU-H,ECF Proposal to construct a sell-storage facility consisting of 11 buildings for a total building area of 80,150 sq.It.A separate Mail building(3,840 sq.II.)with a second story manager's residence(1,440 sq.IL)is proposed along the frontage of NE 4th Street,with the self-storage buildings located toward the rear of the property.The proposal Indudes a 15 foot wide sight-obscuring landscape buffer along the south property boundary,where abutting a residential zone.A total of 40 parking spaces are proposed,with 1e spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site Is proposed from a single driveway off NE 40h Street.There are two existing wetlands on the site. Wetland A,in the east part of the site,has an on-site area of approximately 14,300 square feet and has been Identified as a Category 2 wetland.The proposal would not directly knead this wetland and the required 50 foot minimum buffer width is maintained.Wetland B,located In the southwest comer of the site,U epprordmately 5,172 square feel on the site,and has been classified as a Category 3 wetland.The proposal would fill approximately 1,400 square feet of the north end of this wetland.The applicant proposes to compensate for Impacts by creating 2,700 square feet of wetland area(a mitigation replacement ratio 1.5:1)diredy adjacent to the remainder of Wetland B.Location:4700 block of NE 4th Street and 300 block of 1381h Avenue SE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting In the Council Chambers on the 7th floor of City Hall,1055 South Grady Way,Renton,Washington,on MAY 25,1999, AT 9:00 AM to consider the Conditional Use(CU)Permit. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. • s a 3. •.. ... ..-. o, IPEL6. x rr l l — r4` 001' J .'c '-,- j•I•I•-)--•e : —r— _ � , • : ^I-,1 -- • • • I:.......I )t 1 .7c) 9 Cato.. ' i L" Bl .:g `d • y ` i v' sw v ±M � • • 4 "' ' ' •j ACE a I)x .8 a� H I NN lIwiT o4'11y • . ,tht 114 g T T• er0 �I I .. I 1E181 }- FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease Include the project NUMBER when calling for proper file Identification. I CERTIFICATION ��I, ` cA( Pe_ , hereby certify that , copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on pcp21 1.•-- 2,3, lei gS Signed: ATTEST: Subcribed and sworn before me,a Nortary Public, ' an fey the State of Washington residing in<„c-,y..7t d-,r. , on the 1 z 'h. day of vrt. e 1 C1 g 1. --- 7/fN a},;(;4— ke,,,.1/. Clit,--0 MARILYN KAMCHEFF cc .:..... :::J EXPIRES G/29/99 - • it STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE April 20, 1999 Project Name Mr. Van Gard Self-Storage Applicant Mr. Van Gard Renton LLC File Number LUA-099-038, CU-H, ECF Project Manager Peter Rosen Project Description Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. There are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of approximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not directly impact this wetland and the required 50 foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approximately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The proposal would impact approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area ( a mitigation replacement ratio 1.5:1) directly adjacent to the west side of the preserved section of Wetland B. The proposal will require approval of 2 separate conditional use permits. One conditional use permit is required to establish a self-storage use in the Center Suburban (CS) zone. The other conditional use permit is required where a proposed use exceeds 65,000 square feet in building area. Project Location 4700 block of NE 4th Street and 300 block of 138th Avenue SE Exist. Bldg. Area gsf NA Proposed New Bldg. Area 85,430 sq. ft. Site Area 5.6 acres Total Building Area gsf 85,430 sq. ft. RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance, Mitigated. ERCRPT.DOC City of Renton P/B/PW Department Environmental R v Committee Staff Report MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 2 of 7 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 2. The applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or construction activities on the project site. 3. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 4. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitigation Fee is payable at the time of issuance of building permits. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is payable at the time of issuance of building permits. ERCRPT.DOC City of Renton P/B/PW Department Environmental R v Committee Staff Report MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 3 of 7 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING Check proximity of buildings per Table 5A UBC 1997. FIRE 1. The preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required within 150 feet of the proposed structures and three fire hydrants are required within 300 feet of the structures. A looped water main is required to be installed around the buildings. 2. An approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet total floor area. 3. An approved secondary access is required to be provided to the facility. It appears this will be provided from 138th Avenue SE. Minimum access required is a 20-foot wide gate. PLAN REVIEW Water 1. Show location of fire system backflow prevention device (DDCV). This must be located on private property. 2. The System Development Charge is$0.113 per gross site area. 3. All new and existing fire hydrants to meet fire flow requirements and must be fitted with a storz fitting. 4. The water and irrigation meters to have separate taps to the water main. 5. Show size of each meter and service line. 6. Show City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 7. The irrigation meter must show a DCVA. 8. The water fire flow line must be located in a 15-foot utility easement and show the center line stationing and off-set distance to fire hydrants. Surface Water 1. The project requires a Level 2 drainage analysis. 2. Construction plans to use NAVD 1988 datum for elevations. 3. Construction plans to be prepared in accordance with the City of Renton drafting standards. 4. Runoff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 5. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. 6. The project is located in Aquifer Protection Zone 2. 7. The System Development Charge is$0.129 per new impervious surface area. Wastewater 1. The System Development Charge is$0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE and NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage on NE 4th St. and also on Duvall Ave. NE (138th Ave. SE) to a point adjacent to the south property line. For main oversizing, cost participation may be arranged with other interested parties. 3. If uses in the retail building produce fats, oils, or grease, then an appropriate removal system will be required per plumbing code. 4. Side sewer line to have a 2% slope to property line. 5. Side sewer to have a cleanout 5-feet out from building and every 100-feet thereafter. 6. Vertical profile to be shown on construction plans. ERCRPT.DOC City of Renton P/B/PW Department Environmental F nr Committee Staff Report MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 4 of 7 7. Sewer to maintain a 10-foot separation from other utilities. 8. Civil construction drawings to adhere to City of Renton drafting standards. Drawing size is 22 X 34 Transportation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on NE 4th Street. A 5-foot wide planter strip is required between the curb and sidewalk. Provisions for a 5-foot bike lane is also required. 2. Duvall Ave. NE (138th Ave. SE) requires curb, gutter, 5-foot sidewalk and street lighting the full length of the property frontage. A 5-foot planter strip is required between the curb and sidewalk. 3. Duvall Ave. NE (138th Ave. SE) roadway improvements require curb to be located 20-feet from the roadway center line. 4. Construction plans to be provided in accordance to City drafting standards and standard specifications. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. PARKS All landscaped areas outside the property line are to be maintained by the property owner. �I ERCRPT.DOC 'City of Renton P/B/PW Department Environmental F iv Committee Staff Report • MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 5 of 7 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: The subject site is relatively flat, generally sloping from the southwest down to the north and east. Elevations ranging from about 402 feet in the southwest corner to about 384 feet along the east side of the site in the northwest corner. A geotechnical study has been prepared for the site by Terra Associates, Inc. The site is underlain by competent, glacially-derived soils. The report concludes that buildings constructed on the site could be supported on conventional spread footings. The environmental checklist estimates that approximately 6,500 cubic yards of structural fill would be imported to provide level pads for the buildings. Approximately, 4,430 cubic yards of organic topsoil would be removed, plus 800 cubic yards excavated for the detention ponds. Potential erosion impacts that could occur during construction would be mitigated by City Code requirements for a Temporary Erosion and Sedimentation Control Plan (TESCP) and Construction Mitigation Plan, approved prior to issuance of Construction Permits. Staff recommends a condition to ensure that temporary erosion control measures are maintained throughout the duration of construction on the site. Weekly reports should be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to recording of the plat Mitigation Measures: Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. Nexus: Environmental Ordinance 2) Surface Water Impacts: A wetland report has been prepared for the site by Terra Associates, Inc. Two wetlands have been identified and delineated on the site. Wetland A is a forested wetland on the east part of the site, with an on- site area of approximately 14,300 square feet. The wetland extends onto adjacent property to the north and east of the site. A channelized, perennial stream drains to the northeast corner of the subject property and into Wetland A. This stream originates in a wetland area on the north side of NE 4th Street and drains south through a culvert under NE 4th Street. The proposal would not directly impact or fill Wetland A. The report classifies the wetland as a Category 2 wetland. Wetland regulations require a minimum 50 foot buffer width for Category 2 wetlands. The proposal maintains a 50 foot buffer width from the delineated edge of Wetland A. To minimize the potential of impacts to the wetland during construction on the site, the applicant should stake the outer edge of the wetland and buffer prior to initiating grading or construction activities. Wetland B is located near the southwest corner of the property. This wetland is a linear-shaped wetland that extends off the property to the south. It is approximately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The report states that Wetland B is an isolated wetland with no direct surface connection with other surface water features. The proposal would impact approximately 1,400 square feet of the north end of Wetland B. The project would involve filling 1,100 square feet and an additional 330 square feet would be converted for required buffer. The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area (a mitigation replacement ratio 1.5:1) directly ERCRPT.DOC City of Renton P/B/PW Department Environmental F w Committee Staff Report MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 6 of 7 adjacent to the west side of the preserved section of Wetland B. The proposed mitigation ratio meets City wetland regulations. The applicant has submitted a preliminary storm drainage report prepared by Bush, Roed, and Hitching, Inc. The proposed drainage plan consists of a series of catch basins and pipes that convey runoff flows to a combination wetpond/detention pond facility in the southeast corner of the site. The system combines stormwater detention and water quality treatment, consisting of an open three-celled pond. The stormwater runoff would then be discharged to the wetland (Wetland A) in the northeast corner of the property, which is the natural discharge point for the site. The stormwater facility has been sized in accordance with the 1990 King County Surface Water Design Manual. The site is located in the Maplewood Creek drainage basin. There are existing drainage problems in the drainage basin, located downstream of the proposed project. To ensure that the proposal does not worsen existing downstream drainage problems in the area, City staff recommends that the applicant be required to provide additional stormwater detention, as has been required through environmental review for other developments in the area. Staff recommends that the release rate for the developed site be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site should be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. Mitigation Measures: The applicant shall stake the outer edge of the wetlands and buffers prior to initiating grading or construction activities on the project site. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. Nexus: Storm & Surface Water Drainage Ordinance, Environmental Ordinance (SEPA) 3) Fire Protection Impacts The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee applies to all new construction at a rate of $0.52 per square foot of building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60 (85,430 sq. ft. X $0.52 = $44,423.60). An approved secondary, emergency access is required by the Fire Department. The proposed plans indicate a 20 foot wide, gated secondary access onto 138th Avenue SE. Mitigation Measures The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of building. The Fire Mitigation Fee for the proposal is estimated at $44,423.60. The Fire Mitigation Fee is payable at the time of issuance of building permits. Policy Nexus Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. 4) Transportation Impacts: The primary access to the site is proposed from a single driveway off NE 4th Street. A secondary emergency access is provided via a gated driveway onto 138th Avenue SE. The proposal would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. A trip generation report has been submitted with the application materials, prepared by The Transpo Group. The report concludes that the proposal is likely to generate 416 average daily trips. Plan Review staff concurs with the analysis. The total Traffic Mitigation Fee is estimated to be $31,200 (416 trips X$75 = $31,200). The applicant has submitted a Construction Mitigation Plan which proposes summer hours of operation between 6:00 a.m. and 8:00 p.m. Monday through Saturday. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guideline Ordinance in order to avoid conflicts with peak ERCRPT.DOC City of Renton P/B/PW Department Environmental f w Committee Staff Report MR. VAN GARD SELF-STORAGE LUA99-038, CU-H, ECF REPORT OF APRIL 20, 1999 Page 7 of 7 hour traffic. Construction activity within 300 feet of residential areas is limited to 7:00 a.m. to 8:00 p.m. Monday through Friday, and 9:00 a.m. to 8:00 p.m. on Saturdays. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $31,200. This fee is payable at the time of issuance of building permits. Policy Nexus: Environmental Ordinance, Transportation Mitigation Fee Ordinance 5) Land and Shoreline Use Impacts The subject site is located within the Center Suburban (CS) zoning designation. Self-storage facilities are permitted with approval of a Hearing Examiner conditional use permit in the CS zone. The subject proposal will also require approval of a second conditional use permit for exceeding the maximum area of 65,000 gross square feet per use. The proposal complies with the development standards of the CS zone. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. The self-storage buildings would be screened from adjoining streets. Self-storage facilities generally have limited impacts on neighborhoods in terms of traffic generation, noise, and demand on public services. The proposal is not anticipated to result in adverse impacts on surrounding properties. Mitigation Measures No recommended mitigation measures. Policy Nexus NA. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM May 10, 1998. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERCRPT.DOC o� + d t Ils.� "I,i °� PE4 CHTREE ai # 0 I • • • �,J"t Tel 6 _ ,.Q� 1 •��['�.� .� I y I!, Cni}I i Rti sa..c» ]-_ar--r,+?ITN:•r ',sea:-. NE .. - o�'•W - i- _ .II ma a d 'lls }y_—_I, _ •NEn..6TH. cT-•a i. I». F` , dno,,^� o- 0 1 I- ,;{�. Q J f � `IS., ' ,� �••, ; ' mplin. ... a a 'I.I `E... .�� ..F -I t ' >:,v-.1'.1 1 E .6. T1a : L—I J Z —r�, •� a- �lir•-_ '.N E.�.. .6TN .I.. tY' _;r Y8•�.{ w•I •I 'v.�I a a o M�. :, <• ." „� I go — Wr--- = 4 w Z ro-�I I I -� e � ,»� • Qja 0 [, 77''I® Ig;UAc .ii �_ Mv,. 13 `ur Off•'- o--_. 'I '; ilsac ...�__- O Q �y,�:�l c..° ;Yt R'.:c{• '»J+;... ".``3 -.--�Nn-- i=1 j ® ... .'.In.'W•a r— _, ©'':._• I' 2 0 fGl • E. 5TH ST. ; -' In -T- •y a r: :.:r. c __ O 2 f`=g l dlfill. EertaoE ,a m a. s,. '° d --.-. - A -- .• I .i Ili `s w :piµ�'© '.... a g2 .1'y - ." u.. .. ; 0 1rJ 61 z" — 4 :1 I I,1 `f Z. I r p. " Q�°" yam. 'Lici:j ,'' i ri U(iION AVENUE A i •.4".40 a In(L- 131 I B° 54 FE W4T i 1€.- .v Hd� -I I -_ ,. CF 3y .� .A,AMP,.. ,,. - . i „ri011•IG CENMER ZONING:,CENTER ,¢ •..11'I j 9 ^[c.I.l _ _ i SUBURBAN ® SUBURBAN y rn _ c� •I �-I W . ij11 ,,....IIII r �I 1..`" ,lam' ! G 'I[y, >". �-- O j c.--_ ••Q I I 1. Ua :E aYW'1d-N ??sLa,•.__,. ,�._...._�:.�P �Spi� .... ;'°'. a C� iS e> °� p'I _,t 93 -I -R' 0, gr. 1, ° E. `•n�Y2BT11'�gr -ST. �r �-�'-.•- ,..:=�-- � � .I IY �. YI € `J -A.f 1 " %• i `SE iI �. 't�S �.w __ - _. s° '_' I�'6 �• lE �p 9 i ' "P f� . '�{ i' 1 ~4 I,>o 9I`l 8 { 1, I' rE • ' I IliI4 �j j D1 �I a ..I_'k: Q � y I� ',, a 4 •F3 I�! {p , 9 q 1 ,4 w f t I I 1'.E. 131 iiF.ie. -Ina n ZFr.�u,ia� r !ll�����J 1 -I!il J - " 1 • I I 1 1 2 I-1 .. _ er. f I. Y.,....._�'+fir• 2 .L 3 if u.'4n '"',t6 •".. '-, "". p .-..,. ■ il a °1 0.01 .e{ I 1": v.-"I es°'a<,� i ! g 'I� • kkk , • ZONIN CEIIT p q �iq�Gr,�1G� tij •r•�P. ° •_ I7i SUBURB_ ''ZONING rCENTER •yca + •a-�r— I 3 I�_ I 'O MARTIN'IS ACRE TRACT x� SUBURBAN I I S Ip 43 3 :: .. r 9 _ T ; I � �1 i '''iiF,43 1 : ,.- 1 .. 6206 -1 3I I " — Hill '13 g i. 3i 'r I ,v F b wly { i, I Mh J li&» F 1 n '! a nLJ 8 I 1 . lil 131 Ill MI, " ^�. 9 m A r NE. sND •°.r,nnursn I. . �i9, p .. ..'•1 ^{• ' •``w" I' %' . »-.- ❑ .I GERAR4R0VE PARK,D'V-•f'71 1,•" 4•, ,• a• " R 1„• " n�" �� :S.E p2ND ST •a+ r ti -11 `+ _ .1 x ac _4 1E -ti —.rat ''..r i; 2s� i t .B • #•. i O 'Iii' :r' i ,c� a w .s. a 'p"p G'E"T ❑ _ O ^ _A �� L, -- Ss T. " •1ST e —.z _ _ �J 'S E '33RD ST I 5 I A C K1 •f"�:`+L NE ,7 i\' a is w 1�. t / ,� L o c. 5 � Rom- L• .:5 "`-,In'•••-r° '1 ° -4 3 aac ,y x, 1,e.: a I..2,. .i " R8a'•`• `V"4 s � •1 ,'± S • N , R T;;li a .. 6N MO ` iA' -Tj" Q ,t". SEAL 6�i?�!J1 » N W. a..c 4wu c.4' •.s..e+s` I r »9 ▪ :,t 0 — — - GRAPHIC SCALE Ili , ® 98308.0.3 CHE?D CITY'STiNDAnD5i6c SE ST 'n e,. , ,. - s.e _. •»�. _-• , .e�... _ — _ : - . I �~ BUSH. ROED t HITCHINGS. INC. ____:"..— iv C.- #„4.,^,»I...F„4,,,.. '. . S' 6 1 ." '1 2 t f_ Q�Y ENGINEERS!UNO 9JR�EYptS , '7a.^I w.,n +c>°�tN Tm t' r"I. = •. ra. T 1 • T.�r>" BR14 .m„'w" . .. _<. 1 1.<i. 1 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: April 16, 1999 TO: Peter Rosen FROM: Rebecca Lind SUBJECT: LUA-99-038 Mr.Van Grad Self Storage As noted in the preapplication review, the intent of the Centers is to create intense urban districts. The Comprehensive Plan policies and the CS code standards, e.g. minimum lot size, height and setbacks, support the concept of more intensive development with higher floor area ratios than realized by existing development. The land within the Centers designations is limited and the plan does not contemplate expansion of the commercial centers. This Center is expected to serve the residential population developing within the City and the Potential Annexation Area over the next 10 years. "The Center is intended to be an intense urban mixed use place which is pedestrian oriented that provides a visual and physical focal point for the surrounding residential area.' (Summary from Centers Introduction). The following policies add to the policy direction defming the meaning of "intense urban mixed use". Objective LU-Q:Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district. Policy LU-97. In order to create more compact and efficient Centers, encourage new office and commercial development which is more intensive than the older development in existing Centers. Policy LU-97.1 Allow stand alone residential development in portions of Centers not conducive to commercial development. Policy LU-98. Discourage single story suburban style development. Policy LU-100 Mixed Use development should include uses which are compatible with each other, for example office and certain retail uses with residential; office and retail. Policy LU-116 While mixes of uses are allowed in the Center, commercial and office uses are the preferred uses for this area. The project complies with the Comprehensive Plan in the following ways: 1)The retail/office/residential component of the project and associated parking meets the intent of the Centers policies. The parking is provided to the side and behind the uses. The uses are active and could be pedestrian oriented. \\TS_SERVER\SYS2:\COMMON\-vangard April 14, 1999 Page 2 2) The buffering provided by the wetlands and the landscape screening provided adjacent to • residential areas complies with the buffering provisions in the plan. (Objective LU-R) Create a buffer at the boundary of Centers to protect adjacent less intensive land uses from the impacts of urban activities within the Center. This proposal fails to meet the Comprehensive Plan policies in the following ways. 1)The development needs to be more intensive,use land efficiently and support transit The policies,as expressed through zoning,allow subdivision of this property into multiple parcels which could each support 65,000 square feet of development. The allowed Floor Area Ratio calculates at 2.6. The project proposes single story construction for 80,000 sq. ft.at a floor area ratio of.35.While other recently approved retail development has lower floor area ratios than the zone could allow,this is due to parking requirements for retail development.The uses themselves are intensive and active, providing convenient shopping,jobs and services. Site plans provide for pedestrian access. This is not the case with the self storage use. Only 12 jobs will be created. Other recent developments in the Center not only provide jobs on the site but add to the combinations of uses within the Center that support development of other spin off economic activities. The activities proposed will not support transit as all users will bring storage to the site in private vehicles. There will be no uses on the site which would attract bus riders or residential population which could support transit.There will be minimal pedestrian activity. 2)Self Storage use does not contribute to the objective of the Center. When mixed with a primary use which supports Center objectives,a self storage use could be appropriate. The overall proposal is technically a"mixed use". However, the mixed use component is in reality a token(5,000 sq. ft.)and the self storage use is the primary use of the site.A significant percentage of the mixed use is even accessory to the self storage use. As the application stands,the type of uses envisioned in the Comprehensive Plan are approximately 6%of the project. The primary use of a site should meet the intent of the zone and the policies. The applicant argues that restricted frontage of the site precludes all retail use and justifies the proposed use with respect to the Comprehensive Plan. However, the plan allows several other uses including office, services, residential and light industrial. The recent action of the City Council on The Residential Demonstration Overlay District allows mixed use development(commercial/ residential)up to 60 dwelling units per acre within 150 feet of the NE 4th arterial,and stand alone residential up to 36 dwelling units per acre in the remainder of the zone. 3)The Conditional Use to expand the primary use above the 65,000 sq. ft. does not meet the intent of the designation. The additional increment of 15,000 sq. ft.represents a low density,inactive use which does not comply with the overall intent of the land use designation.Allowing"more"of an low intensity use can not be justified given the current direction of the City Council and the intent of the land use designation. This type of project follows a pre-GMA image of a suburban commercial area and does not match the current vision for these commercial areas. More intensive urban developments will be necessary to provide for the commercial/residential needs of the city given limited commercial land. The proposed project should not be evaluated in the context of the semi-rural residential area on its immediate borders. This land is all designed urban and will develop within the next several years given projects currently in the review process. The Comprehensive Plan envisions this larger residential area served by an active commercial Center. City of I pn Department of Planning/Building/Public vvorks ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pv``Le_ COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 85,430 sq.ft. SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.)with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Auth r. a Representative Date DEVAPP.DOC Rev.10/93 PROJECT LUA-99-038, CU-H, ECF Mr. Van Gard Self Storage City of Renton Department of Planning/Building/ Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 44.17 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common 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 should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate"No Trespassing" signs on the property while it's under construction(flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING It's important to direct any and all traffic into the main front entrance and should be monitored during all hours of business. This will provide the building the control it will need to keep track of the comings and goings of all visitors. A key code system should be used for all customers that may need to use the facility after hours. Fencing should be provided and surround the entire perimeter of the storage complex. This should be constructed of a material that would dissuade any trespassers from cutting or climbing over it. The main office should have an alarm system installed to be in effect after business hours. I encourage this facility to maintain the independent security company that is currently proposed to monitor the business. Landscaping around the exterior of the building should not be too dense or high. It is important to allow visibility. Too much landscaping will give the building the look of a fortress and possibly give a burglary sufficient coverage to break into the facility, especially during the hours of darkness. Page 1 of 1 ...:� ��-i Trespass �uesAeegslawe� USINES Enforcement WATCH • Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY—THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY, AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code #6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code #6-18-10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. `0 COURTESY OF RENTON POLICE DEPARTMENT CRIME PREVENTION UNIT �`� 235 - 2571 City of k.......m Department of Planning/Building/Public vvu,KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:CUtc ivaion c ,_i'VIJ- 2 COMMENTS DUE: APRIL 6, 1999 , APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 ? APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen 4` 4, e., F PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 `'�` .) Dij, LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE ��rt}` ��G W SITE AREA: 5.6 acres BUILDING AREA(new expansion gross 85,430 sq.f�. SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total buildirprea of 80,150 sq. ft. A separate retail building (3,840 sq. ft.)with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street,with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS F-(LG K p k O J6 It'll T`( OF 0U 1 L-0 t NG S Pup., T/k e L-( SA UBt✓ I `? 97. We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 26 /?7 Signature of Director or Authorized Represen ive Date DEVAPP.DOC Rev.10/93 • City of F._.._in Department of Planning/Building/Public works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �aVie ., COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen I PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE . SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 85,430 sq.ft. SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED COMMENTS /90,�� aZTI-c__ to tZgf fr/VY7 1,e--7(VlaZ- / /-",..-- / e k ,,_d r ,,,,.,„_, ,. ,,,,,,,___,_ ,• ,. . • C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed o2properly assess this proposal. __;_-__---,2/ - Y ,),-(, (_' ,' ' : TN -,/ 7 ,o/L. , 9/_-4/7 Mg nature of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 City of Renton Department of Planning/Building/Public WorKs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -11.,,,,,,,�aC � t 4l i ACOMMENTS DUE: APRIL 6, 1999 �% APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 19 9 �!'a, L0 �s .1 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen ``` y PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 `o, 07i LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE �;t `9ur SITE AREA: E.6 acres I BUILDING AREA(new expansion gross 85,430 siit SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total builing area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.) with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIROVMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing • Air Aesthetics • Water . Light/Glare Plants Recreation Land/Shoreline U:e Utilities Animals Transportation {,- Environmental He.:Ith Public Services Energy/ Historic./Cultural Natural Resource: Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-F ELATED COMMENTS • 5- �- .. 'cam. G k >„ti S g 63 `Y' ,e_V t 'et-t.) Ca-,---r fs-1 e vd-5- . C. CODE-RE.ATED COMMENTS We have reviewed his application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional int mmation is needed to properly assess this proposal. 3/ ( 997 Signature of Director or Authorized Represent a Date DEVAPP.DOC Rev.10/93 Vans Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 TRANSPORTATION: 1. The transportation mitigation fee is $31,200 per the transportation trip generation study. 2. Curb, gutter, 5-sidewalk and street lighting required for full length of property frontage on NE 4th St. A 5-foot planter strip is required between the curb and sidewalk. Provisions for a 5-ft. Bike lane also required. 3. Duvall Ave. NE (138th Ave. SE) requires curb, gutter, 5-sidewalk and street lighting the full length of the property frontage to the roadway. A 5-foot planter strip is required between the curb and sidewalk. 4. Duvall Ave. NE (138th Ave. SE) roadway improvement requires curb to be located 20-feet from roadway center line. 5. Construction plans to be provided in accordance to City drafting standards and standard specifications. 99cm023T 99CM023T.DOC\ 3L •i- • 'y`VY O 3,14" ...+rcr�-w—'�w:�.Gur�o--»�.+,..•.......cev».,r�s-a. �tv.rIY.{� A+il.rw'?wow�r/c..o:-swI�I.MAY./.Y.�►•..s..\.R•..%• Project Name My• Ua W ea* ve,t Self Sao✓4 2 Project Address 4 7 01 &E Contact Person Wes G ve.s p veellt Address p. O . 30k 532'D gellevu.0 Q$IO5-32gO Phone Number 206 - 6/l 3 - 8 y.a U • Permit Number 4-0 A - qR- a 3 8 Project Description V)) K70 sf Self sib/ay ( (I lid 5 ) 1 38/0 vff'ud Land Use Type: Method of Calculation: ❑ Residential 0 ITE Trip Generation Manual J ' Retail ,R- Traffic Study ❑ Non-retail 0 Other Calculation: pe✓ l yavisPo 5-tveji gaffed ZAo/gq 7Yips — 1416 yips Af 1-75 dal/t 7v1 (37S) (Li 16 ) = 3 / 2oD o Transportation Mitigation Fee: 31 ) Z DO, D Calculated by: i\iej1Nai-A Date: 3/y/y Account Number: Date of Payment r City of R_..__n Department of Planning/Building/Public .._.ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:5,,,,�,,,pl tai.SKL , ,-. COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF�` "" DATE CIRCULATED: MARCH 25, 1999 n''s APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rose --1 PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 �,(.C. .* LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE 7 10 SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 85,4,0 sq.ft`.. tY SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a totaf'tpuilding area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.)with a second story manager's residence (1,440 s(a.) is proposed along the frontage of NE 4th Street,with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS• Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS o r e v�. Lv-r�J-t s ' e -a ,C bry rrl 7" S -4-t/ C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Z "/ /777 Signature of Director or Authorized Representati Date DEVAPP.DOC Rev.10/93 Van . Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 STORM DRAINAGE: 1. The Storm System Development Connection charge is $0.129 per new impervious surface area. 2. The project does require a level 2 drainage analysis. 3. Construction plans to use NAVD 1988 datum for elevations. 4. Construction plans to be prepare in accordance with the City of Renton drafting standards. 5. Runoff collected from the pavement surface with vehicle access/parking must flow through an oil/water separator or adequate biofiltration system. 6. Site drainage construction plans and erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. 7. The project is located in aquifer protection zone 2. 8. The class II wet lands on site will require a buffer zone of 50 feet. And the Class III wetlands on site will require a buffer zone of 25 feet. 99cm023D 99CM023D.DOC\ Van.: Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 SEWER: 1. The Sewer System Development Connection charge is $0.078 per gross site area. 2. The nearest sewer main is at the intersection of Duvall Ave. NE & NE 4th St. Therefore, the applicant would be required to extend the main to a point that is the full length of the property frontage no NE 4th St. and also on Duvall Ave. NE (138 Ave. SE) to a point adjacent to his South property line. For main oversizing cost participation may be arranged with other interested parties. 3. If the project produce fats, oils, or grease, in the retail building then an appropriate removal system will be required per plumbing code . 4. Side sewer line to have a 2%slope to property line. 5. Side sewer to have a cleanout 5-feet in out from building and every 100-feet thereafter. 6. Vertical profile to be shown on construction plans. 7. Sewer to maintain a 10-ft separation from other utilities. 8. Civil Construction drawings to adhere to City of Renton drafting standards. Drawing size is 22 x 34. 99cm023 S 99CM023S.DOC\ PROPERTY SERVICES FEE REVIEW #99- 0/10 r DEVELOPMENT AVPLICATION REVIEW SHEET ❑ PLAN REVIEW ROUTING SLIP ❑ ENVIRONMENTAL CHECKLIST REVIEW SHEET ❑ OTHER APPLICANT: 012 t>A•0 GA go Rekin ., L L C RECEIVED FROM ern 3/3/ JOB ADDRESS: 1/7 OD N Cr 1!r1 53r WO# (da e NATURE OF WORK: i VAN CAAA $et.F 1125,24.6r GREEN#_ NI SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: ❑ LEGAL DESCRIPTION ❑ SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED 0 SQUARE FOOTAGE 0 VICINITY MAP. ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE 0 OTHER • ❑ VESTED 0 NOT VESTED ❑ This fee review supersedes and cancels fee review# dated 0 PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# /513 d S— (iD 9/YS ❑ King Co.Tax Acct#(new) It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER (,bel .1O.OG9/Sf 7r`fc17/O .$ /126F/7 V Joint Use Agreement(METRO) N11Mq( lF /lam( Si.9c/0,sy • Local Improvement District * 1 Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I SYSTEM DEVELOPMENT CHARGE-WATER #OF UNITS/ SDC FEE O Pd Prey. ❑ Partially Pd(Ltd Exemption) ® Never Pd SQ. FTG. Single family residential$850/unit x Mobile home dwelling unit$680/unit in park Apartment, Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft. of property(not less than$850.00)x 2 4"/ 7/O l7, • ,2-3 • Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM tMsbola) SYSTEM DEVELOPMENT CHARGE-WASTEWATER k ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) IN Never Pd Single family residential dwelling unit$585/unit x Mobile home dwelling unit$468/unit x Apartment, Condo$350/unit not in CD or COR zones x Commercial/Industrial, $0.078/sq. ft. of property(not less than$585.00)x 2 t•/y 7/p 4 /q O91,3S REDEVELOPMENT CREDIT: (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) ■ Never Pd Single family residential and mobile home dwelling unit$385/unit x All other properties$0.129/sq ft of new impervious area of property x /S8 3 yZ ZOO Y Z (not less than$385.00) PRELIMINARY TOTAL $ RS q 3'{ )O ,� J Signature of Reviewing 6A thonty DATE 01 H *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/tm-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. C e:/templatc/feeapp/tgb EFFECTIVE July 16,1995/Ord.Nos.4506,4507,4508,4525,and 4526 tD C H- a 0 • • City of Re Department of Planning/Building/Public t. ...s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: DI-, oWN 1�e\ileLe - 030,n..y- COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peter Rosen PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE O rr OP" SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 8574 -Gq.ft. SUMMARY OF PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq ft.)with a second story man er's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings Iocat Apward the rear'of`the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the sou yells boundary, where abutting a residential zone. A total of 40 parking spaces are proposed, with 16 spaces assoc'reted ith the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveiabtiofiltIE 4th Street. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water i Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED COMMENTS C h Yn �� {� f v- Ir"t=L I C 1 C4M-1 -cam 5 C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Represen Live Date DEVAPP.DOC Rev 10/93 Van . Gard Renton L.L.C. 4700 Blk. Of NE 4th Street Environmental Review Development Services March 31, 1999 GENERAL ITEM: The City title Block to be eliminated from the Civil Utility Construction Plans. It is no longer required. The Consulting Engineering Firm to use their Title Block. WATER: 1. The Water System Development Connection charge is $0.113 per gross site area. 2. The required fire flow per fire prevention is 3750 gpm. Therefore, a minimum of four (4) fire hydrants are required. The primary hydrant must be within 150 feet of a structure, but not closer than 50-feet and the secondary hydrants to be within 300-feet. 3. Show location of fire system backflow prevention device (DDCV). This must be located on private property. 4. All new and use fire hydrants use to meet the above requirements must be fitted with a storz fitting. 5. The water and irrigation meters to have separate taps to the water main. 6. Show size of each meter and service line. 7. Show City of Renton Standard Detail Drawing on the plan sheet for the size of water meters used. 8. The irrigation meter must show a DCVA. 9. The water fire flow line must be located in a 15-ft. Utility Easement and show center line stationing and off-set distance to fire hydrants. 99cm023w 99CM023 W.DOC\ City of R( i Department of Planning/Building/Public ..,,,,s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: fvre_ .BreueNtirk0-�,1 COMMENTS DUE: APRIL 6, 1999 APPLICATION NO: LUA-99-038,CU-H,ECF DATE CIRCULATED: MARCH 25, 1999 APPLICANT: Mr. Vanm Gard Renton L.L.C. PROJECT MANAGER: Peterl tosenON FIRrr,r' PROJECT TITLE: Mr. Van Gard Self Storage WORK ORDER NO: 78508 LOCATION: 4700 block of NE 4th Street and 300 block of 138th Ave. SE 6 1q SITE AREA: 5.6 acres I BUILDING AREA(new expansion gross 85,430 sq.ft. SUMMARY Or PROPOSAL: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq ft.) with a second story manager's residence (1,440 sq. ft.) is proposed alo ig the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a re:idential zone. A total of 40 parking spaces are proposed, with 16 spaces associated with the retail building and ;!4 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. A. ENVIROIIMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation LanclShoreline U;e Utilities Animals Transportation Environmental He rlth Public Services Energy/ Historic/Cultural Natural Resource: Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-F ELATED COMMENTS /V 0-^A - . C. CODE-RE,_ATED COMMENTS 4P-ta.. a COC-ta,-1t..✓kr A /' ei. �9 / 6/ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional im 3rmation is needed to properly assess this proposal. A-4 (C?9/1 Signature of Direct(r or Authorized Representativ Date DEVAPPDOC Rev 10/93 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: March 29, 1999 TO: Peter Rosen, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related comments for Mr. Van Gard Self Storage 1. The preliminary fire flow required is 3,750 gpm. Four fire hydrants are required. One fire hydrant is required within 150-feet of the proposed structures and three fire hydrants are required within 300-feet of the structures. A looped water main is required to be installed around the buildings. 2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of building: 85,430 square feet x $0.52 = $44,423.60. This fee is payable at the time of building permit issuance. 3. An approved fire sprinkler system is required to be installed throughout all structures that exceed 12,000 square feet total floor area. 4. An approved secondary access is required to be provided to the facility. It appears this will be provided from 138th Avenue Southeast. Minimum access required is a 20-foot wide gate. CT:ct bobwes v VENDOR NO VENDOR NAME/ADDRESS CHECK NO AMOUNT DATE PAID CITY OF R ENT ON 600275 GARD, VAN 170510 1, 000 .00 05/07/99 PO BOX 53290 Accounts Payable Check Voucher BELLEvuE, WA 98015 ACCOUNT NO WO/FUNC AMOUNT PO NUMBER INVOICE, DESCRIPTION 000.000000.000 .3450.0081.00.000011 1, 000.00 Refund 99038 Refund DP3113 6/91 City al Renton Finance Department Request fQr Clain., Jr Treasurer's Check 162 Date of Request L\ 122( 91 Date Required ASAP tQ b Requesting Department( SlitVIO Authorized Signature 4 n / REASON FOR CHECK Deposit Refund Name VIR VAN GAR Amount 41 1000. 00 Finance Receipt No EcriolOgt Receipt Date 3 1 Z ( 1 Other Describe Circumstances Requiring Issuance of Check: t Uu E.o.K CRADc AKID F ( tt-_- r--K, IF L.U A c't 9 — D CHECK PREPARATION INSTRUCTIONS Amount $ SO t(00, 00 Charge to Account(s) PC) Q , .SIA S _ 8 ` , 00 , O(S 1 1 Payable To t`AR V AN 6A -D Address k 5 32 ct 0 P.j . Q o t L LL1 V Ut W R 9 P 0 l5 a Mail Check to Payee Return to Dept: ATT►J; ROY. CEVE 1_0 M_EWY Soc Sec or IRS ID No 0 Other: SE RJ1 ICCS CHECK AUTHORIZATION - Finance Department Use Only Approved Date 0 Claims 0 Treasurer's Check No: CTYoo6/7/89 **************************************************************** City of Renton WA Reprinted: 04/22/99 10 : 11 Receipt **************************************************************** Receipt Number: R9901081 Amount: 3 , 500 .00 03/12/99 13 :00 Payment Method: CHECK Notation: 6707MORRISPIHA Init: CRP Project #: LUA99-038 Type: LUA Land Use Actions Parcel No: 152305-9023 Site Address : 4501 NE 4TH ST Total Fees : 3 , 511. 88 This Payment 3 , 500 . 00 Total ALL Pmts: 3 , 511. 88 Balance: . 00 **************************************************************** Account Code Description Amount 000 .345 . 81. 00 . 0006 Conditional Use Fees 2 , 000 . 00 000 .345 . 81. 00 . 0007 Environmental Review 500 .00 000.345 . 81. 00 . 0011 Grading & Filling Fees 1, 000 . 00 r CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site Self PROJECT NAME: Mr. Van Gard Renton- L�C! APPLICATION NO: LUA •"1`1 . 0316 , CU--H EL-t The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER mviNi �,,,i,� io. 4.k-wAf441S�: ,e • DEVELOPMENT PLANNING CITY OF RENTON MAR 1 2 1999 RECEIVED (Attach additional sheets, if necessary) h f (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification I, LUES Citt. F-r , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records NSVM al Title Company Records '.ti`; '•., ❑ King County Assessors Records s ; to . ;e Date ; ��/9is 1 Signed d,';Mr� t*0� Applicant) * too* *> . ,NOTARY �. �� ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at -rot CQA_Si11 1 oni on the `1 day of iM.4x-c_44 , 1991 . Signed_ (Notary Public) ****For City of Renton Use**** CERTIFICATION OF MAILING I,(i.iI,.ik .,LL S , hereby certify that notices of the proposed application were mailed to (City Employee) each listed property owner on Y41tith 2S, h!°o Signed i, ldj# � - �v- Date: Ma..g.,Y1 . NOTARY ATTEST: Subscribed and sworn before me a Notary Public, in and for the State of Washington residing at`-XP---f\, Th on the day of a p.AA.§-, , 19'9. Signed`'d' 7 > a'm listprop.doc REVo7/9B MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6/29/99 N.,.„„V o,/-7_, "it w�`-et -�.- - -- 102305 9012 —2305 9032 a.,2305 9047 •Annette Hicks NORTHWEST PACIFIC ASSOCIATE NORTHWEST PACIFIC ASSOCIATE 20548 Se 159Th St 600 108Th Ave NE#343 600 108Th Ave NE#343 Renton,WA 98059 Bellevue,WA 98004 Bellevue, WA 98004 102305 9140 102305 9166 102305 9303 1 Timothy McClinoy David Wright Heinz Mjelde 4604 Ne 4Th St 14034 Se 122Nd St 5623 S Bangor St Renton,WA 98059 Renton,WA 98059 Seattle,WA 98178 102305 9351 152305 9001 152305 9002 NORTHWEST PACIFIC ASSOCIATE WEST COAST INVESTMENTS INC Robert&Pamella Minkler 600 108Th Ave NE#343 4502 177Th Ave Se 5 Lummi Ky Bellevue,WA 98004 Issaquah,WA 98027 Bellevue,WA 98006 152305 9031 152305 9034 152305 9036 George Bales Gregory Scott&Bot Galusha DALPAY PROPERTIES L L C 13401 156Th Ave Se 12815 138Th Se 4033 Ne Sunset Blvd Renton,WA 98059 Renton,WA 98059 Renton,WA 98056 152305 9039 152305 9046 152305 9048 WEST COAST INVESTMENTS INC Donald Hamblin Ricardo Beltran 4502 177Th Ave Se 13025 138Th Ave Se 2108 Blaine Se Issaquah, WA'98027 Renton,WA 98059 Renton,WA 98055 f' , 152305 9057. * 4+ '``.1 152305 9061 152305 9072 Larry&Sharon Griffith '' • Daniel Meddaugh David&Candice Moberg 14217 Se 146Th St , 14013 Se 128Th St 10701 Se 224Th Pl Renton,WA 98059 Renton,WA 98059 Kent,WA 98031 152305 9075 152305 9084 152305 9096 M S Baboldashtian Lawrence&Sharon Griffith WEST COAST INVESTMENTS INC 9007 E Harry St#1408 14217 Se 146Th St 4502 177Th Ave Se Wichita,KS 67207 Renton,WA 98059 Issaquah,WA 98027 152305 9112 152305 9124 James&Paula Montgomery YI IN SUK&HYERANG 2807 Burnett Ave N 4615 Ne 4Th St • Renton,WA 98056 Renton,WA 98059 152305 9132 152305 9178 152305 9205 WEST COAST INVESTMENTS INC Robert&Pamella Minkler Paul.Lindberg 4502 177Th Ave Se 5 Lummi Ky 13836 Se 131St St Issaquah,WA 98027 Bellevue,WA 98006 Renton,WA 98059 152305 9205 152305 9206 152305 9211 Paul Lindberg Paul Lindberg Donald Hamblin 13836 Se 131St St 13836 Se 131St St 13025 138Th Ave Se Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 toW • f152305 9212 152305 9217 152305 9222 Donald Hamblin Clyde Yahn Allan&Beth Shewchuk 13025 138Th Ave Se 14100 Se 132Nd St 1444 Peterson Swamp Rd Renton, WA 98059 Renton,WA 98059 Colville,WA 99114 152305 9223 152305 9227 769560 0010 Paul Lindberg KING COUNTY RIBERA-BALKO ENTERPRISES 13836 Se 131St St 500 A King County Ad Bldg 13740 Se 246Th St Renton, \VA 98059 Seattle,WA 98104 Kent, WA 98042 152305 9102 George&George Bales c/o Executive House Inc. 7517 Greenwood Ave N. Seattle, WA 98103 CY O� CONSISTENCY OVERVIEW: \� o/♦ Analytical procau Prejed wnsislency rolers to whether a project is consistent with adopted and applicable development regulations,or in '� their absence,comprehensive plan policies.RCW 38.70B.110(2)(g)provides that the Notice of Application(NOA) `NT/ Include a statement of the preliminary deterninalion of a project's consistency with the type of land use,level of development,Infrastructure,and character of development if one has been made at the time of notice.At a minimum, NOTICE OF APPLICATION every NOA shall Include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. AND PROPOSED DETERMINATION OF Land Use: The subject she is located in the Center Suburban (CS)MITIGATED (DNS, zone and Comprehensive Plan designation. Self-storage facilities am allowed with approval of a Hearing Examiner conditional use permit. The proposal will require a second conditional use permit to allow for a use exceeding 85,000 square feet in building area(the self-storage facility Is 80,150 square feet). March 25,1999 The proposal complies with development standards of the CS zone and it is DATE: consistent with Comprehensive Plan policies of the CS designation. LAND USE NUMBER: LUA-99-038,CU-H,ECF Environmental Documents that APPLICATION NAME: MR.VAN CARD SELF STORAGE Evaluate the Proposed Project: Level 1 Environmental Assessment Development Regulations PROJECT DESCRIPTION: Proposal to construct a self-storage facility consisting of 11 buildings for a total Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning Code regulations,Public Works Standard's,Uniform Building Code,Uniform Fire building area of 80,150 sq.ft. A separate retail building(3,840 sq.rt.)with a second story manager's residence(1,440 Code,etc.These adopted codes and standards will function to mitigate project sq.f.)Is proposed along the frontage of NE 4Ih Street.with the self-storage buildings located toward the rear of the impacts. - property. The proposal includes a 15 root wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed,with 18 spaces associated with the retail easures: • building and 24 spaces for the sell-storage use.Access to the site Is proposed from a single driveway off NE 4th Street. The/ollovn'posed MrIMit galbigation nlMeasu es will likelybe imposed on the rip b po proposed project These recommended Mitigation There are two existing wetlands on the site.Wetland A,In the east part of the site,has an on-site area of approximately Measures address project impacts not covered by existing codes and regulations as cited above. 14,300 square feet and has been Identified as a Category 2 wetland.The proposal would not directly Impact this wetland and the required 50 foot minimum buffer width is maintained. Wetland B,located In the southwest corner of the site,is 1 Traffic Mitigation Fee-$75.00 per new average daily trip attributed to the proposal. approximately 5,172 square leer on the site,and has been classified as a Category 3 wetland. The proposal would fill 2.Fire Mitigation Fee-80.52 per square foot of new construction. approximately 1,400 square feet of the north and of this wetland.The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area(a mitigation replacement ratio 1.5:1)directly adjacent to the remainder of Wetland B. Comments on the above application must De suDmittetl in writing to Mr.Paler Rosen,Project Manager,Development The proposal will require approval of 2 separate conditional use permits. One conditional use partnil is required to Services Division,1055 South Grady Way,Renton,WA 98055,byt 5:00 PM on April 13,1999.This matter is also establish a sell-storage use in the Center Suburban(CS)zone. The other conditional use permit is required where a scheduled for a public hearing on May 25,1999,el 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,1055 proposed use exceeds B5,000 square lest In building area. South Grady Way,Renton.II you are Interested In attending the hearing,please contact the Development Services 4700 block of NE 4th Street and 300 block of 138th Avenue SE Division,(425){30.7282,to ensure That the hearing has not Deen reschatluled. If comments cannot De submitted In PROJECT LOCATION: writing by the date Indicated above,you may still appear at the hearing and present your comments on the proposal OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-Mi:As the Lead Agency,the City of before the Hearing Examiner.II you have questions about This proposal,°r wish 1°De made a pony°f record and receive additional information by mail,contact Mr.Rosen al(425)430-7219.Anyone ono submits written comments wilt Renton has determined that significant environmental impacts are unlikely to result from the proposed project. y a party become TMrofore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS(M)process to give of record and will be notified of any decision on this project. ratite that a DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into CONTACT PERSON: PETER ROSEN (425)430.7219 a single comment period.There will be no comment period following the issuance of the Threshold Determination of Non-BipnlScance Mitigated(DNS-M).A 14 day appeal period will follow the issuance of the DNS-M. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION PERMIT APPLICATION DATE: February 25,1999 — V II j L NOTICE OF COMPLETE APPLICATION: March 25,1999 .a: , aY Eat 7-- - APPLICANT: Mc Van Gard Renton LLC f ,I a - `, OWNER: Renton 5.78,Gary Marshall,Managing Partner '.dR ,dwx �:., -i.. _ }. o- SEPA Environmental Review,2 Conditional Use Permits 'X a i 1 ••• a ••• . Y- '''¢' r JB, Permits/Review Requested: a Other Permits which may be required: Building and Construction Permits r L.� , 1 •;r'. -`I----I -- ..- fi Welland Report,Geotechnical Study,Traffic Report I ,„ �•<{^• �,!�! q;� o ; �C,.l7'1 •q -E j • Requested Studies: 1` �;-,•, i ::JJ-`o B Location where application may I De reviewed: Planning/Building/Public Works Division,Development Services Department, • ` j ...rg q re. -a• i 1055 South Grady Way,Renton,WA 90055 .}/ �"' � 'rr 1 o • ?• ,,•,, , Iv _ g r °...i rC •9 °1 m ` a A ri t. reI ,^. e1-,i i.dlye"1 PUBLIC HEARING: Public hearing scheduled for Tuesday,May 25,1999 before the Renton Hearin q r .. ' I I 4 A )t IY Examiner in Renton Council Chambers.Hearings begin al B:00 AM on the 7th h ��-4 � •- � �'�) I ICJ i a � )" floor of the new Renton City Hall located at 1055 Grady Way South. I a.a Cer r i S _ _ •. ¢h6 GENMALOT.gOC TT— ..I__�•f'Ty — .'_,' CERTIFICATION - - -- I, mSSIC(t EJ1 r' , hereby certify that L3 copies of the above document were posted by me in 8 conspicuous places on or nearby the described property on S/3� Signe . ei,,,Zede ATTEST: Subcribed and sworn before me, a Norte P ic, in and for the State of Washington residing irc'g,n 407-) , on the day of / j ---77/ (1/11:-/n— 52)--;(2-1- t452---- -"( MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 C• NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS, M) DATE: March 25,1999 LAND USE NUMBER: LUA-99-038,CU-H,ECF APPLICATION NAME: MR.VAN GARD SELF STORAGE PROJECT DESCRIPTION: Proposal to construct a self-storage facility consisting of 11 buildings for a total building area of 80,150 sq. ft. A separate retail building (3,840 sq. ft.)with a second story manager's residence (1,440 sq. ft.) is proposed along the frontage of NE 4th Street, with the self-storage buildings located toward the rear of the property. The proposal includes a 15 foot wide sight-obscuring landscape buffer along the south property boundary, where abutting a residential zone. A total of 40 parking spaces are proposed,with 16 spaces associated with the retail building and 24 spaces for the self-storage use. Access to the site is proposed from a single driveway off NE 4th Street. There are two existing wetlands on the site. Wetland A, in the east part of the site, has an on-site area of approximately 14,300 square feet and has been identified as a Category 2 wetland. The proposal would not directly impact this wetland and the required 50 foot minimum buffer width is maintained. Wetland B, located in the southwest corner of the site, is approximately 5,172 square feet on the site, and has been classified as a Category 3 wetland. The proposal would fill approximately 1,400 square feet of the north end of this wetland. The applicant proposes to compensate for impacts by creating 2,100 square feet of wetland area (a mitigation replacement ratio 1.5:1) directly adjacent to the remainder of Wetland B. The proposal will require approval of 2 separate conditional use permits. One conditional use permit is required to establish a self-storage use in the Center Suburban (CS) zone. The other conditional use permit is required where a proposed use exceeds 65,000 square feet in building area. PROJECT LOCATION: 4700 block of NE 4th Street and 300 block of 138th Avenue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of V Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: February 25, 1999 NOTICE OF COMPLETE APPLICATION: March 25, 1999 APPLICANT: Mr.Van Gard Renton LLC OWNER: Renton 5.76,Gary Marshall,Managing Partner Permits/Review Requested: SEPA Environmental Review,2 Conditional Use Permits Other Permits which may be required: Building and Construction Permits Requested Studies: Wetland Report,Geotechnical Study,Traffic Report Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for Tuesday,May 25,1999 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 Grady Way South. GENMALOT.DOC CONSISTENCY OVERVIEW: Analytical process Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies. RCW 36.70B.110(2)(g)provides that the Notice of Application(NOA) include a statement of the preliminary determination of a project's consistency with the type of land use,level of development,infrastructure,and character of development if one has been made at the time of notice. At a minimum, every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. Land Use: The subject site is located in the Center Suburban (CS) zone and Comprehensive Plan designation. Self-storage facilities are allowed with approval of a Hearing Examiner conditional use permit. The proposal will require a second conditional use permit to allow for a use exceeding 65,000 square feet in building area (the self-storage facility is 80,150 square feet). The proposal complies with development standards of the CS zone and it is consistent with Comprehensive Plan policies of the CS designation. Environmental Documents that , Evaluate the Proposed Project: Level 1 Environmental Assessment Development Regulations Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning Code regulations,Public Works Standard's,Uniform Building Code,Uniform Fire Code,etc. These adopted codes and standards will function to mitigate project impacts. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 1. Traffic Mitigation Fee-$75.00 per new average daily trip attributed to the proposal. 2. Fire Mitigation Fee-$0.52 per square foot of new construction. Comments on the above application must be submitted in writing to Mr.Peter Rosen,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on April 13,1999. This matter is also scheduled for a public hearing on May 25,1999,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall, 1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mr.Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: PETER ROSEN (425)430-7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION , u41+.v- -• r•Sr,,:. ..! . . _ ... ©, mt y! •Tl +: P .. t ` -. a w _ _ �,., E © o:.�..i :"..-•¢S ppErFryp T I --r�c:�_ i f _ ti. y� a t P. % b = I . -;I r �T - I � F , �I -x �""� —` — . r - -.---` I! uv E-d! JsONrcnEUE g 9 q ' 'I �.ZppPG:CEN�F• , - ql•ufiy' I NTEfl ¢y '.6. 17 1SRURSANAONUN NE 1- n' _ y ; aj 1 If: 4 t'sTaNc a4T1.�s -5`--•— c^ :eTI ST-�.... a.K▪ aria - e• 3I'',ss'4,..$'6 ra-,....Ls,' I — jElle 'Cb `'' 49 0 a r - ? J 4 ..I 1 ° i .•� I I Q • F�, T, � I'. b f 1.1I'�'lyt, 'I 4I,!- . 1 1 Y I A' I.l F 4. Q' QQ "Al o r. ! t 1 SUB NC:CENT iumi. :'• va E 'SITE •" t ••I l�LTWLca c.1 . -6 + "ZONING:CENTER:'3 'O MARTIN'S ACRE, TRAC $�-- .1i:' S ''SUBURSAN'., ,. II Irt��+1, �T' e ' I=�]�I UNREC.• 'l I-• ,I.d,,, I.,.... -I oS I .. , f .� ; • o (" , . -.I '! __•ir.. .l » I. •I, •5E u:uo, 1.`- ,A, , r '• ��ce��'; CITY F RENTON . s.LL ;' Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator March 25, 1999 Mr. Wes Giesprecht Mr. Van Gard Renton L.L.C. PO Box 53290 Bellevue, WA 98105-3290 SUBJECT: Mr. Van Gard Self Storage Prorject No. LUA-99-038,CU-H,ECF Dear Mr. Giesprecht: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on April 20, 1999. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, May 25, 1999, at 9:00 a.m., has been tentatively set for a public hearing to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at (425) 430-7219, if you have any questions. Sincerely, Peter Rosen Project Manager cc: Renton 5.76, A Washington General Partnership/Owners ACCPTLTR_DOC 1055 South Grady Way-Renton, Washington 98055 a)This paper contains 50%recycled material,20%post consumer r CITY OF RENTON I / DEVELOPMENT SERVICES DIVISION LAND USE PERMIT Hie MASTER APPLICATION 'ROPERTY OWNER(S) PROJECT INFORMATION Note: if tr,,re is mi re than one legal owner, please attach an additional notarized Master:Application for each owner. PROJECT OR DEVELOPMENT NAME: Renton 5.76, A washington General Mr. Van Gard Self Storage NAME. Partnership Gary Marshall Managing Partner PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 15248 SE 39th 4700 block of NE 4th and the A00 block of 138th Ave SE 4Sv i 1,1E A Aili KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: Bellevue ZIP: 98006 152305-9145-08 152305-9023-04 TELEPHONE NUMBER: EXISTING LAND USE(S): 425-641-9560 Vacant APPLICANT (if,other than owner) PROPOSED LAND USES: NAME: Mr. Van Gard Renton L.L.C. 3840 Square feet of retail and 80650 Square feet of Self Storage COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CS ( center suburban) ADDRESS: P.O. Box 53290 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N/A CITY: Bellevue ZIP: 98105 3290 EXISTING ZONING: CS ( center suburban ) TELEPHONE NUMBER: 425 - 643 8400 ..u.•...,,,� - PROPOSED ZONING (if applicable): 10/40 . IJEELOPr '` 1 _ ok.NTACT PERSON N/A ENT PL tt,-,NG --�tj SITE AREA (SQ. FT. OR ACREAGE): al'OF RENTON Its^° ht MeR 1 9 199 C*A ha 5.6 acres 9 e, COMP PROJECT VALUE: RECEIVED �•��•�,�.• $ 5,640,000.00 ADDRESS: P.O. Box 53290 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? Yes #2 zone CITY: Bellevue ZIP:98105 - 3290 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: * 206-749-9600 Yes Wetlands *,*643-8400 LEGAL DESCRI ON OF PROPERTY (Attach sepal sheet if ne;cessa'ry) :; 1 SEE ATTACHED LEGAL DESCRITION t' '.': 1:1::'.::::i,:',1,'s: n:::::.,;::i-:::::::,,:'','.'''' '''...::'•':::', TYPE`:OF HPPLICATION & FEES Check all appliicatiort types that apply .City staff will determine fees. _ANNEXATION $ SUBDIVISION: — COMP. PLAN AMENDMENT $REZONE $ LOT LINE ADJUSTMENT $ _ — _ SPECIAL PERMIT $ _ SHORT PLAT $ TEMPORARY PERMIT $ _ _ TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ 2,009,Q0 _ PRELIMINARY PLAT $ _ SITE PLAN APPROVAL $ _ FINAL PLAT $ -.X GRADE & FILL PERMIT $ 1 ,000.00 (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _ VARIANCE $ (FROM SECTION: 1 _ PRELIMINARY _ WAIVER $ _ FINAL _WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ _ EXEMPTION $No Charge ENVIRONMENTAL REVIEW $500.00 _ REVISION $ AFFIDAVIT OF OWNERSHIP .``� I, (Print Name) Gary Marshall , declare that I am (please check one)_the owner of the property involved in this application, X the authorized representative to act for the property owner (please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. r I ATTEST; Subscribed and sworn to bef =J '• •; "1 r'� 4�4 ored Gary Marshall for the State of vi .tr�Ne�o�-presiding etSt (Name -Z1 wner/Representative) ReA ��c?rx , on the/O �O /v722E1d- 19�.g . \ • s (Signature of caner/ epresentative) -� o'' (Signature o otary Pu• lc 4100•16•.�04••°, '''� tr (This section to be completed by City Staff City;fiile Number LJ ' ; A AAD SSP CAPS CAP U;, CPA' CU A U-H I=CF LLA MHP FPUI FP;PP R :RUMP SA A SA H SHPL A SHPL=H (`J SM SME TP V A V-H W> TOTAL FEES $ '*4�. • ;:19 ;I !. TOTAL POSTAGE; PR 1DED $ 1 MASTERAP.DOC REVISED 8/97 LEGAL DESCRITION PARCEL A: The north half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 330 feet; AND EXCEPT the west 150 feet lying north of a line 90 feet north of the south line of the said north half; AND EXCEPT the north 42 feet conveyed to King County for Southeast 128th Street. PARCEL B: The south half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 30 feet; AND EXCEPT the west 20 feet for roads. • ;mow Am. ri .OPMENT PLANNINu CITY OF RENTON PROJECT NARRATIVE MAR 12 1999 RECEIVED Project Name: Mr. Van Gard, Renton Location: Southeast corner of Duvall Avenue and N.E. 4th Street, City of Renton Size : 244,710 SF, (5.62 Acres) Zoning of Subject: Center Suburban(CS) Zoning Adjacent Properties: Properties to the north and west are zoned CS;properties to the south and east are in King County. Current Use: Vacant land Site Features: Site is generally level with an approximately 5,172 SF Class 3 wetland bordering Duvall Avenue and a 14,297 SF Class 2 wetland along the easterly boundary of the property. The neighboring property to the east and north has been filled in the past to a depth that is approximately 4 Ft. higher than the subject. This has contributed to some storm drainage from the adjacent property to flow onto the subject site. Site has low ratio of frontage to depth which limits the retail potential. Soil Type and Drainage: a. Everett gravelly sandy loam (north 'A of site) i. Soil Conservation Service: Hydrologic Soil Group ,,B„ ii. Moderately low runoff potential as these soils have moderate infiltration rates when thoroughly wetted. They consist chiefly of moderately fine to moderately coarse textures and have a moderate rate of water transmission. b. Alderwood gravelly sandy loam(south '/2 of site) i. Soil Conservation Service: Hydrologic Soil Group iiCI ii. Moderately high runoff potential with slow infiltration rates when thoroughly wetted. Consist chiefly of soils with a layer that impedes downward movement of water or soils with moderately fine to fine textures. Soils of this type have a slow rate of water transmission. Proposed Project: Mixed Use Retail and Self Storage Retail 3,840 SF Residence 1,440 SF Self Storage 80.150 SF Total Project 85.430 SF Height: Retail/Residential 30 Ft. Self-Storage 12 to 16 Ft. Building Footprint: 83,990 SF (34%) Paving & Walks: 74,352 SF (31%) Impervious Surface: 158,342 SF (65%) Parking Required: 36 stalls Parking Provided: 40 stalls Access: Primary access and curb cut on N.E. 4th Street; emergency access off Duvall Avenue. Building Materials: Retail -Beveled wood siding, split face concrete block wainscot, stucco, and pitched metal roof. Self-storage—Combination of split faced concrete block, metal siding, and pitched metal roofs. Landscaping: Frontage along N.E. 4th St. to be a combination of Norway Maple, grass, laurel, and barberry in sidewalk planters. Nonwetland areas on the west property line to be bordered with a mix of Hornbeam, Leyland Cypress, and Rockrose as a groundcover. Nonwetland areas on the east property line to be planted with a Leyland Cypress hedge and Rockrose for groundcover. The southern property line to be planted with a high screen of Douglas Fir, mixed with Strawberry Tree and Wax Myrtle, with Rockrose as a groundcover. Total nonwetland landscaped area is 18,548 SF or 7.6% of the site. The site contains an additional 67,820 SF of undisturbed wetlands and related buffer areas. In total, 86,368 SF, or 35%, of the site is covered by a pervious surface. Those buffer areas that are disturbed and the 2,100 SF wetland area to be created will be planted with a minimum of three native shrub species in order to establish a scrub- shrub wetland habitat. Off-Site Improvements: a. Utilities i. 660 LF of 12" sanitary sewer with 4 48" manholes in Duvall Avenue. ii. 180 LF of 8"DI water line extension in N.E. 4th Street. b. Frontage Improvements i. N.E 4th Street (170') - 5' bike lane - curb and gutter - 5' planter strip - 5' sidewalk ii. Duvall Avenue (330') - curb and gutter - 5' planter strip - 5' sidewalk Estimated Construction Costs: $3,160,000 Estimated Fair Market Value: $5,640,000 Cut and Fill Materials: * Waste material and removal of organics—4,400 CY * Detention pond excavation— 800 CY * Structural fill import—6,500 CY Tree Removal: * Conifers—4 trees from 10"to 30" * Deciduous—45 trees from 12"to 38" Land Dedication: The project to dedicate, to the City of Renton, a 10' strip of land along the entire 329.41' frontage on Duvall Avenue for right of way purposes. 4' DEVELOPMENT PLANNING CITY OF RENTON MR. VAN GARD, RENTON MAR 12 1999 RETAIL & SELF-STORAGE DEVELOPMENT RECEIVED JUSTIFICATION FOR CONDITIONAL USE PERMIT REQUEST A. COMPREHENSIVE PLAN The site is designated Center Suburban(CS)under the Comprehensive Plan. The purpose of this zoning, as stated in the City of Renton zoning code, "...is to allow for mixed use commercial centers located outside downtown Renton. The Community Commercial Zone(which we understand is the same as the CS zone) is intended to provide suitable environments for a district-scaled retail and commercial development not to exceed sixty-five (65,000) gsf/use without a conditional use permit, that would serve more than one neighborhood,but not provide City-wide services." An objective of this zoning is to"..encourage a wide range of and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district." Given the constraints associated with this site the proposed project meets the objectives and intent of the comprehensive plan. The following narrative will describe the project and demonstrate its compliance with the goals and objectives of the comprehensive plan. 1. Project Description: One of the major constraints of this site is its lack of frontage associated with the depth of the property. As indicated by the attached map (Exhibit A)the site is connected to the major arterial, N.E.4th Street,by a narrow 166-ft. wide parcel of land. This is not sufficient frontage to service a retail development on the overall site. Our response is to propose an attractive,well designed, 3,840 SF retail building with a second story 1,440 manager's residential unit along the N.E.4th street frontage. Construction materials for the retail building will consist of beveled wood siding, split face concrete block wainscot, stucco, and a colored ,pitched metal roof. This building will be situated next to the sidewalk, which will serve to facilitate a pedestrian environment. The retail streetscape will also include planter areas. Unlike traditional suburban retail,parking will be provided in the back and side of the building. The intent is to enhance the retail and pedestrian character of the immediate neighborhood. On the rear of the property we are proposing an 80,150 SF self-storage facility. These will all be low profile, single story buildings with peaked roofs. Construction materials will be masonry block and metal. Buildings visible from residential areas will have architectural features to break up rooflines and provide a more interesting streetscape. A decorative steel tube fence will run the length of the developed portion of the site fronting on Duvall Ave. One of the features of this project is that the self-storage component is significantly screened from adjoining streets and properties by natural or sight obscuring landscape buffers. Given the dimensions of the site and related lack of frontage it is impractical to develop a retail complex on the entire property. 2.) Wetlands: Another major constraint on the development of this site is wetlands. A class 3 wetland is directly adjacent to Duvall Avenue limiting both exposure and access. There is also a Class 2 wetland in the lower northeast corner of the site that requires a 50-ft. buffer. Given that the property is effected by wetlands on both sides it would be difficult to configure a viable retail development. Self-storage buildings are flexible as to their size and dimensions and are more adaptable to a wetland sensitive site than a larger retail building. The proposal is that a portion of the Class 3 wetland be moved entirely to the southwest corner of the site and mitigated on a 1:1.5 times basis. By effectively squaring off the Class 3 wetland the site can be developed more efficiently. Previous attempts to develop this property have involved significant impacts to the wetlands whereas this proposal, other than a minor relocation of a small portion of the Class 3 wetland, leaves the wetlands undisturbed. Overall, only 65%of the site is to be covered by impervious surfaces. 3.) Extension of Services: Even though the project will be a limited user of water and sewer facilities the development will extend a 12"sewer line approximately 660 ft. along Duvall Avenue. The project actually requires an 8"line and it is anticipated that the City of Renton will contribute to the oversizing. In addition, curb, gutter, and sidewalk will be extended along both these frontages to enhance the pedestrian environment. A 10' Right of Way along the entire Duvall Avenue frontage will be dedicated to the City. The storm detention and water treatment facilities are approximately 30% larger than typical City of Renton standards in order to help alleviate various downstream drainage issues. A 5' bike lane, 5' planter strip, and curb, gutter, and sidewalk to be provided along the N.E. 4th Street frontage. Curb, gutter, and sidewalk, including a 5' planter strip, to be provided along the Duvall Avenue frontage. 4.) Low Impact: Self-storage facilities have a limited impact on their neighborhoods. They do not generate large amounts of traffic that results in the associated noise, congestion, and all the other problems that go along with other high traffic generating uses. The proposed buildings are low profile and these projects are not large consumers of water, sewer, and police or emergency services. In addition they have no impact on schools,parks, or other social services. This retail/self-storage facility is an unobtrusive use of the land that provides a necessary function in a rapidly growing neighborhood. It utilizes a parcel of land that due to its configuration and wetlands would be difficult to develop as a retail complex. The retail component contributes to the commercial environment along N.E.4th Street and it may well provide the impetus for the rest of the block to be developed in the near future. B. COMMUNITY NEED: The need for this project is a direct function of the explosion of multi-family and other residential growth in the neighborhood. Close-by, convenient storage is an important service for the nearby resident's,particularly those living in apartments or condominiums. The three other self-storage projects that service this market are all filled to capacity. (See attached market study) Normal self-storage occupancy rates are in the 85%range whereas the existing properties are 98%to 100%occupied. This indicates an extremely strong market especially given that one of the properties consists of a large amount of less desirable second floor storage and another is located a significant distance away from the residential areas. It is clear that there is not enough storage in the immediate area and that residents are driving significant distances to facilities outside the vicinity. With the concentration of residential units in the neighborhood this project will provide a more convenient way to meet their storage needs and in a small way relieve some of the congestion on the roads of the metropolitan area. There is another self-storage project under construction near the intersection of Park Drive and Sunset Boulevard. With its three-story concept and close proximity to I-405 this project will appeal to a different market than our single level product. Our development is closer to the residents who will utilize its services and the convenience of unloading one's vehicle at the door of your storage unit is a proven concept for suburban self-storage. One of the attractions to us as developers of this property is that we believe there is little risk that here will be too many self-storage facilities in this area. Other commercially zoned land along Sunset and N.E. 4th Street is simply too expensive to justify a self- storage project. The wetlands and frontage constraints that have made this a poor retail property have resulted in a discount to the purchase price that makes the proposed development feasible. There is just enough frontage to service a small retail component and give the self storage adequate exposure. This situation is so specific that it is unlikely to be replicated in the future. The site itself meets all the criteria for an excellent self-storage project. It is near a major intersection with a traffic light, it is close to a dense concentration of multi and single family housing, and it is across the street from a new QFC anchored shopping center. These factors combined with an under serviced market place create the conditions for a successful retail/self-storage development. C. EFFECT ON ADJACENT PROPERTIES: The proposed project will have no substantial or adverse effects on the adjacent properties. Visually the self storage component will be screened on all four sides. From 4th Street the project will look like an attractive retail center, to the west and east there are wetlands and related buffers, and it is our intent to place the storm detention facilities along with appropriate landscaping along the southern property boundary. The buildings and the activities on the site will be well insulated from having any impact on the adjoining properties. In addition the project will generate few external impacts to the neighborhood. These facilities generate few peak hour trips, little noise, glare,or any other traffic related issues. Downstream drainage will actually be enhanced, as our detention facilities will contribute to better water quality and storm water control. This project will be a low impact land use and at the same time contribute a needed service to the community. { t Property Name: MR VAN GARD RENTON COMPARABLE RATE U-STORE RENTON HIGHLAND SUNSET HIGHWAY Client MR VAN GARD RENTON L.L.Cc 16610 SE 128th ST. 3408 NE 4TH 4546 NE SUNSET BLVD PROPOSED PRICING RENTON RENTON RENTON SIZE S.F. $ $/S.F. HEATED 5 x 5 25 $44 $1.76 N/A N/A 48 UNITS 5 x 10 50 $64 $1.28 N/A N/A N/A 5 x 15 75 $69 $0.92 N/A N/A N/A 10 x 10 100 $114 $1.14 N/A N/A 84 10 x 15 150 $147 $0.98 N/A N/A N/A 10 x 20 200 $192 $0.96 N/A N/A 120 10 x 25 250 $206 $0.82 N/A N/A 120 10 x 30 200 $226 $1.13 N/A N/A N/A 12 x 30 360 $268 $0.74 N/A N/A N/A 10 x 40 400 $297 $0.74 N/A N/A N/A NON HEATED UNITS 5 x 5 25 $38 $1.52 $30 $36 $35 5 x 10 50 $55 $1.10 $48 $49 $52 5 x I5 75 $72 $0.96 $56 N/A $69 10 x 10 100 $95 $0.95 $71 $90 $84 10 x 15 150 $126 $0.84 $97 $129 $120 10 x 20 200 $170 $0.85 $118 $149 $145 10 x 25 250 $196 $0.00 $129 $169 $165 10 x 30 300 $221 $0.00 N/A N/A $185 12 x 30 360 $247 $0.00 N/A N/A N/A 10 x 40 400 $252 $0.00 N/A N/A N/A LAND AREA 2441IO SF (5.6 AG) PAVING 4 WALKS OFFICE-RETAIL 5840 CARETAKER RES 1440 STORAGE 80150 TOTAL 85430 SF BLDG FOOTPRINT 83Gci0 SF (3496) PAVING 4 WALKS -14352 SF IMPERVIOUS AREA 158342 SF (65%) LANDSCAPING 10' ROD ON NE 4TH 1041 4 WETLANDS 10' ROD ON I38TH SE 32c14 15' BUFFER ON SOUTH 8-122 SIDEYDS 4 SATE 54GI WETLANDS 61820 TOTAL 86368 SF (35%) PKG LOT LANDSCAPING 5% X 74000 = 5-700 SF ROD 54G I SHOWN PARKING OFFICE/RETAIL 3480/555=I I DEVELOPMENT PLANNING CARETAKER 2 CITY OF RENTON STORASE 80150/2300=23 TOTAL ROD 36 SPACES MAR 12 1999 TOTAL SHOWN 40 RECEIVED MR VAN &A1W RENTON LL.0 March 10, 1999 City of Renton Building Department Rento 1, Washington Re: IV r. Van Gard Renton L.L.C. 9. CONSTRUCTION MITIGATION DESCRIPTION: • The proposed construction dates will be six months from the date of Permit Issue. • Tre proposed summer hours of operation will be 6:00 A.M. to 8:00 P.M. Monday through Saturday. There will be no night work. • The proposed winter hours of operation will be 7:30 A.M. to 5:00 P.M. Monday th-ough Saturday. There will be no night work. • The proposed transportation route to exit the site will be westbound on N.E. 4th S reet to Sunset Blvd. NE on to 1405. • T ie traffic exiting the site will cross a 25 ft. wide by 50 ft. long pad of railroad ballast sized cobbles to remove built-up dirt. This pad will be kept fresh with new ballast a lded periodically. A power street sweeper will be employed periodically, during the earthwork phase to clean the streets as needed. • Vie anticipate no specialty hours of construction. • F.eference the attached traffic control plan. 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SEE HAP a • _ _._._ _._ _•_ .._ _.`.N.E.._ _4TH _ STREET SITE. EIVT'RANCE /EXIT • E.a3nW Nf efOP SIOH RFJ'WE GAtu•. ^fJ•c.o.d.ATRpA(J• - !.H ATIOAGM RR UK SIDS LMaYlGMtid - !oC.CLAD•OY/,ER LNO•ZAP N6 Ho•LO.L w.La: _ _ �.a /!AVM.*E06e OS 6Avu6 1 (r.*. i- �� t� . -ERSIM SK[DlwrSIGH • me aOucER. ,` • �„I IOu nn ; �,��,��P;,�— AS FT.X SOFT RAILROAD BALLAST MAT II WWI a• r ,. t` �•-o• ,�O SF I ExaTw ' � I I DAIRT OLEEn _- F;771 wIr I•� 1 RIOTER Vlw, E1.0A9./¢ �11 •, PANIO ASPHALT REf YW.L I - R, O o0 1 ii awRD�J.w I - I. g l,c TPAIPr•.���^' I _ I i +•hoe i.ao Y cErrwo eAre 7 O r ;y ry \ .73 PtS4Rl'` I s i -- I s a 3jt DJ o o "°°" _ B SITE PLAN U ,.,, 'DOD LAH! a _ i2 O./..C./1ao SGAIC�':.O' .6 - 6 71 W seeog' E 8 Z `�y�yy _ /B K IRT I6 w•Ll. 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O S •. .. • mum.11'a Sal s. • e MAR-1 G1-1 PPP 1 7:'�1 A-1c -r0-1 ene 4-f - -- • Transportation and Traffic Engineering • • PLANNING • DESIGN The ; vtLTY OF r:,t tJ Tunspo CITY OF RENTON MAR 1 1999 Group February 10, 19991\17) 99239.00 Mr. Wes Giesbrecht Clifden Group, Inc. 603 Stewart Street, Suite 919 Seattle, WA 98101 SUBJECT: TRIP GENERATION AND IMPACT FEE ESTIMATE FOR THE R.E..NTON MINI-- STORAGE UNITQ AND RETA!L SPACE Dear Wes, The purpose of this letter is to summarize the trip generation and impact fee estimate for your proposed development, which includes 85,000 gross square feet (gsf) of mini-storage units and 5,000 gsf of retail space. The site is located in the City of Renton on the southeast corner of Duvall Avenue NE and NE 4th Street, wrapped around the existing Dairy Queen restaurant. The following sections describe the trip generation and impact fee estimate for this site. Trip Generation The trips generated by this development were calculated using the Institute of Transportation Engineers' (ITE) Trip Generation manual, 6th Edition (1997). Trips generated during the PM peak hour and throughout a typical weekday were estimated using Land Use No. 151 (Mini- Warehouse) and Land Use No. 814 (Specialty Retail) from the manual. As shown in Table 1, the proposed development is expected to generate a total of 416 daily trips, with 35 occurring during the PM peak hour. Table 1. Trip Generation Summary. Daily PM Peak Hour Proposed Use1 Size Trip Rate2 Trips Trip Rate2 Trips Mini-Warehouse 85,000 gsf 2.50 213 0.26 22 Retail Space 5,000 gsf 40.67 203 2.59 13 Total 90,000 gsf 416 35 1. Trip rates for each proposed use are based on data from ITE's Trip Generation manual, 60 Edition, 1997. 2. Rate per 1,000 gsf. The TRANSPO Group, Inc. 11730 118th Avenue N.E., Suite 600 Kirkland. Washington 98034-7120 FAX: 425/825-8434 425/821-3665 Mr. Wes Giesbrecht The e February 10, 1999 Transpo Page 2 Group Impact Fee Estimate The City of Renton assesses a traffic impact fee for new development projects. The fee is used to help fund transportation improvement projects throughout the City. The fee is $75 per daily trip generated by a new development. Based on the estimate shown in Table 1, the proposed mini-storage units and retail space would generate 416 daily trips. Thus, the impact fee for this development would be $31,200. Please call me if you have any questions regarding the information inc_l_uded in this letter. As we discussed, if you or the City of Renton require additional information or traffic analysis for this site, please call me so we can discuss it. Thank you for the opportunity to assist you with this development project. Sincerely, The TRANSPO Group, Inc. j-dtve/t/v___ Je L. Schramm Transportation Engineer M:\99\99239\WP\LETTER 1 CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: Mr Van Gard Renton, LLC 2. Name of applicant: Morris Piha Management 3 Address and phone number of applicant and contact person: Sandy Piha Morris Piha Management P 0 Box 53290 Bellevue WA 98006 4. Date checklist prepared: March 9, 1999 5. Agency requesting checklist: City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Summer 99. 7. Do you have any plans for future additions, expansions or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Wetland study, Level 1 Environmental Assessment, Geotechnical Report 9. Do you know whether application are pending for governmental approvals of other proposals directly affecting the property covered by your proposal. No DEVELOPMENT PLANNWv CITY OF RENTON 1 MAR 12 1999 RECEIVED Environmental Checklist Page 2 10. List any governmental approvals or permits that will be needed for your proposal, if known: Conditional Use Permit and Variance 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. This project proposes to construct 11 one-story mini storage buildings and 1 two-story mixed office, retail, residence building. The storage buildings will total 80150 sq ft and the mixed use building will be 5280 sq ft. The storage building will have painted, split faced concrete block piers and walls, metal doors and roofs. The rears of these buildings will have metal siding. The mixed use building will have stucco columns and canopies, bevel wood siding, split faced concrete block wainscot and metal roofing. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if known, and section, township and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map and topography map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist.. This 5.6 acre site is at the southeast intersection of NE 4th Street and 138th Ave SE. It wraps around and between Dairy Queen and a vacant lot on NE 4th and has frontage on both streets. The site is semi-wooded and has class II and III wetlands. It abuts residential property to the south. PARCEL A: N 1/2 of NE 1/4 of NE 1/4 of NW 1/4 Sec15, Twn 23 N, R 5 E King County WA, except the east 330' and except the west 150' lying north of a line 90' north of the south line of the said north half; and except the north 42' conveyed to King County for SE 138th Street PARCEL B: The S 1/2 of NE 1/4 of NE 1/4 of NW 1/4 of Sec 15, Twn 23 N, R 5 E in King County WA, except the east 30' and the west 20' for roads. 2 environmental Checklist page 3 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General descripti f the- (circle one); flat, rolling, hilly, steep slopes, other. entle slope. b. What is the steepest slope on the site (approximate percent slope?) 5%, c. What general types of soils are found on the site (for example, scaly, sand, peat, gravel, muck)? If you know the classification of agricultural soils, specify theme and note any prime farmland. Silty sand and gravel. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe: No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 6500 cu yds of structural fill will be imported to provide level pads for each building. 4430 cu yds of organic topsoil will be removed plus 800 cu yds excavated at detention ponds. Rockery type retaining walls and extended footing walls less than 4 ft high will be required along portions of the east side. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Standard erosion control procedures such as silt fences and straw bales will be incorporated during construction . g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Sixty five percent. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Standard erosion control procedures during construction. 3 Environmental Checklist Page 4 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust automobile, odors, industrial wood smoke) during construction and when the project is completed? Generally describe and give approximate quantities if known. Emissions from construction equipment during construction. After construction, emissions from and customer cars and trucks which is considered insignificant. b. Are there any off-site sources of emission. No c. Proposed measures to reduce or control emissions or other impacts to the air, if any: None WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? if yes, describe type and provide names. If appropriate, state what stream or river it flows into. Class II and HI wetlands and their buffers occupy approximately 28 percent of this land. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. The class III wetland will be reconfigured at 1-1/2 to 1. 4 Environmental Checklist Page 5 Water continued 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No- 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. None. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage, industrial containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. 5 Environmental Checklist Page 6 Ground continued. c. Water runoff(including storm water): 1) Describe the source of runoff(including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow?Will this water flow into other waters. If so, describe. Storm water will be collected in catch basins and conveyed to on-site detention and biofiltration ponds, then discharged into the wetland buffer. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Detention and biofiltration. 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple aspen, other _X evergreen tree: fir, cedar, pine, other shrubs X grass crop or grain _X wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other. water plants: water lily, eel grass, mil foil, other X other types of vegetation. (Blackberries and ivy) b What kind and amount of vegetation will be removed or altered? Trees and shrubs outside the wetland buffers. 6 Environmental Checklist Page 7 Plants continued c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants or other measure to preserve or enhance vegetation on the site, if any: N/A 5 ANIMALS a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: X Birds: hawk, heron, eagle, songbirds, other _ Mammals: dear, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None have been identified. c. Is the site part of a migration route? If so, explain: No d. Proposed measures to preserve or enhance wildlife, if any: None. 6 ENERGY AND NATURAL RESOURCES a. What kinds or energy (electric, natural gas, wood, wood stove, solar)will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. Some of the storage buildings will be heated with radiant heat in the floor slabs fueled with gas fired boilers. The mixed use building will have electric-gas heat- pump air conditioning. 7 Environmental Checklist Page 8 energy continued b. Would your project affect the potential use of solar energy by adjacent properties. If so, generally describe. No. c. What kind of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Exemplary insulation. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal. If so, describe. None 1) Describe special emergency services that might be required. Normal ambulance or aid car, police and fire department response. 2) Proposed measures to reduce or control environmental health hazards, if any: Customer rental agreements strictly prohibit storage of toxic materials and is closely monitored by the live-in manager. b. Noise 1) What types of nose exist in the areas which may affect your project(for example: traffic, equipment, operation, other)? Arterial traffic. 2) What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction, operation, other)? Short term construction activity. Short term, no businesses or noisy activities are allowed. 3) Proposed measures to reduce or control noise impacts, if any: None 8 Environmental Checklist Page 9 8 LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The current site is vacant. b. Has the site been used for agriculture? If so, describe: Not in recent times. c. Describe any structures on the site: None d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site? (CS) Center Suburban. f. What is the current comprehensive plan designation of the site? (CS) Center Suburban. g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? Yes, (wetlands) Approximately how may people would reside or work in the completed project? Approximately 12. j. Approximately how many people would the completed project displace: None. 9 Environmental Checklist Page 10 Land and Shoreline continued. k. Proposed measures to avoid or reduce displacement impacts, if any: Buffer and enhance wetlands. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: New improvements will comply with the City of Renton zoning and building standards. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. One caretakers residence. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas. What is the principle exterior building material(s) proposed. 1 story ridges = 20 ft. 2 story ridges = 30 ft. Chimney = 37 ft. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: Pleasant selection of building materials, low profile construction, decorative street fencing and exemplary landscaping. 10 • ' Environmental Checklist Page 11 11 LIGHT AND GLARE A. What type of light or glare will the proposal produce? what time of day would it mainly occur? Wall mounted light fixtures for driveway and security lighting. Signage at NE 4th. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: Driveway and security lighting will be shielded from adjacent properties. 12 RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None. b. Would the proposed project displace any existing recreational uses? If so, describe: No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 11 Environmental Checklist Page 12 13 HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for national. state, or local preservation registers known to be on or next to the site? If so, generally describe: None. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any:. None. 14 TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any.. Customer access to the site will be from a new approach from NE 4th Street. Emergency access only will be from 138th Avenue SE b. Is the site currently served by public transit? If not, what the approximated distance to the nearest transit stop? Presently, there is a bus stop at this site on NE 4th. c. How many parking spaces would the completed project have? How many would the project eliminate? 40 new parking spaces will be provided. None will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe, (indicate whether public or private? No. e. Will the project use (or occur in the immediate vicinity of)water, rail, or air transportation? If so, generally describe: NA f How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Per the Institute of Traffic Engineers: vehicle trips / day peak hour trips retail 156 10 storage 182 19 total 338 29 12 Environmental Checklist Page 13 Transportation continued. g. Proposed measures to reduce or control transportation impacts, if any: None. 15 PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools or other)? If so, generally describe: Normal police, fire and aid service will be required for the future new development. b. Proposed measures to reduce or control directing impacts on public services, if any. New fire hydrants and fire alarm system. Cooperative awareness programs with the Police Department. 16 UTILITIES a. Underline utilities currently available at the site: Electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system or other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Power; Puget Sound Energy Gas: Puget Sound Energy Water: City of Renton Sewer: City of Renton Telephone: U S West Communications C SIGNATURE The above answers are true and complete to the best of my knowledge, I understand that the le agency is relying on them to make its decision. Signature Date submitted 3/ g e7 13 Serving the Pacific Northwest A REAL ESTATE SERVICES CORPORATION D412 8th St SW-Suite "C"Auburn, WA 98001-5902 nterpnses, Incorporated Phone:Pierce Co.(253)927-9632/King Co.(253)735-1440 Fax:Pierce Co.(253)927-9649/King Co. (253)735-7949 FEDERAL EMERGENCY MANAGEMENT AGENCY O.M.B.No.3067-0264 STANDARD FLOOD HAZARD DETERMINATION I Expires October 31,2001 SECTION I-LOAN INFORMATION 1. LENDER NAME AND ADDRESS 2. COLLATERAL/PROPERTY ADDRESS Clifden Group Morris Pina Management Group 603 Stewart Street#919 152305 9032 Seattle I(WA 98101 I Renton 'WA 98059 !Census Tract Number: 251.00 1 3. Lender ID Number: 4. Loan Identifier: 5. Ins.Amt. Req.l SECTIOPJIi �����. A.National Flood Insurance Program(NFIP)Community Jurisdiction NFIP Community Name County(ies) State NFIP Community Number King County King WA 530071 B.National Flood Insurance Program(NFIP)Data Affecting Building/Mobile Home NFIP Map Number or Community Panel Number NFIP Effective/Revised Date LOMA/LOMR Flood Zone No NFIP Map 0982-F 5/16/95 ❑ Yes Date: X" ❑ C.Federal Flood Insurance Availability(Check all that apply) ❑d Federal Flood Insurance is available(community participates in NFIP) 0 Regular Program ❑ Emergency Program of NFIP ❑ Federal Flood Insurance is not available because community is not participating in the NFIP ❑ Building/Mobile Home is in a Coastal Barrier Resourses Area(CBRA)or Otherwise Protected Area(OPA),Federal Flood Insurance may not be available. CBRA/OPA designation date: D.Determination IS BUILDING/MOBILE HOME IN SPECIAL FLOOD HAZARD AREA (ZONE BEGINNING WITH LETTERS "A" OR "V")? ❑ YES o NO If yes, flood insurance is required by the Flood Disaster Protection Act of 1973. If no, flood insurance is not required by the Flood Disaster Protection Act of 1973. E. Comments -'. 'LOF' ENT PLAN;.INC: CITY OF RENTON MAR 12. 1999 ❑ Life of Loan THIS AA FLOOD INSURANCRM SATISFIES E REFORM ACT OF 1 N 94364 OF THE FLOODNATIONAL THEE CO CLUSION ON TISC FORM WAS DEVELOPED USING INFORMATION IS CEPURPOSE OF DETERMINING THE NEED FOR THE LENDER TO COMPLY WITH SUB SECTION 522 AND 524 ON THE 1994 REFORM ACT. This determination is based on examing the NFIP map,any Federal Emergency Management Agency revisions to it,and any other information needed to locate the building/mobile home on the NFIP map. F.Preparer's Information 1IE htic Nzedatsr ATLED Enterprises, Inc. Order Number: , j 412 8th Street SW-Suite "A" Date Of Determination PNWK n11iRPI115E5,-CORPONA1Ed Auburn, WA 98001-5902 09-Feb-99 354677-A C AILED Enterprises.Inc.1998 )0/ELOPMENT CITY OF RENTON MAR 1 `? 1999 IL- 6-4-0 GONG GAP �111 %. ; - - - I" 5QGALV / / TUBE STL AT l" OG / / / 16" SQ SPLIT / • / / FACE GMU / / / 4-tt4 VERT JJJ / • 7,7 - _ - oz O z L 32 _ 17EGORATIVE FENCE SCALE 1/4"=1'-0" GONG GAP SPLIT FACED GONG BLOCK GHAINLINK GATES IN/ CEDAR SLATS 6" PIPE BOLLARDS ,/FILL IN/ GONG i FIN GRADE 8, a , 12' I1� j j I I LJ FRONT �; LJ SI17E nUMPSTER ELEVATIONS SCALE 1/4"=1'-0" w HR VAN GAR17 RENTON LLG w LJ A QUALITY SELF STORAGE FACILITY in R- M Q az 98 -eo • MEMORANDUM DATE: t0/\9 (�t8 TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Jim Hanson, Development Services Division Director SUBJECT: New Preliminary Application: 13094 w- --% M kL) LOCATION: NJ E bovA-L' t'f C y.e() r� A meeting with the applicant has been scheduled for Qoo , Thursday, Nov C61 B'ER 5 ' . ' S for one of the 6th floor conference rooms (new city hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. If you are unable to attend the meeting, please send a representative. Please submit your written comments to Pt �E t� at least two (2) days before the meeting. Thank you. P Yi-tfrt4L DEVELOPMENT CRY OF REPNTTOONwN� MAR 12 1999 RECEIVED CITY OF RENTON ,~`vi °� FIRE PREVENTION BUREAU I MEMORANDUM DATE: October 27, 1998 TO: Peter Rosen, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Bob and Wes' Mini Storage 1. The preliminary fire flow required is 4,500 gpm. Five fire hydrants are required. One fire hydrant is required within 150-feet of the proposed structures ed water four fire rydrants are requiredinstaithin lled around the-feet f the bu Idtngstures. p main is required to bbe 2. The fire mitigation fees are applicable at the rate of $0.52 per square foot of building: 84,150 square feet x $0.52 = $43,758.00. This fee is payable at the time of building permit issuance. 3. An approved fire sprinkler system is required tott floe or installed throughout all structures that exceed 12,000 square area. 4. An approved secondary access is required o be pre ovided to the facility. access It appears isl a 20-foot widevgate from 138th CT:ct bobwes CITY OF RENTON MEMORANDUM DATE: November 2, 1998 TO: Peter Rosen FROM: Paul Lumbert SUBJECT: Bob & Wes Mini Storage Preliminary Application Note on Preliminary Review Comments Contained In This Report: The following comments on development and permitting issues are based upon the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g., Hearing Examiner, Board of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on programmatic, site planning and other design changes made by the applicant. Wastewater (Sanitary Sewer): The applicant would be required by Code to extend the sewer mains located in NE 4th Street/Duvall Avenue NE intersection to the far side of the site on each frontage to public right-of-way. The City would pay any cost for oversizing of the lines and a late -corners agreement to include any property's that would be served by the extensions between the applicants property and the existing sewer main. Side sewer connections would cost $80/each. Wastewater (SDC) fees of $0.078/sq. ft. of gross site area will be required. Water: The site has an existing 12" water main located in Duvall Avenue NE. New water main, fire hydrants and DDCV assembly must meet fire flow requirements and current fire department Codes/Regulations. The site is located in the Highlands 565 Pressure November 2, 1998 Page 2 Zone and has a static pressure in the main of 71 p.s.i. (565 x 400 site eleveation = 165 x .43 - 71 p.s.i.) The site is located in Zone 2 of the aquifer. New water meters for domestic and irrigation service must meet UPC Codes Standards. Irrigation meters must have a DCV assembly located between the meter and irrigation system. Water system development charges (SDC) fees of $0.113/sq. ft. of gross site area will be required. Surface Water (Storm Drainage): The drainage plan and erosion/sedimentation control plans shall meet the requirements of the 1990 KCSWDM as adopted by the City of Renton. The site will require biofiltration if more than 5,000 sq. ft. of impervious surface subject to vehicular use is being constructed on the site. The site has a Type II wetland on the east side and a Type Ill wetland on south westerly side. The project will require a Level 2 drainage study and special reaument #5 will be required (5.76 acre) site with Class 2 wetland on the project. Surface water (SDC) fees of $0.129/sq. ft. of new impervious surface installed on site by the proposed project. Street Improvements: The site will require curbs, gutters, sidewalks, driveways, street paving and street lights per current City Codes/Standards on all frontages to public right-of-ways. Traffic mitigation fee of $75/trip will be required. The above mitigation fee will be per the rate/use as shown in the current edition of the I.T.E. Trip Generation Manual. General: Construction permit fees will be required for construction of water mains, side sewer, storm drainage system and street improvements.. The cost of permits are as follows: The first $100,000 is at 5% of the cost of the construction, the second from $100,000 to $200,000 is at 4% of the cost and the third all the amount over $200,000 is at 3% of the cost. Half of the fee must be paid upon application for building and off/on site utility and street improvement construction review. The remainder shall be paid when the permits are issued. CITY OF RENTON Planning / Building / Public Works MEMORANDUM DATE: November 5, 1998 TO: Pre-Application File FROM: Peter Rosen, Senior Planner SUBJECT: Bob &Wes Mini Storage - Pre-App File No. 98-80 We have completed a review of the pre-application for the proposed Bob & Wes Mini Storage. Listed below are our preliminary findings. Although every attempt is made to ensure that these comments are complete, a more thorough examination of the project at the time of application submittal may reveal additional issues that may alter these comments or require additional comments. • Zoning. The project site is zoned Center Suburban (CS). Self-storage uses are allowed in the CS zone "when part of mixed use development." The code does not specify the required mix of uses or how mixed uses should be proportioned on a site. Self-storage uses require approval of a Hearing Examiner conditional use permit. The code limits the maximum area per use to 65,000 square feet. This may be increased by 40% or 26,000 square feet with a Hearing Examiner conditional use permit. Therefore, the subject proposal has 2 components that would be reviewed as part of a conditional use permit application. Development Standards Setbacks: The CS zone requires a minimum front yard/street setback of 10 feet and a maximum setback of 15 feet. It appears that the building pad along the frontage of NE 4th Street exceeds the maximum setback requirement. The maximum setback requirement may be modified by the reviewing official through the Site Plan Review process. The code lists specific criteria that the applicant must address for modifying the maximum setback requirement. The applicant should provide a written justification addressing the criteria with the application submittal. There are no rear or side yard setback requirements in the CS zone. Landscaping: The CS zone requires a minimum 10 foot wide landscape strip where lots abut public streets. The pre-application does not indicate the landscape strip along the site frontage of NE 4th Street. The Parking and Loading Ordinance requires landscaping equal to 5% of the area of a parking lot over 10,000 square feet in size. This calculation should be provided on the site plan or landscape plan with submittal of the application. The code requires a minimum 15 foot wide sight-obscuring landscape strip where a CS lot abuts or is adjacent to a residentially zoned lot. The subject site abuts the R-8 residential zone to the south and therefore this landscape provision would apply along the south property line of the proposal site. A pedestrian connection between the public entrance of a building and the street is required. The pre- application does not appear to provide for pedestrian circulation. Lot Coverage: The maximum lot coverage for buildings is 65% of the lot area. The pre-application does not include sufficient information to evaluate this standard. Building Height: The maximum building height in the CS zone is 50 feet. The project narrative indicates the proposal would consist of single-story buildings which should meet the height requirement. Bob&Wes Mini Storage Parking: Self-storage uses requde a ratio of one parking space per 3,500 ski..are feet of gross floor area. The proposed use includes 80,150 square feet thereby requiring 23 parking spaces. The building pad along NE 4th Street would require additional parking with the ratio depending on the type of use proposed. It is not clear how much parking is included with the proposal and therefore staff is not able to determine if the proposal complies with required standards. The site plan submittal should include a full parking analysis as described on the submittal requirements. Required parking stall dimensions are 20 feet in length and a 9 foot width. Compact parking stalls are 16 feet in length and 8.5 feet in width. Compact parking spaces may not account for more than 40% of designated employee parking or 30% of all other required parking. Aisle widths of 24 feet are required for 90 degree head-in parking. Environmental Sensitive Areas: The pre-application indicates 2 wetland areas on the site. The wetlands show the correct buffers required; 50 feet for a Class 2 wetland and 25 feet for a Class 3 wetland. The project narrative discusses "moving" the Class 3 wetland. Impacts to Class 3 wetland require compensation or mitigation at a ratio of 1.5:1. The applicant will be responsible for providing a wetland study with the application submittal which complies with the adopted Wetland Management Ordinance (Section 4-32-1 of Renton Building Regulations). The wetland study should include a wetland delineation, a wetland classification, and address mitigation of proposed wetland impacts. Permit Requirements. The proposal would require environmental review and a Hearing Examiner Conditional Use Permit. SEPA Environmental Review - A SEPA environmental checklist must be submitted with the application materials. The applicant is responsible for disclosing accurate information regarding potential environmental impacts associated with the proposal. The Environmental Review Committee (ERC) will review the proposal, consider mitigation measures, and issue a threshold determination. Conditional Use Permit: As mentioned previously, the Conditional Use Permit would cover both the proposed mini-storage use and exceeding the maximum size per use (65,000) allowed in the CS zone. Section 4-31-36 of the Zoning Code lists the criteria which the Hearing Examiner will evaluate for a Conditional Use Permit. The application submittal must include a written justification addressing these criteria. The land use permit process including SEPA environmental review and Hearing Examiner Site Plan Review takes approximately 12 to 14 weeks, which includes the appeal periods. CC: Jana Huerter Bob&Wes Mini Storage CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: November 2, 1998 • TO: Peter Rosen FROM: Rebecca Lind SUBJECT: Bob and Wes's Mini Storage(98-80) - Strategic Planning Comments (NE 4th St and Duvall Ave NE) The site is designated Center Suburban in the Comprehensive Plan. Zoning is CS. The self-storage use is allowed as a conditional use as part of a mixed-use development in the CS Zone. Conditional uses are required to show consistency with the intent of the Comprehensive Plan. As proposed,the self-storage use would comprise over 95%of the building area on the site. Centers are intended to be intense mixed-use places which are pedestrian oriented and which provide community focus for their surrounding neighborhoods. Uses most appropriate to these areas are those that provide the daily and weekly needs of the residents of the immediate and surrounding areas, that contribute to the general economic vitality and that serve to integrate of the district. The boundaries of the Centers are intended to remain long-term. Hence, it is imperative that the land within the Centers be used efficiently and in a manner that supports the intent of the designations. Objective LU-Q: Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district. In general, self-storage uses are not consistent with the intent of the Center designation. The use does not contributes significantly to commercial activity and does not particularly generate or support pedestrian traffic. In this instance, much of the site has limited street frontage and visibility. More intense retail and service uses on the portion of the site without street frontage may not be practical at this time. However, certain modifications could make the proposal more consistent with the intent of the Comprehensive Plan policies. The intent of the Centers policies is to create intense urban districts. Toward this end, the NE 4'1' Street frontage should be retained for more active commercial activities than the self-storage use. Therefore, the parking for the self-storage should be restricted to the area behind the retail pad, which should not be reduced from that shown on the proposed site plan. The southern boundary of the site coincides with the boundary of the Center. Centers policies encourage a buffer along the perimeter of the center "to protect adjacent, less intensive land uses from the impacts of urban activities in within the center". (Objective LU-R) The proposal shows a 450' building 15 ' from the south property line. Consistency with the policies would be increased by expanding the setback to allow landscaping sufficient to visually buffer the proposed use from the adjacent properties. The letter indicates an interest by the proponents to move the Class 3 wetland to the southern boundary. This may be beneficial in creating an open space buffer. \\TS SERVER\SYS2\COMMON\ECONDEV\STRATPLN\PLANNING\PREAPP\CS\BOB WES.DOC\od DRAINAGE REPORT MR. VAN GARD RENTON LLC RENTON, WA Prepared For: Morris Piha Management Group, Inc. 3650 131st Avenue S.E., Suite 205 Bellevue, WA 98006 Prepared By: Bush, Roed, and Hitchings, Inc. 2009 Minor Avenue E. ,.D G. DEVELOPMENT PLANNING Seattle, WA 98102 viA, © CITY OF RENTON _ c>.:,. MAR 1 1999 `' ' RECEIVED March 10, 1999 °.� pi'.,isn' �v ww 4s 41STE� c, t q► SI9Nk1 . ) � . 1 L EXPIRES 12/1/ q'q Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND PART 2 PROJECT LOCATION PROJECT ENGINEER AND DESCRIPTION Projec Owner Mo,rri.S Pi ha IA nger+^G'.,-1' Grn . Project Name Mr. Won C74rd L L Addre:;s Bellevue- , �R J/ Location 3 Phone (1}25) 64 3- 54 .X) Township 2 Project Engineer G0[c� P. Range 5 G.ion Section N 14 15 Company a.)511, Roed, f 414-CktncS, I'nc. Project Size 5. 70 QCD--S AC Address Phone (20b) 323- 4-14 J/ Upstream Drainage Basin Size SAC PART 3 TYPE OF PERMIT APPLICATION PART 4 OTHER PERMITS I Subdivision 0 DOF/G HPA ( I Shoreline Management I 1 Short Subdivision I COE 404 [ 1 Rockery ( I Grading = DOE Dam Safety f j Structural Vaults K1 Commercial 0 FEMA Floodplain I 1 Other I I Other I l COE Wetlands 11 HPA PART 5 SITE COMMUNITY AND DRAINAGE BASIN Community Soo S Cree l 0v11 m JV1 l 1y/ GhNIn P� C1 Q Drainage Basin leCr ►�er 1/G JIe y 'Px Sm PART 6 SITE CHARACTERISTICS I I River 1 1 Floodplain l 1 Stream IX Wetlands C(Q.SS 11 4 C G S5 U l I 1 Critical Stream Reach r Seeps/Springs I 1 Depressions/Swales I—1 High Groundwater Table l 1 Lake - FT Groundwater Recharge 1 1 Steep Slopes I Other 1 Lakeside/Erosion Hazard PART 7 SOILS Soil Type Slopes Erosion Potential Erosive Velocities 1 L-0 ) si6e4-mood Cc) ^, z o/, t_ow- pied. Love- )42d ( 1 Additional Sheets Attatched 1/90 Page 2 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET •ART 8 DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT C Ch.4-Downstream Analysis Sep_ RPDar-i- Sec. IV-2, r- Additional Sheets Attatched PART 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION IXl Sedimentation Facilities Stabilize Exposed Surface XI Stabilized Construction Entrance [jci Remove and Restore Temporary ESC Facilities I XI Perimeter Runoff Control 1)C1 Clean and Remove All Silt and Debris [ 1 Clearing and Grading Restrictions I)(1 Ensure Operation of Permanent Facilities I)C I Cover Practices 7 Flag Limits of NGPES I�(I Construction Sequence l I Other I 1 Other •ART 10 SURFACE WATER SYSTEM 71 Grass Lined Channel El Tank I 1 Infiltration Method of Analysis I X] Pipe Sys em I I Vault ! ] Depression S CS 11 Open Channel 11 Energy Dissapator l I Flow Dispersal Compensation/Mitigation Dry Pond [l Wetland f 1 Waiver of Eliminated Site Storage I)(..I Wet Pond I I Stream Regional Detention r- Brief Description of System Operation Ptpt. ceve\c ec rurint-t '� de--k' 4t v- po/16 CJrd d►schole. ►n4 Pxts4- ,19 we4-tr . Facility Related Site Limitations J I 1 Additional Sheets Attatched Reference Facility Limitation PART 11 STRUCTURAL ANALYSIS PART 12 EASEMENTS.JRACTS (May require special structural review) n Drainage Easement C Cast in PIz ce Vault El Other n Access Easement I 1 Retaining Nall [yl Native Growth Protection Easement El Rockery>4'High I I Tract 0 Structural on Steep Slope n Other •ART 14 SIGNATURE OF PROFESSIONAL ENGINEER I or a civil engii veer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attatchments. '"o the best of my knowledge the information provided here is accurst't. Si°'~°°w L General Project Description The s ibject property consists of a 5.7-acre parcel located at the southeast corner of the interse;tion between N.E. 4th Street and 138th Avenue S.E. in Renton, Washington. The site is bound td on the north by N.E. 4th Street, on the east and south by private property (primarily undeveloped), and on the west by 138th Avenue S.E and also three commercial buildings (i.e. Dairy Queen, etc.) near the northwest property corner. The development of the project site will incorporate a mini-storage facility, which includes the construction of nine storage buildings and one office/retail building. The main entrance into the site is from N.E. 4th Street. An additional emergency access drive(i.e. for fire trucks, etc.) is provided through 138th Avenue S.E. II. Ex sting Site Conditions Topogi aphy The existing topography of the site consists of predominantly gentle slopes (i.e. approx. 2%), declining in elevation to the northeast. The maximum grade change across the property is approximately 13 feet, ranging from a high of 406 feet at the southwest property corner to a low of 393 feet at the northeast property corner. Land Use Presently,the northern and central portions of the site consist of generally open areas with grass and berry vine vegetation. The eastern and western sections of the property are lightly wooded with cottonwood, maple, and alder trees. A dense underbrush is also characteristic of these wooded areas. Wetlant Ls Two wetland areas have been identified within the subject property. The wetlands are located near the northeast and southwest corners of the site. Terra Associates, Inc. has classified each as Class II(northeast)and Class III (southwest)wetlands. Per City of Renton standards, a 50-foot NGPA buffer for the Class II wetland and a 25-foot NGPA buffer for the Class III wetland will be incorporated into the development plans. Presently, the wetlands collect runoff from the project site and conveys flow off site in a southerly direction. (Refer to Section IV-B of this report for the downstream description.) Stormwater is conveyed to the northeast wetland by an existing drainage swale (approx. 2' deep and 4'-6' wide) which parallels the east and north property lines. The southwest wetland collects runoff from the western end central portions of the project area and subsequently, conveys flow off-site across the south property line. Both wetlands form an integral part of the area's natural drainage system and 1 serve as the existing conveyance systems for the site. Due to the importance of the wetlands to the natural hydrology of the area, both systems and their associated buffers will remain primarily undeveloped. However, a portion of the southwest wetland will be filled. As a result of filling the existing wetland, the City of Renton requires replacement or enhancement of the altered system on a 1:1.5 ratio with equal or greater biological value. The new wetland will be recharged using the runoff from rooftop areas (which will match existing flows to the wetland)in order to maintain a wet environment. A wetland mitigation plan will be provided as required by Terra Associates. Off-site Analysis The existing topographic survey shows a 10" storm pipe near the west property line and adjacent to the Dairy Queen development. Based on field observations, it is not clear whether the storm pipe is conveying off-site runoff to the subject property. The existing storm pipe may be part of the drainage system in 138th Avenue S.E. which collects stormwater from a major section of the roadway and also three commercial developments immediately west of the project site. In order to conclusively determine on the tributary area for the 10" storm pipe, a dye test will be performed. If the test proves that off-site runoff is conveyed to the site, a separate conveyance system will be designed to route off-site waters to an appropriate downstream system. III. Developed Site Conditions The stormwater drainage system for the project will be designed using the King County Surface Water Management Design Manual (KCSWDM) as adopted by the City of Renton. The conveyance system for the project consists of a series of catch basins and pipes that convey flows to the site's detention system. The detention and water quality systems have been combined using a wetpond/detention pond facility. The system, which consists of a open three-celled pond, is located near the southeast corner of the property. A more detailed discussion of the wetpond and detention pond system is presented in the following sections. IV. Core Requirements A. Core Requirement#1 (Discharge at the Natural Location) The stormwater runoff from the developed site will be discharged to a wetland area near the northeast corner of the property, which is the natural discharge point for the site. 2 B. Core Requirement #2 (Ott site Analysis) Downstream Analysis (Level 2) Presently,the majority of the stormwater runoff(100-yr storm= 1 cfs) from the project area flows off-site across the east property line. At this point, flows are conveyed overland in a southerly direction for approximately 600 feet. Stormwater is then channeled through twin 24" concrete pipes into an existing detention pond. The detention pond was built to alleviate flooding problems downstream. The existing outlet for the facility consists of a 24" riser and outlet pipe that discharges flows to an existing swale (5'wide and 1.5' deep). The swale is located in a drainage easement between two residential lots that runs north-south for 300 feet to S.E. 132nd Street. On the north side of S.E. 132nd Street, a roadside ditch conveys runoff east to a 12" concrete culvert underneath the roadway. The culvert outlets into an existing swale (5' wide and 1.5' deep) on the south side of the road. The swale continues south through another drainage easement. At this point in the field investigation, a construction crew working with King County was • finalizing the installation of a new 36" overflow drainage system for the existing detention pond. According to the construction foreman(RJC Inc., Bub Durham 206-406-5034), the existing 24"riser outlet was modified with a 3" orifice to restrict the amount of stormwater channeled through the downstream residences. This modification effectively resolves any present or future flooding of the existing downstream system, while still maintaining enough flow to avoid drying-out the open swales. The 36" overflow manhole is located at the southwest corner of the pond. The storm pipe is routed approximately 900 feet south along the unconstructed right-of-way for 140th Avenue S.E. The storm system then crosses between two residential lots and heads east along the south side of S.E. 134th Street. At the intersection of S.E. 134th Street and 142nd Avenue S.E., the 36" storm system transitions to a southerly direction along the east side of 142nd Avenue S.E. Approximately 650 feet further downstream(at the southeast corner of S.E. 136th Street and 142nd Avenue S.E.), the 36" storm system (approx. capacity= 35 cfs assuming 0.50% slope) discharges into a well-defined drainage swale(6'wide and 5' deep). The drainage system for this area is part of the larger May Creek Drainage Basin. Due to the upgrades in the downstream system, it is anticipated that the development of the subject property will have minimal impact on the existing downstream facilities. 3 C. Core Requirement#3 (Runoff Control) Detention Requirements Due to existing downstream erosion problems in the May Creek Drainage Basin, the City of Renton has placed a restrictive detention requirement (i.e. more stringent than the standard King County requirements) on the project. Subsequently, the performance of the site's stormwater detention system must comply with the following requirements: a. release 50% of the existing peak runoff rate or less during the 2-yr/24-hr design storm event for the developed site conditions b. release the existing peak runoff rate or less during the 10-yr/24-hr design storm event for the developed site conditions c. release the existing peak runoff rate or less during the 100-yr/24-hr design storm event for the developed site conditions. In addition, the City of Renton requires an additional 30% safety factor to be added to the calculated detention volume. Detention Methodology The volume of storage in the detention system and the peak flows associated with the hydraulic design have been determined using the SCS Hydrograph Method with Type 1A rainfall distribution and level pool routing. The computer program "Waterworks 4.12g" was used to develop and manipulate hydrographs. Detention Analysis Based on the existing topography of the site, the project area forms a single drainage basin. The existing drainage basin is comprised of 4.10 acres of lightly forested area. Under developed conditions, runoff from 4.10 acres of pervious and impervious areas will contribute flows to the detention facility. Since the existing wetlands and their associated buffers will remain undeveloped and will not contribute runoff to the detention system, these areas were not included in the detention analysis. The "Basin Summary" section of this report lists the specific design parameters and associated references to derive the stormwater runoff values for each basin. The computational steps outlined below have been applied to obtain the existing and developed basin runoff quantities for up to the 100-yr/24-hr design storm event: 4 1. Identify and delineate the overall drainage basin for each discharge point from the development site under existing conditions. • Identify existing land uses. • Identify existing soil types using SCS soil survey or on-site evaluation. • Identify existing drainage features(i.e. streams, depressions, etc.). 2. Select and delineate pertinent sub-basins based on existing conditions. • Select separate sub-basins for on-site and off-site drainage. • Select separate sub-basins for major drainage features. 3. Determine runoff parameters for each sub-basin under existing conditions. • Identify pervious and impervious areas. • Select CN values based on soil type and land use. • Compute the time of concentration for each basin analyzed. 4. Compute existing runoff hydrographs based on basin characteristics and appropriate design storms for each sub-basin. 5. Repeat steps 1-4 for the developed basin. Basin Summary I. Existing Basin Conditions A. Basin Area=4.10 acres 1. Light Forest =4.10 acres B. Soil Type 1. Alderwood Gravelly Sandy Loam: Hydrologic Soil Group"C" - 2.25 acres of basin 2. Everett Gravelly Sandy Loam: Hydrologic Soil Group "B" - 1.85 acres of basin C. CN Values 1. Light Forest(Alderwood Soils): CN=81 2. Light Forest (Everett Soils): CN=72 CN„.,.,= [(2.25)(72)+(1.85X81)]/4.10 = 76.06 D. Time of Concentration Travel Path 1. Sheetflow: 300 LF (light forest) @ S = 1.56% 2. Shallowflow: 85 LF(light forest)@ S = 1.56% E. Precipitation 1. 2-yr/24-hr Design Storm=2.20" 2. 10-yr/24-hr Design Storm= 3.00" 3. 100-yr/24-hr Design Storm=4.10" 5 II. Developed Basin Conditions A. Basin Area= 4.10 acres 1. Impervious Areas (i.e. parking, rooftops, etc.) = 3.67 acres 2. Pervious Areas (i.e. lawn, landscaping, etc.) = 0.43 acres B. Soil Type 1. Alderwood Gravelly Sandy Loam: Hydrologic Soil Group "C" - 2.25 acres of basin 2. Everett Gravelly Sandy Loam: Hydrologic Soil Group "B" - 1.85 acres of basin C. CN Values 1. Lawn(Alderwood Soils): CN=86 2. Impervious Areas: CN=98 D. Time of Concentration Travel Path 1. As a practical limit for developing hydrographs, a time of concentration of 5 minutes for impervious areas and a time of concentration of 10 minutes for pervious areas was assumed for the hydrologic basin analysis. E. Precipitation 1. 2-yr/24-hr Design Storm =2.20" 2. 10-yr/24-hr Design Storm= 3.00" 3. 100-yr/24-hr Design Storm =4.10" E ased on the above detention requirements and design parameters, a required detention volume of 32,473 cubic feet was calculated. The supporting detention calculations are provided in the Appendix section of this report. In addition, both existing and developed basin maps have been enclosed showing delineated areas and time of concentration travel paths. The "Developed Basin Map" identifies the overall developed area tributary to the detention system. L+etention System Design 1 he project's detention facility, which is located near the southeast corner of the property, c)nsists of a three celled combination wetpond/detention pond. The combined system has a total depth of 10 feet (i.e. 1 foot of sediment storage, 3 feet of wetpond storage, 3 feet of detention storage, 1 foot of freeboard, and 2 foot for the emergency spillway). The detention portion of the system has an available storage volume of 33,000 cubic feet. The c)ntrol structure is located at the north end of the facility and discharges flow to the existing C lass II wetland. 6 ). Core Requirement #4 (Conveyance System) The conveyance system for the project will be analyzed, designed, and constructed to ;onvey the peak rate of runoff from the developed site. The pipe system will be designed o convey and contain at least the peak runoff rate for the 25-year design storm event using he Uniform Flow Analysis Method. E. Core Requirement #5 (Erosion/Sedimentation Control Plan) En the development of the project, temporary erosion and sedimentation control (TESC) measures will be implemented to minimize the transport of sediment to existing drainage facilities, water resources, and adjacent properties. To accomplish this goal, TESC measures will be designed, installed, and maintained in accordance with Best Management Practice (BMPs) requirements. A TESC plan will be prepared as part of the construction documents which will include a detailed construction sequence and the BMPs to control erosion and sedimentation. The following list shows examples of possible BMPs that may be used to fulfill the minimum requirements: Minimum Requirements a. Clearing Limits Prior to any site clearing or grading, areas that are to remain undisturbed during construction will be clearly delineated with appropriate orange, plastic fencing. b. Cover Measures Temporary cover measures will be provided to protect disturbed areas. If a portion of the construction area will remain unworked for an extended period of time (especially during the wet season), straw or plastic cover will be used. Other areas with severe slope gradients or stockpile areas will also require cover measures. c. Perimeter Protection Perimeter protection to filter sediment from stormwater runoff will be located downslope of all disturbed arms and will be installed prior to upslope grading. An appropriate BMP for perimeter protection consists of silt fencing. d. Traffic Area Stabilization Unsurfaced entrances, roads, and parking areas affected by construction activities will be stabilized to minimize erosion and tracking of sediment to public roads and adjacent properties. To provide a stabilized entrance/exit for the site, a rock construction entrance will be installed. 7 e. Sediment Retention/Surface Water Control Surface water collected from disturbed areas of the site will be routed through the project's detention system prior to release from the property. An exception is for areas at the perimeter of the site with drainage areas small enough to be treated solely with silt fencing. g. Dust Control Site watering may be used to minimize the transport of wind-blown soils to adjacent properties, existing water resources, or if traffic hazards are apparent. h. Wet Season Construction/Construction within Sensitive Areas and Buffers To ensure sediment-laden waters are not transported off-site during the wet season or near sensitive areas (i.e. wetlands), addition BMPs will be implemented and more frequent monitoring/maintenance of the facilities will be required. i. Maintenance The Contractor (with assistance from the Engineer) will be responsible for the regular • maintenance and compliance with all permit conditions relating to the TESC BMPs. Additional BMPs will be installed as necessary and as site conditions require. V. Special Requirements A. Special Requirement#5 (Special Water Quality Controls) As a result of developing the site, water quality measures will be implemented to treat surface stormwater prior to discharge to the existing downstream system. The development of the project site will create over 1 acre of new impervious area subject to vehicular traffic. In addition, the detention system will discharge developed flows to a Class II wetland. In an effort to mitigate these developed site conditions(as required in Special Requirement#5 of KCSWDM Section 1.3.5), a wetpond system will be constructed. The wetpond will contain a permanent pool of water(depending on the frequency and quantity of inflow)to provide calm conditions to promote settlement of solids and biological activity to breakdown pollutants in the stormwater. As required by KCSWDM, the wetpond must be designed to meet the following performance criteria: a. The design water surface area in the wetpond must be a minimum of one percent of the impervious surface area in the drainage basin contributing to the facility. b. The design volume of the wetpond must be a minimum of the total volume of runoff from the developed basin using a water quality design storm event of one-third of the 2- 8 yr/24-hr storm event. c. The minimum depth of the wetpond is three feet with one foot of dead storage for sediment. Based on the above design criteria, a required water quality volume of 6,970 cubic feet was calculated. The supporting calculations are provided in the Appendix section of this report. Under standard City of Renton requirements, a biofiltration swale is required to treat stormwater leaving the subject property. Due to site constraints, a bio-swale is not fusible. I or situations where physical site constraints will not allow for the construction of a bio- swale, the City of Renton requires doubling the volume of the wetpond storage. Consequently, the required wetpond storage volume for the project is 14,000 cubic feet. he wetpond portion of the detention pond/wetpond facility has an available storage volume <f 17,026 cubic feet. 9 APPENDIX Detention Calculations femme ..,,,\F!x._.\.S.P+umeF Ma?me MO,.w I nnrrA eaw: ... .Kle r,n. •1. LI y"wr w\MN O.OM LA1'ERSET:98SWOP I _ Plotted: 03/08/99 14:01 c W .e .o.: 1'-80' "' `� " •A '' CITY OF EXISTING BASIN MAP .3//08/99 ,w I DAT\I =' - RENTON MR. VAN GARD RENTON LL =-- - ,,.43 WDep(. NO. REVISION By DATE APPR �o R00 w•^�•^-• , Greyy Zmmemwn P.E., Administrator M RENTON WASHINGT I 1 v at It r • I r. 1 )d d 4 ,4 , f II I `\fI I ``1f ' FF1/ 4.F01 , i;: 1 \ e {{�� FFIi FFF`/. 4I It an�a iil HP .` I \ v• : ai *Non ---,- II ..iIi..,'". \ Z--- � -- ---;• -- 4 - - - 1/ . �i, . t r 4♦ ;-. s---- • • r 7 - IP • \ • -sTic '' 490 ' .\----.4PP- kill :1 •N' • A!'" 0•1 i "Fi Vie — 4_m V16 t 7 `1— ----- 's- i �;1 ; '� �, > k I h cell 111 � i1 � fl 'ail p $ F! 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SN I ls, s.. a .-cl= tl ! -- - X IMM AK Mtt+. > - r n I - �]M ANS A li-I111 m D l/X -I Z0 Jn o o D K =- s- �= i N' E'Xa STING BAs iN MAP m Liii 1 / i� r' I' lir1N70 .N CONNECT TO fEW 24•SS ^� O , , \ WATERSYSTEM (BY OT1O25) MEM 6•SAN.qDE SEVER S71QT S t>IWt4/ST o / tt `._ J` R - -a( \J ,� r 5,118d T 70 w,pPER1Y UNE XI ilb' C7 f- L'-__ .. 1-0 •; ---- --\ - -- --•- o---- 2�+TIRFRLINE TO o- i o- v / I x Z Q ' ��leraii ! :E. �TM _ EDGE GF BIKE LANE J W •�- • ��' �:� � t 5' RICE LANE if--.1 I Ct Q - / ,!ii w� -n ioI^sf _�' N - 5 TER STRIP - - - -- _ �, ��-- - f L H,�• SIDEWALK (�J Q ..a.,. ✓V �.`'� .may•••'",.,• -...,, - - - • 0 •' $.91H 91 54•f - ' ~ (� RN1 403.Ot _ .... .',.r r N G I�ii i:�/Z/ - -- - - _ _ _ a , Q IE=383.48(IN) f '� • yah�T^ Sgg � - m Z I382.+2(«,n o '%�� I ' - - - - - - VICINITY MAP bN,r WEFIfi.r X, J _ ' � I WOOD SLOG a , r•ii i I NM+ouca �I 4^ ' a b> s 1 W ,I _ I 406.D • • LEGEND: Cc _ 4 }� .►' 1• DOM. WATER 140. .., rj 11 SO 1E=599,7 ' ,,i I �•_• SERVICE W/1• - '.1 I '1 ' -..I •i.: e,• RETAINING WALL. , e I I METER /.• I r' li I5ary' I f PROPOSED STORM DRAINAGE O O .` �`�" I +' r .• "'" J/ - Al�G "A' , W PROPOSED WATERMAIN I r F.F.=400-00., �. E"1 g 1 I TR= 99.8 I I PROPOSED SAW TARY SEWER '7-" 0i3 I C� I `� f"-'--' I +�-�._ • ce■ PROPOSED CATCIi BASIN F� ,a PROPOSED CONTROL STRUCTURE IJ- a` SSMH /2 48•t f, I I�i' {I r t2 "-! TI= =3...; 1 v E RIM-399.2f 1 - t4 IE-384.81(IN) i - f Fnt=3..; �~ti. • O PROPOSED SS MANHOLE 4E IE=384.71(OUT)�•• • I ..lL `I� _ .. i , ' / M PROPOSED FlRE HYDRANT ASSEYBIY S t4' i W/'2 PROTECTIVE BOLLARDS tg s tgl) wti F_ 7R_399.8 •ys (I . a apr,. �i.• lg tX. C HLQG BB [ ,�A t`t, PROPOSED ASPHALT PAVING l _ F.F.=400.00 ,•': F.F.••400,•. (T ., r a' ial ,/ I „ 99. _,�... Imo ry >�. a•. g . ` I I ��1000• �_ Iwt,S` PROPOSED CONCRETE SIDEWALK N Q 4 �,� I I i, "'T �.. l I 11 CO tt9 I Sr o RETAINING WALL a✓ ..-0,- - ;.; g I j 0O n L.. 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SPOT ELEV. ,� 20' FROM R-O-W I it ,/ - .F 400.00 -� 3 / IE.39293 O mai CENTERLINE 70 '�' I ff""" i-7a9.8 \ ( l CLASS r.En'wo FACE Of CURB o. •� C.9 a ° TR-�99= a r., e 1`,� 'F'F' `��I ` , �FR COLLIE STRUCTURE CONNECT PROP. 1°t F.F.=400.00 (SOUD LD) g A WAR-WAIN TO ^i I -f Ce 1YS0 t fa 1Ysn t ; • TE=400.00 i R I IE393.60 Lli EXISTING ,III 1 r 1R-399.8 1 t 1 �� a MATCH I (i l•-, .- T// .` n, TE=399.2 �\ / I OUTLET FROM POND g cc $9AH .3 48•t it 4Ti-': 1.• I 12'SD 99.2 It.=399. . fH i TR.�. \ IE=394.00 r -RIM.403 4t t ! �� AO f.F.-400 00 Q I POND ACCFtt ROAr IE=386.14(IN) 7- .y,, .. ;1p t4 Q 0 •! 15'WIDE O 20S SCOPE MAX. Lo IEI =386.04(OUT)� �_: .�_.. �(�- _ 3 / W/ACCESS PAD / 7 0 m 15'W.23'LC. �'�:'F.F.=400.00 1.-399 �' __� �� j,` - �- _ f. _ sYSD r \� .TOP OF El.- .00 7 m MITIGATED WETLAND A' r\ I. 'Di{'`t C8 -`t( 1Y" 'Fi:': t8 J r �' BOTTOM EL / Cam+ REFER TO ? h .\ - P- / - ,`'7 .� ROT.aF LIVES EL. .00 CJ WETLANDS REPORT ‘,/ I �+ .. + ``� ,00 TEAR EL . 397. O rig TR_39•.= OVERFLOW WAY EL - 00 •�r y/ k °F.S FRONDED VOL -3a000 alR GRAPHIC SCALE v- 7 ., �. t , To `` �{ • -,. DETENTION -32.473 GUIFT w I t I F.F..400.00�= FF. 4OQ00 W, ` v.-/\�` RE• .,• 1 MO 170�00 W 10 w 10 �.o I� ai I• z �� t \W'30 • '+•.,•...- .,.1 9 irso .,,4',- ri.itii:,,,, cs .44,. , 'E C� \"y1394i 1 na. 4o rt. " , / 3 `�s Nth 1.lif VI N I, ✓ � �. e. e'w 1 � 6 T nw , •.Z � •t ' * � dMo 4.,`40..oc td�pµPOR� i 4 CGIH I4 48•t a �'��/'' 't` , .� B ZL •.,I etn1: 'M term -- �, \• t SEAL - iv RIM-406.3t A \ . F,F,.40000 1 FF.=400.00 �•aw��1 Meg E=387.04(IN) • S L1 1 ` ` 590 I �ONN.• 'WI m E•386.94(OUT) T F: ` .� INLET T OND iiL"i+ - I rn 1 CHECKED 0 m I. .� y -�� n I I IE=3B4.00 ��. \'^ I I owes w~ I 98308.03 TO CITY STANDARDS NCE as.rn C 1r; a N6pppJt 7d74a 400 %� BUSH. ENGINEERS tHluwoHYaRsNC. oaf. 2009TL(1,1101t ANT_[AST (206)J27-414t K Y d06• o g scAT Atu ioe R n01 Date u:\98308-03' c1l.dwg 3/5/99 12 :44 :6 am Bush. Roed & Hitchings, __zc page 1 BUSH, ROED, HITCHINGS, INC: PROD. #98308 CITY OF RENTON DETENTION STANDARDS LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PBAI-> OUTFLOW STORAGE < ---DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id (cfs) VOL (cf) 50% 2-YR BI/2-YR DEV 0.09 1.84 1 3 396.34 10 0.09 21768.59 cf 10-YR 81/10-YR DEV 0.37 2.60 1 3 396.50 11 0.37 23756.43 cf 100-YF E1/100-YR DEV 0.83 3.64 1 3 396.60 12 0.83 24978.90 cf Tc4 ( Val. (W/ ;010 .t-re-1-1/4/ (24'970.90) (I.3o) = 3z 473 f43 1 3/5/ 99 12 :43 :31 am Bush, Roed & Hitchings, :nc page 1 BUSE , ROED, HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS STAGE STORAGE TABLE CUSTOM STORAGE ID No. 1 Description: DETENTION STORAGE: 4 FEET DEEP STAGE :----STORAGE----) STAGE (----STORAGE----, STAGE <----STORAGE----> STAGE <----STORAGE----, (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- 394.00 0.0000 0.0000 395.10 9730 0.2234 396.20 20117 0.4618 397.30 33468 0.7683 394.10 884.50 0.0203 395.20 10614 0.2437 396.30 21331 0.4897 397.40 34682 0.7962 394.20 1769 0.0406 395.30 11499 0.2640 396.40 22545 0.5176 397.50 35896 0.8240 394.30 2654 0.0609 395.40 12383 0.2843 396.50 23759 0.5454 397.60 37109 0.8519 394.40 3538 0.0812 395.50 13268 0.3046 396.60 24972 0.5733 397.70 38323 0.8798 394.50 4423 0.1015 395.60 14152 0.3249 396.70 26186 0.6011 397.80 39537 0.9076 394.60 5307 0.1218 395.70 15037 0.3452 396.80 27400 0.6290 397.90 40750 0.9355 394.70 6192 0.1421 395.80 15921 0.3655 396.90 28613 0.6569 398.00 41964 0.9634 394.80 7076 0.1624 395.90 16806 0.3858 397.00 29827 0.6847 394.90 7961 0.1827 396.00 17690 0.4061 397.10 31041 0.7126 395.00 8845 0.2031 396.10 18904 0.4340 397.20 32254 0.7405 3/5/ 99 12 :43 :55 am Bush, Roed & HitchingE . Eric page 1 BUSH, ROED, HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS STAGE DISCHARGE TABLE NOTCH WEIR ID No. 2 Description: 10-YR, 100-YR RELSE: 18" RISER Weir Length: 2 . 3500 ft . Weir height (p) : 2 . 3900 ft . Elevation : 396 . 39 ft . Weir Increm: 0 . 10 STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 396.39 0.0000 396.80 1.9879 397.30 6.4408 397.80 12.139 396.40 0.0077 396.90 2.7472 397.40 7.4981 397.90 13.387 396.50 0.2793 397.00 3.5794 397.50 8.6001 398.00 14.664 396.60 0.7341 397.10 4.4765 397.60 9.7430 396.70 1.3118 397.20 5.4321 397.70 10.924 1 3/5/99 12 :44 : 0 am Bush, Roed & Hitchings, nc page 1 BUSH, ROED, HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS STAGE DISCHARGE TABLE COMBINATION DISCHARGE ID No . 3 Description: ORIFICE AND NOTCH WEIR Structure: 1 Structure : Structure: 2 Structure : Structure : STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 394.00 0.0000 395.10 0.0618 396.20 0.0874 397.30 6.5478 394.10 0.0186 395.20 0.0646 396.30 0.0894 397.40 7.6068 394.20 0.0264 395.30 0.0672 396.40 0.0990 397.50 8.7103 394.30 0.0323 395.40 0.0697 396.50 0.3725 397.60 9.8548 394.40 0.0373 395.50 0.0722 396.60 0.8291 397.70 11.037 394.50 0.0417 395.60 0.0745 396.70 1.4087 397.80 12.254 394.60 0.0456 395.70 0.0768 396.80 2.0865 397.90 13.503 ' 394.70 0.0493 395.80 0.0791 396.90 2.8476 398.00 14.782 394.80 0.0527 395.90 0.0812 397.00 3.6815 394.90 0.0559 396.00 0.0833 397.10 4.5802 395.00 0.0589 396.10 0.0854 397.20 5.5375 2/26/99 1 :32 :3 pm Bush, Roed & Hitchings, is page 1 BUSH, ROBE), HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS BASIN SUMMARY BASIN ID: 100EX NAME: 100-YR STORM, EXISTING COND. SCS METHODOLOGY TOTAL AREA • 4 . 10 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 4 . 10 inches AREA. . : 4 . 10 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN • 76 . 06 0 . 00 TC • 71 . 15 min 0 . 00 min ABSTRACTION COEFF: 0 . 20 TcReach - Sheet L: 300 . 00 ns : 0 .4000 p2yr: 2 .20 s : 0 . 0156 TcReach - Shallow L: 85 . 00 ks : 5 . 00 s : 0 . 0156 PEAK RATE : 1 . 00 cfs VOL: 0 . 60 Ac-ft TIME: 540 min BASIN ID: 10EX NAME : 10-YR STORM, EXISTING COND. SCS METHODOLOGY TOTAL AREA • 4 . 10 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3 . 00 inches AREA. . : 4 . 10 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN • 76 . 06 0 .00 ' TC • 71 . 15 min 0 . 00 min ABSTRACTION COEFF: 0 . 20 TcReach - Sheet L: 300 .00 ns : 0 .4000 p2yr: 2 .20 s : 0 . 0156 TcReach - Shallow L: 85 . 00 ks :5 . 00 s : 0 . 0156 PEAK RATE: 0 .47 cfs VOL: 0 .34 Ac-ft TIME: 550 min BASIN ID: 2EX NAME : 2-YR STORM, EXISTING COND. SCS METHODOLOGY TOTAL AREA • 4 . 10 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PREC::PITATION • 2 .20 inches AREA. . : 4 . 10 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN • 76 . 06 0 . 00 TC • 71 . 15 min 0 . 00 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 300 . 00 ns : 0 .4000 p2yr: 2 .20 s : 0 . 0156 TcReach - Shallow L: 85 .00 ks :5 . 00 s : 0 . 0156 PEAK RATE : 0 . 18 cfs VOL : 0 . 17 Ac-ft TIME: 580 min 2/26/99 11 :5 :42 am Bush, Roed & Hitchings :nc page 1 BUSH , ROED, HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS BASIN SUMMARY BASIN ID: 100DEV NAME: 100-YR STORM, DEVELOPED COND. SCS METHODOLOGY TOTAL AREA • 4 . 10 Acres BASEFLOWS : 0 .00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 4 . 10 inches AREA. . : 0 .43 Acres 3 .67 Acres TIME INTERVAL 10 . 00 min CN • 86 . 00 98 . 00 TC • 10 . 00 min 5 . 00 min ABSTRACTION COEFF: 0 . 20 PEAK RATE : 3 . 64 cfs VOL: 1 . 24 Ac-ft TIME : 500 min BASIN ID: 10DEV NAME : 10-YR STORM, DEVELOPED COND. SCS METHODOLOGY TOTAL AREA • 4 .10 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION • 3 . 00 inches AREA. . : 0 .43 Acres 3 . 67 Acres TIME INTERVAL 10 . 00 min CN • 86 . 00 98 . 00 TC • 10 . 00 min 5 . 00 min ABSTRACTION COEFF: 0 .20 • PEAK RATE : 2 . 60 cfs VOL: 0 . 88 Ac-ft TIME: 500 min BASI:4 ID: 2DEV NAME : 2-YR STORM, DEVELOPED COND. SCS METHODOLOGY TOTAL AREA • 4 .10 Acres BASEFLOWS: 0 . 00 cfs RAIN.?ALL TYPE TYPE1A PERV IMP PRECIPITATION • 2 .20 inches AREA. . : 0 .43 Acres 3 .67 Acres TIME INTERVAL 10 . 00 min CN • 86 . 00 98 .00 TC • 10 .00 min 5 . 00 min ABET: ACTION COEFF: 0 .20 PEAK RATE : 1 .84 cfs VOL: 0 . 62 Ac-ft TIME: 500 min Wetpond Calculations 12 3/5/99 12 :49 : 2 am Bush, Roed & Hitchings, is page 1 BUSE, ROED, HITCHINGS, INC: PROJ. #98308 CITY OF RENTON DETENTION STANDARDS BASIN SUMMARY BASIN ID: PT-WQ NAME: WETPOND VOL:1/3 OF 2-YR STORM SCS METHODOLOGY TOTAL AREA • 4 .10 Acres BASEFLOWS : 0 .00 cfs RAINFALL TYPE TYPE1A PERV IMP PRECIPITATION 0 . 73 inches AREA. . : 0 .43 Acres 3 . 67 Acres TIME INTERVAL • 10 . 00 min CN • 86 . 00 98 . 00 TC • 10 . 00 min 5 . 00 min ABSTRACTION COEFF: 0 .20 PEAK RATE : 0 .47 cfs VOL: 0 . 16 Ac-ft TIME: 490 min flectuired INe- ,,,ol Vol. . (0.16 ac-�-�) C'�35b0 -�t ')� 7 6o0 143 1 TO: Alan N. Tonnon, Attorney Your Ref. No. : Morris Piha 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 6 of 2nd Report cc: Morris Piha Management 3650 131st Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #900 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services ` "OP,•- e "� 11711 NE 8th, #300 OF Bellevue, Washington 98005 C'`� 7 NO Attn. : Erwin Wood MpR G��lJ LD John Miles `Q_� 14132 150th P1. SE Renton, Washington 98059 Clifden Group 603 Stewart Street, #919 Seattle, Washington 98101 The following matters affect the property covered by this order: (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 8. All matters have been cleared for Owner's Extended Coverage except matters in exception 7 remain. * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of March 5, 1999 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer rp/7663Y PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206) 622-1040 SUPPLEMENTAL TITLE REPORT TO: Alan N. Tonnon, Attorney Your Ref. No. : Morris Piha 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 3 of 2nd Report cc: Morris Piha Management 3650 131st Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #900 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services 11711 NE 8th, #300 Bellevue, Washington 98005 Attn. : Erwin Wood John Miles 14132 150th P1. SE Renton, Washington 98059 Clifden Group 603 Stewart Street, #919 Seattle, Washington 98101 The following matters affect the property covered by this order: (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 * The following paragraph has been amended to read as follows: 7. The following matters are disclosed by survey recorded under Recording Number 9310149002, inspecting the premises and topographic survey by Bush, Roed & Hitchings, Inc. , date February 99, JOB #98308.02: (a) Fence, asphalt and concret wall appurtenant to property north of Parcel B and west of Parcel A. encroaches onto the northerly portion of Parcel B and the westerly portion of Parcel A (b) Drainage ditch appurtenant to property north of Parcel B. and east of Parcel A encroaches onto northerly portion of Parcel B (c) Asphalt and overhead power lines encroach onto the westerly portion of Parcel B * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of February 26, 1999 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer rp/7663Y 1 i I PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206) 622-1040 SUPPLEMENTAL TITLE REPORT TO: Alan N. Tonnon, Attorney Your Ref. No. : Pacificview Properties 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 3 of 2nd Report cc: Morris Piha Management 3650 131st_Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #900 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services 11711 NE 8th, #300 Bellevue, Washington 98005 Attn. : Erwin Wood John Miles 14132 150th Pl. SE Renton, Washington 98059 Clifden Group 603 Stewart Street, #919 Seattle, Washington 98101 The following matters affect the property covered by this order: (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 * The following paragraph has been amended to read as follows: 7. The following matters are disclosed by survey recorded under Recording Number 9310149002, inspecting the premises and topographic survey by Bush, Roed & Hitchings, Inc. , date February 99, JOB #98308.02: (a) Fence and asphalt appurtenant to property north of Parcel B and west of Parcel A. encroaches onto the northerly portion of Parcel B (b) Drainage ditch appurtenant to property north of Parcel B. and east of Parcel A encroaches onto northerly portion of Parcel B (c) Asphalt and overhead power lines encroach onto the westerly portion of Parcel B * The following paragraph has been amended to read as follows: 8. All matters have been cleared for Owner's Extended Coverage except matters in exception 7 remain. Before any Owner's Extended insurance will be issued, we will require and ALTA Survey certified to Pacific Northwest Title Company. Exceptions will be made of any additional matters setforth on the forthcoming Alta Survey. * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of February 26, 1999 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer rp/7663Y )e.Liei : ititu\JL1t1LL, Purchaser: MORRIS PIHA MANAGEMENT GROUP Property: THE TERSECTION OF 138TH AVE. SE & 4TH, RENTON, WA Dear Sirs: This is to advise you that the above-referenced transaction has been placed in our office for closing. In connection therewith, we enclose the following: XX Title Report/Supplemental Title Report Amended/Corrected Title Report Supplemental/Indorsement to Title Report XX Notice of Interest (PLESE DATE, SIGN AND RETURN ONE COPY) Identity Affidavit (PLEASE COMPLETE, SIGN, HAVE NOTARIZED AND RETURN TO OUR OFFICE) The Purchase and Sale Agreement may be subject to certain contingencies and/or conditions, including but not necessarily limited to the following: *Feasibility study *Building permit *Survey *Percolation *Financing *Repairs and/or work items *Closing of purchaser's present property *Final/Short Plat approval, wherein the description must be amended It is requested that this office be kept informed as to the status of any applicable contingencies, and the status of any extensions, renegotiations or conditions on this transaction. If the property is subject to homeowner's association dues, it is requested that we be advised as soon as possible with the name, address and telephone number of the person or company to contact regarding same. If the property has any leased equipment (i.e. hot water tank, gas conversion burner, furnace, etc. ) , it is requested that we be advised as soon as possible with the name, address and telephone number of the person or company to contact regarding same. Please be advised that any funds needed at closing MUST be in the form of a BANK WIRE TRANSFER or CASHIER'S CHECK made payable to Professional Escrow Services, Inc. If the property is improved, evidence of fire/hazard insurance will be necessary. It is requested that the buyer's insurance agent provide this office, sometime prior to closing, with a binder evidencing said coverage. It is requested that we be advised IMMEDIATELY of any Amendments and/or Addendums to the Purchase and Sale Agreement, and a copy of same be provided to this office. We also need to be futher advised with regard to paragraphs 5,6 ,7 & 8 of the title report. If you have any questions , please do not hesitate to contact our office. Sincerely, PROFESSIONAL ESCROW SERVICES, INC. CINDY A. SEN SENT BY:PACIFIC NW TITLE : 2--1U-= (.oi L11,11 - - PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206) 622-1040 SUPPLEMENTAL TITLE REPORT TO: Alan N. Tonnon, Attorney Your Ref. No. : Pacificview Properties 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 2 of 2nd Report cc: Morris Piha Management 3650 131st Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #900 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services 11711 NE 8th, #300 Bellevue, Washington 98005 Attn. : Erwin Wood John Miles 14132 150th P1. SE Renton, Washington 98059 Clifden Group 603 Stewart Street, #919 Seattle, Washington 98101 The following matters affect the property covered by this order: (continued) SENT BY:PACIFIC NW TITLE : 2-10-99 : 7:52 : PNWT - U 'T 8-' 425 644 9498:# 2/ 2 SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 * The following paragraph has been amended to read as follows: 8. Our inspection of the premises on September 9, 1998 disclosed the following: A. Matters disclosed in paragraph 7 remain. In order to remove General Exceptions B-2 and B-3 from the forthcoming Policy, a recent ALTA Survey is required, due to the lack of visible monuments, we are unable to determine the exact location of the boundary lines. * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of February 9, 1999 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer jp/7663Y PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Julie Goodman Title Officer, Tara M. Doherty Unit No. 8 FAX Number 206-343-8403 Telephone Number 206-343-1328 Alan N. Tonnon, Attorney 1500 114th Avenue SE, #120 Title Order No. : 354677 Bellevue, Washington 98004 Customer Ref. : Pacificview Properties SECOND REPORT A. L. T. A. COMMITMENT SCHEDULE A Effective Date: January 15, 1999, at 8 :00 a.m. 1. Policy(ies) to be issued: 7q > ALTA Owner's Policy Amount $1,40 00 . 00 Standard ( ) Extended (X) Premium $ 3, 2 . 00 Tax (8.6%) $ 1 52 COMMERCIAL RATE Proposed Insured: MORRIS PIRA MANAGEMENT GROUP, INC. , a Washington corporation NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED r,H— FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEST ONE WEEK PRIOR U ' TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. 2 . The estate or interest in the land described herein and which is covered by this commitment is fee simple. 3 . The estate or interest referred to herein is at Date of Commitment vested in: - C/11C RENTON 5.76, a Washington general partnership 4. The land referred to in this commitment is situated in the County of King, State of Washington, and described as follows: As on Schedule A, page 2, attached. Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE A Page 2 The land referred to in this commitment is situated in the county of King, state of Washington, and described as follows : PARCEL A: The north half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 330 feet; AND EXCEPT the west 150 feet lying north of a line 90 feet north of the south line of the said north half; AND EXCEPT the north 42 feet conveyed to King County for Southeast 128th Street. PARCEL B: The south half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 30 feet; AND EXCEPT the west 20 feet for roads. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. NW, 15-23-05 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. • A.L.T.A. COMMITMENT Schedule B Order No. 354677 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II . Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. �" 2 . Public or private easements, or claims of easements, not shown by the public record. ' 3 . Encroachments, overlaps, boundary line disputes, or other % matters which would be disclosed by an accurate survey or inspection of the premises. / 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records . 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining _claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. - 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. SPECIAL EXCEPTIONS: As on Schedule B, attached. Order No. 35,4677 A.L.T.A. COMMITMENT SCHEDULE B Page 2 SPECIAL EXCEPTIONS: NOTE FOR INFORMATION PURPOSES ONLY: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM - 1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN ±" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2" BY 14" . NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) . ASSESSOR'S TAX PARCEL NUMBER(S) . `A (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 3 SPECIAL EXCEPTIONS (continued) : 1 . RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: L Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 192430 NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. Said reservations were modified by instrument recorded under Recording Numbers 6629278 and 6634135. 2. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY tr.(' HEREIN DESCRIBED AS GRANTED IN DEED: cwrf L RECORDED: March 2, 1965 RECORDING NUMBER: 5849731 GRANTEE: County of King AFFECTS: Parcel A 3 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 1999 -! hn`• TAX ACCOUNT NUMBER: 152305-9145-08 ;,I / LEVY CODE: 2146 _ /�v CURRENT ASSESSED VALUE: Land: $133, 300.00 Improvements : $ 0.00 GENERAL TAXES: n? _ 10 , AMOUNT BILLED: ( $1, 791.05 AMOUNT PAID: AMOUNT DUE: $/ 1, 791.05 (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 4 SPECIAL DISTRICT: ' 1 , AMOUNT BILLED: AMOUNT PAID: ( AMOUNT DUE:• L SPECIAL DISTRICT: AMOUNT BILLED: $� 5.00 1 1 . AMOUNT PAID: i � AMOUNT DUE: Q 5.00 c SPECIAL DISTRICT: AMOUNT BILLED: 24�^ AMOUNT PAID: $0.0_0-_ AMOUNT DUE: $0.94' AFFECTS : Parcel A 4. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: --- YEAR: 1� 9� TAX ACCOUNT NUMBER: 152305-9023-04 LEVY CODE: 2104 CURRENT ASSESSED VALUE: Land: $82, 000.00 Improvements: $ 0.00 (// GENERAL TAXES: AMOUNT BILLED: ( $1,101.77 `1 AMOUNT PAID: $ j / //� y• AMOUNT DUE: 101.7 7 / (((/ SPECIAL DISTRICT: 1�., +, � /" AMOUNT BILLED: -1Q-; l / AMOUNT PAID: $0_J ( AMOUNT DUE: SPECIAL DISTRICT: AMOUNT BILLED: AMOUNT PAID: $0.00 AMOUNT DUE: (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 5 SPECIAL DISTRICT: AMOUNT BILLED: 00 ' i1lC1/ AMOUNT PAID: $0.Q0 �� AMOUNT DUE: ( 5. 00 : C rt AFFECTS: Parcel B 5. Terms and conditions of the partnership/joint venture agreement, and any amendments thereto, for Renton 5.76, a Washington general f•)(/')! -C{ �� partnership. t , lit i A copy of the agreement, and any amendments thereto, must be i,l• / submitted to the. Company for its review prior to closing. 6 . Matters of record, if any, against the names of the undisclosed partners/joint venturers which may affect the interest of the following partnership/joint venture: (• v , . -' Renton 5.76, a Washington general partnership �1` )( 7. The following matter(s) disclosed by survey recorded under Recording Number 9310149002 : .n f Fences encroach along the north and east lines of Parcel B. Asphalt road and overhead utilities encroach on the west line of l/i Parcel B. A copy of said survey is hereto attached. 8. Our inspection of the premises on September 9, 1998 disclosed the following: /11#4, 7 A. Possible unrecorded lien rights. _�--- In order to remove General Exceptions B-2 and B-3 from the forthcoming Policy, a recent ALTA Survey is required, due to the L lack of visible monuments, we are unable to determine the exact location of the boundary lines. (continued) �6'.I//1 c=, Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 6 NOTE 1: A search of the records has disclosed nothing derogatory `,��� against Morris Piha Management Group, Inc. , a Washington corporation. NOTE 2 : Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.30. END OF SCHEDULE B Title to this property was examined by: Barb Shaffer Any inquiries should be directed to one of the title officers set forth in Schedule A. cc: Corner Properties/Bellevue/Brad Corner Gary Marshall/Bellevue John Miles/Renton Professional Escrow/Bellevue/Irwin Wood Morris Piha/Bellevue BGS/ed/7663Y ' .)L' JO w—••...-...- - — 17.00 !•1/))J-•.' ��1./IJL e,oci+ee • SE;;I2BTn Si w 1 w .rJ!/.r. • Kid/f.l • <ay/./. ..VW"' .i�^1N! O .r �•�sv 1:2ILO,' /0 02 so ... S: 04 t 3:".. I^ . a s i Ito Jo . V 1 w • 4� I 1 .- • Ij 0 1� �. • t of 1� W o N a '- .sw. -—11_ I. a�'I "O AI �'... I a °" le'' Ugi,``J ? of Z' 1. 4., ,\ t. . .. 2' ti V v �' ' 0 f I L 4 in /.ems;., ve L„ pe•...9°.`f� su isJ.s: 11 I,3 y , Z 1 ,oc 1 _ 74 o rM-a:.".0 _•.�. a J11.5_I ._ al•s.r7• �ti ` I I J O � �I A V 1 L .33 33 j f f 1 y :/1 '+ •� . Z 'Os 1 3. sJ fa .W I : > 'B 1 1 • for S as; °;� L' C m ; 1 Q i../ .<O .<70 i.3.1J : I y Ll, Li d[..9-. e<J.</)D /.. "e! "." .---z T--' .j901} 2•1 :,s '-. ,. xis--'� — l�O 3/1n n 1gO10o'25pt60 I I` - ' I — q LoT t I;1 l C ` a2 a` `I ''- 11 • L•r3 '.^ ,s 1 .._ c » 49 i 1 g22 :1 \ 1 lot2 1 lotI - ;j f B3 \ '� '', II a- I L.r2 1 1982065 1r 1 1. _ ��.1\ ._, _ KC' . d/ 1 �=i KGSP 676075 I \ :z L„4 s x I : LOT 3 '• 00D.: '* . .'-51 i 'L.c KCSP 17914 -79'0180905 Lor ,c ; • 7701190691 ' l 5.43. 1 �- ?�, tar 7 toT r I _ - : I. �.- `' 1 L Y 4 ` _-_._.__- _. ON I Z. • 4` ft/1 1'�A ' J' ' '1 `/ v 12 7.75. .,>r L„ ---'— J. !.-:-!~---- -- —� 1 SE i�2ND 5. 6 1/Cf V7?(/ 1/C7 ...... ait&../ PACIFIC NORTHWEST TITLE COMPANY N Order No. 3 5/ ? 7 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. 1 00 .)L• S1 .2 iq.....i.. tzt t. el°4i[1.166 • I SE•{29TH S7. .. l.� (uJ e.t .J' :J'l•NrL ``. eK a/7.1 ..,>.,wn .Sash.. .aa./ J. ^ 1 SI 40 • I _ : si :, a° lo { N W \ i• = p 1 N a o . lti ai i i zs, ...315 1. � + � Se { Ai s = j em 0 \ ' � c 59rJF 1v` bs° 1 "v � + OPc t ^{ � ) \t'` ` 1 0 . ,:$0.I, O fr . ' • siJ at7 pe'� °�.r L Jo /lJ.f�� I I3:t y - =e 7 s s 2 1 1oc' y- ���'^^''��"''��' i.-w'-,.. !J -Rt•,r..+ ♦11.S./ �' efJ..)n s I 11 :\ ° • y . ,• , •-, .....-L3 e Lor i- ...... �j t nT 3 y ../..•9 _ �i ..... . 11 ° 1J Y 1 s /J�f! •° e l t A ' LOT i .59, f°4, :rl 4.7q1 ` J/''j, ' 'f twr •.e s.7o ao i.ta ^ /� c)a GS2 Rt±')•••002 4470 j�/.. • 1� j9 01) 2.. fits ias ..)5.)a :.S!4 n ig2 3 Sp61g160�•a= • �� I2 �,I.Y 1 ;1 - `I. KC 80\I\0 • t 't 1a., `Il a'a.0 L°t3 \:. i ems— - : �f • ,\ e •' -\ t 2,7 to i ( _ lll���.., I .:Jt..7..i.. ZZ Jo' , f 606 aso' • II 1 of 2 1„ lot { I ' I 6 65 1• 1• �` v >. L°r2 s20 l 1 ' LI:I. _ a• _ _ - ---- I , KCSP 676075 I \ e•t L0.4 e 1 LOT D i rs`6 �,,, 1 '�Or s 7701190691 • _ s 1 KCSP179/4 -7910180905 1/� a, 11I1 )se "� " C i!' r I 1.LOT / LaT 1 - a. i '1 a —.......1... --- N. ..\*I 1 , ter -F • :\ �.. La1am at' j •^1 / .JJ o ` �i' \Qj . —.� . ♦1= :Ii._-- _—. ---1 I •'. SE i.:2N0 S. • -7,1 6 1A1 `-ii?e, /(-7 / .---- .0)3— __ ----- PACIFIC NORTHWEST Ti i LE COMPANY N _...7 .,...,._ik Order No. 3 'S 5 -7 7 4 IMPORTANT: This is not a Plat of Survey. andrnished as a convenience N labil ty �ocate the land indicated hereon with reference to streetsthey land assumed by reason of reliance hereon. I • Jr— 7O M I ••..-r•. t. IC G.00 ;S' t t170tt•I•ee •.,dJ SE'I2BTH Si• �!i)`at...• .[.r7Jl ^.i•. Itt I ..• 0• v yia._•, .u..rw•) I .s,sft•' :pi".�+ff V t i w C:4 I H sr OZ t a _�-_ :. a �!! I - 1 I i > o� 1{. V$ j at a .( {, 4• 9 i� •A -, �' .. s: t ,L y I 1 I I i."? ' , O- �w t1 , I'I i r, 7 IM i gW +fie . ;o �e^, I`f 1 ,fare,, I 1 c I 01P '`; �, G C �= a r. ✓7y if Ul d R.v.���i�•..�..+,•eo r0 .rJ.JL Ir f, y _ 15 2o7. L_L. IOC,. _ ..• �iK • ...•......a. .J•.,.., r !•J.1.. 'V •Jz••• I 6 1 t;;L. t �Iw .t In ", 3 1 • ' • - . t• ., ?1 I is .,: .. � tL .: ,•J J l�3• .01 /s7is • ;W s I a 1• LOT / t 5'F s0° rr 47 s"`� "/1 tt c ;(22,11 f' 7�s; f(..r •• •.,. ie l.LJ'J ' C17 aJS R(,7.,,ad 1,71 ,.. ��/s7 J� .rJ fa p d9 01) es e4•a: vs�--� `N ,I - 'o 10 t 3 01Y1032 c . - i; t CI G ° *r ,- : `' 2 test ..s }`~ ', l' -.:-)\ ` J I 630 �60a y ,e I ,., • lot 2 I. lot I '—h '` • sE^ . - i' t .0"V. I •I 1 / :5' • t - KCSP 676075 l —� •i Ler 4 3 e • I lei D • ' �,0 , (t:= . ' I 1 7 ::i A' I �, . nor 7701190691 ) _ c`' J _ KC 17914 -7910180905 t�t 1 sr Pi ..,'I at rr, )t• (s ii; ;.Zi LOr / [or r — .. t'j Y •I• •`‘ 1 • CE •` I •I IA k for f ; • * W L/ '� 111.17I —_--_ - -=- - - . -- —. 1297.173• ••1 6 /4 L772-v /(7 l��_ ,-; ` _ PACIFIC NORTHWEST TITLE COMPANY N ___. A 7 Order No. 3 5/ 7 -7 7 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the lard indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. 4. THE PARTIES HAVE A RIC - "TO BE REPRESENTED BY LAWYERS -THEIR OWN SELECTION. 5. THE CLOSING OFFICER _ANOT GIVE LEGAL ADVICE AS TG 1 LIE MANNER IN WHICH THE DOCUMENTS AFFECT THE PARTIES. THE CLOSING OFFICER WILL BE SELECTING, PREPARING AND/OR COMPLETING LEGAL DOCUMENTS IN A FORM PREVIOUSLY APPROVED BY THE APR 12 BOARD. IN ADDITION, THE CLOSING OFFICER MAY COMPLETE SOME DOCUMENTS UNDER THE DIRECTION OF THE LENDER. A LIST AND COPIES OF THE DOCUMENTS APPROVED BY THE APR BOARD ARE AVAILABLE UPON REQUEST. A LIST OF THE SPECIFIC DOCUMENTS WHICH THE CLOSING OFFICER HAS SELECTED, PREPARED AND/OR COMPLETED WILL BE PROVIDED AT CLOSING. IF THIS TRANSACTION INVOLVES A FOREIGN SELLER AS DEFINED Bi' THE FOREIGN INVESTMENT AND REAL PROPERTY TAX ACT OF 1980, 'AS AMENDED BY THE TAX REFORM ACT OF 1984, OR IF THIS TRANSACTION INVOLVES AN EXCHANGE UNDER SECTION 1031 OF THE INTERNAL REVENUE SERVICE CODE, THE PARTIES ARE ADVISED TO SEEK THE ADVICE OF THEIR ATTORNEYS AND FINANCIAL ADVISORS. THE PARTIES HEREBY RELEASE THE CLOSING AGENT FROM ANY LIABILITY OR LOSS WHICH RESULTS FROM ANY ACTS OR OMISSIONS OF THE CLOSING AGENT IN RELATIONSHIP TO THESE TYPES OF TRANSACTIONS AND AGREES TO DEFEND, INDEMNIFY AND HOLD THE ESCROW AGENT HARMLESS IN CONNECTION THEREWITH. PROFESSIONAL ESCROW SERVICES, INC. ("PROFESSIONAL ESCROW") IS PROHIBITED BY LAW FROM RELEASING FUNDS UNTIL ALL CHECKS HAVE CLEARED. THE PARTIES HEREBY RELEASE PROFESSIONAL ESCROW FROM LIABILITY FOR ANY DELAYS CAUSED BY FAILURE OF FUNDS TO CLEAR. IF ANY DISPUTE ARISES REGARDING THIS ESCROW OR IF CONFLICTING INSTRUCTIONS ARE GIVEN TO THE CLOSING AGENT, THE CLOSING AGENT WILL MAKE NO DETERMINATION AS TO THE MERIT OF THE CLAIMS. THE CLOSING AGENT RESERVES THE RIGHT TO INTERPLEAD THE FUNDS AND DOCUMENTS INTO A COURT OF COMPETENT JURISDICTION. THE PARTIES HEREBY AGREE THAT IN THE EVENT OF A DISPUTE BETWEEN THEM, THEY WILL PAY ANY ATTORNEY FEES OR COSTS, INCLUDING ANY COSTS OR ATTORNEY FEES INCURRED IN A INTERPLEADER ACTION, WHICH THE CLOSING AGENT INCURS AS A RESULT OF SUCH A DISPUTE. PROFESSIONAL ESCROW IS ACTING ONLY AS AN ESCROW HOLDER AND IS FORBIDDEN BY LAW FROM OFFERING ANY LEGAL ADVICE TO ANY PARTY REGARDING THE MERITS OF THIS TRANSACTION, THE NATURE OF THE INSTRUMENTS USED, OR THE LEGAL OR FINANCIAL CONSEQUENCE OF TH* SAME. IF YOU HAVE ANY QUESTIONS REGARDING ANY DOCUMENT OR INSTRUMENT TO BE USED IN THE CLOSING OF THIS TRANSACTION OR ANY QUESTIONS REGARDING YOUR RIGHTS, YOU SHOULD NOT SIGN OR ACCEPT THESE INSTRUCTIONS OR ANY DOCUMENTS BEFORE CONSULTING AN ATTORNEY OF YOUR CHOICE. THE UNDERSIGNED HAS READ AND FULLY UNDERSTANDS THIS DISCLOSURE AND HEREBY ACCEPTS ITS TERMS. PROFESSIONAL ESCROW HAS NO RESPONSIBILITIES REGARDING THIS ESCROW OR THE PARTIES UNTIL THIS DOCUMENT HAS BEEN SIGNED AND RETURNED TO PROFESSIONAL ESCROW. DATED THIS DAY OF YOUR CLOSING OFFICER IS: ( ) ERWIN WOOD LPO#242 ( ) CHARDON MAY LPO#2065 BUYER: SELLER: GARY MARSHALL BRADLEY CORNER PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206) 622-1040 SUPPLEMENTAL TITLE REPORT TO: Alan N. Tonnon, Attorney Your Ref. No. : Pacificview Properties 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 1 of 2nd Report cc: Morris Piha Management 3650 131st Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #980 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services 11711 NE 8th, #300 Bellevue, Washington 98005 Attn. : Erwin Wood John Miles 14132 150th P1. SE Renton, Washington 98059 The following matters affect the property covered by this order: * ALTA Policy Coverage(s) and/or Charges have been amended as follows : On page 2. (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 1 . Policy(ies) to be issued: ALTA Owner' s Policy Amount $1,450, 000. 00 Standard ( ) Extended (X) Premium $ 3, 781.00 Tax (8.6%) $ 325 .17 COMMERCIAL RATE Proposed Insured: MORRIS PIHA MANAGEMENT GROUP, INC. , a Washington corporation NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEAST ONE WEEK PRIOR TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of January 29, 1999 at 8 :00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer bm/7663Y PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206) 622-1040 SUPPLEMENTAL TITLE REPORT TO: Alan N. Tonnon, Attorney Your Ref. No. : Pacificview Properties 1500 114th Ave. SE, #120 Seller: Renton 5.76 Bellevue, Washington 98004 Mortgagor/Purchaser: Morris Piha Management Group, Inc. Our Order No. : 354677 Supplemental No. : 2 of 2nd Report cc: Morris Piha Management 3650 131st Ave. SE, #205 Bellevue, Washington 98004 Gary Marshall 15248 SE 39th St. Bellevue, Washington 98006 Conner Properties 10900 NE 8th St. , #900 Bellevue, Washington 98004 Attn. : Brad Corner Professional Escrow Services 11711 NE 8th, #300 Bellevue, Washington 98005 Attn. : Erwin Wood John Miles 14132 150th P1. SE Renton, Washington 98059 Clifden Group 603 Stewart Street, #919 Seattle, Washington 98101 The following matters affect the property covered by this order: (continued) SUPPLEMENTAL TITLE REPORT Page 2 Order No. 354677 * The following paragraph has been amended to read as follows: 8. Our inspection of the premises on September 9, 1998 disclosed the following: A. Matters disclosed in paragraph 7 remain. In order to remove General Exceptions B-2 and B-3 from the forthcoming Policy, a recent ALTA Survey is required, due to the lack of visible monuments, we are unable to determine the exact location of the boundary lines. * Except as to the matters reported hereinabove, the title to the property covered by this order has NOT been re-examined. Dated as of February 4, 1999 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Julie Goodman Title Officer jp/7663Y COMMITMENT FOR TITLE INSURANCE ISSUED BY <, PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC. PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC., a Washington corporation, herein called the Company, fora valuable consideration, hereby, commits to issue its policy ,- x � or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured :'' named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in �.-: ' _ the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. i .*'"' This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof " by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. ry Signed under seal for the Company, but this Commitment shall not be valid or binding ,�° until it bears an authorized Countersignature. } IN WITNESS WHEREOF, Pacific Northwest Title Insurance Company, Inc. has caused its �e - corporate name and seal to be hereunto affixed by its duly authorized officers on the date shown in Schedule A. 44 Ak_.......X.Zt ...________ PACIFIC NORTHWEST TITLE Insurance Company, Inc. 0 7 rfY tiPresident � - \\pP10111111111Ulllllll/l////////i///'N''N7 -" ��Z1.E INSV9q Countersigned by: ,p���ys_ j1 yc l= d. ���.' ,ORPORgTF G •. . Authorized Signatory • SEAL = n =` • �6.•••.• 1926 •.•':�4'• '` Company ,,4'�''y ikq/SflIINIGt10 ora' ,. ,c City,State American Land Title Association Commitment-1966 (Rev.3/78) • PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Julie Goodman Title Officer, Tara M. Doherty Unit No. 8 FAX Number 206-343-8403 Telephon- Number 206-343-1328 Alan N. Tonnon, Attorney 1500 114th Avenue SE, #120 Title Order No. : 354677 Bellevue, Washington 98004 Customer Ref. : Pacificview Properties SECOND REPORT A. L. T. A. COMMITMENT SCHEDULE A Effective Date: January 15, 1999, at 8 :00 a.m. 1. Policy(ies) to be issued: ALTA Owner's Policy Amount $1,400, 000.00 Standard ( ) Extended (X) Premium $ 3,692 .00 Tax (8.6%) $ 317.52 COMMERCIAL RATE Proposed Insured: MORRIS PIRA MANAGEMENT GROUP, INC. , a Washington corporation NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEAST ONE WEEK PRIOR TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. 2 . The estate or interest in the land described herein and which is covered by this commitment is fee simple. 3 . The estate or interest referred to herein is at Date of Commitment vested in: RENTON 5.76, a Washington general partnership 4. The land referred to in this commitment is situated in the County of King, State of Washington, and described as follows: As on Schedule A, page 2, attached. Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE A Page 2 The land referred to in this commitment is situated in the county of King, state of Washington, and described as follows: PARCEL A: The north half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 330 feet; AND EXCEPT the west 150 feet lying north of a line 90 feet north of the south line of the said north half; AND EXCEPT the north 42 feet conveyed to King County for Southeast 128th Street. PARCEL B: The south half of the northeast quarter of the northeast quarter of the northwest quarter of Section 15, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the east 30 feet; AND EXCEPT the west 20 feet for roads. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. NW, 15-23-05 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A. COMMITMENT Schedule B Order No. 354677 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8 . General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 2 SPECIAL EXCEPTIONS: NOTE FOR INFORMATION PURPOSES ONLY: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM - 1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2" BY 14" . NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) . ASSESSOR'S TAX PARCEL NUMBER(S) . (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 3 SPECIAL EXCEPTIONS (continued) : 1. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 192430 NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. Said reservations were modified by instrument recorded under Recording Numbers 6629278 and 6634135. 2 RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: March 2, 1965 RECORDING NUMBER: 5849731 GRANTEE: County of King AFFECTS: Parcel A 3 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 1999 TAX ACCOUNT NUMBER: 152305-9145-08 LEVY CODE: 2146 CURRENT ASSESSED VALUE: Land: $133, 300.00 Improvements: $ 0.00 GENERAL TAXES: AMOUNT BILLED: $1, 791.05 AMOUNT PAID: $ 0.00 AMOUNT DUE: $1, 791.05 (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 4 SPECIAL DISTRICT: AMOUNT BILLED: $6.89 AMOUNT PAID: $0.00 AMOUNT DUE: $6.89 SPECIAL DISTRICT: AMOUNT BILLED: $5.00 AMOUNT PAID: $0.00 AMOUNT DUE: $5.00 SPECIAL DISTRICT: AMOUNT BILLED: $0.94 AMOUNT PAID: $0.00 AMOUNT DUE: $0.94 AFFECTS: Parcel A 4 . GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 1999 TAX ACCOUNT NUMBER: 152305-9023-04 LEVY CODE: 2104 CURRENT ASSESSED VALUE: Land: $82, 000.00 Improvements: $ 0.00 GENERAL TAXES: AMOUNT BILLED: $1,101.77 AMOUNT PAID: $ 0.00 AMOUNT DUE: $1,101.77 SPECIAL DISTRICT: AMOUNT BILLED: $6.89 AMOUNT PAID: $0.00 AMOUNT DUE: $6.89 SPECIAL DISTRICT: AMOUNT BILLED: $1.30 AMOUNT PAID: $0.00 AMOUNT DUE: $1.30 (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 5 SPECIAL DISTRICT: AMOUNT BILLED: $5.00 AMOUNT PAID: $0.00 AMOUNT DUE: $5.00 AFFECTS: Parcel B 5. Terms and conditions of the partnership/joint venture agreement, and any amendments thereto, for Renton 5.76, a Washington general partnership. A copy of the agreement, and any amendments thereto, must be submitted to the Company for its review prior to closing. 6 . Matters of record, if any, against the names of the undisclosed partners/joint venturers which may affect the interest of the following partnership/joint venture: Renton 5.76, a Washington general partnership 7 . The following matter(s) disclosed by survey recorded under Recording Number 9310149002 : Fences encroach along the north and east lines of Parcel B. Asphalt road and overhead utilities encroach on the west line of Parcel B. A copy of said survey is hereto attached. 8 . Our inspection of the premises on September 9, 1998 disclosed the following: A. Possible unrecorded lien rights. In order to remove General Exceptions B-2 and B-3 from the forthcoming Policy, a recent ALTA Survey is required, due to the lack of visible monuments, we are unable to determine the exact location of the boundary lines. (continued) Order No. 354677 A.L.T.A. COMMITMENT SCHEDULE B Page 6 NOTE 1: A search of the records has disclosed nothing derogatory against Morris Piha Management Group, Inc. , a Washington corporation. NOTE 2: Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.30. END OF SCHEDULE B Title to this property was examined by: Barb Shaffer Any inquiries should be directed to one of the title officers set forth in Schedule A. cc: Corner Properties/Bellevue/Brad Corner Gary Marshall/Bellevue John Miles/Renton Professional Escrow/Bellevue/Irwin Wood Morris Piha/Bellevue BGS/ed/7663Y .1L' tl wi.a...-:... .yc � — . atocuwee \It Z o SE�I297H Si. :"`6J1..• . . , .. • ... hip .sr1/+- ,tx /.! Se *01 sze._di, uy-lal7Taf- 70 I .:: , ti. ?*tf, ., ; I IJo �Ij 1 ! .1 ° �� I u) : sr'. '.ii;.' T.. `4 :.\ zi ,,,,, t 1 .„ ,a 1 , Z w ` vvv'��� i • c i.� e. •• 8-1 t in 9 '4 ...1 1 ';' 1 I i5t1 :,1 A i _ , , , ,,, ,, !,, , ,.., 0,,.,, ov I d z~ , fD • W3,,�P y o ^ IM E 8 ,n tee ' � _•1 � pt ,s.. 2 i ?.. �jCl _ . f, . ® �' - !• t✓• fik l ® • _ W U1,J 3o!/9 11 t;10 . ems;as-w-,.�+JYP �. - �% so iPrvYo+ o,i .HIe . iJ.S.. I '°c Ca leJram, L^ �. 1� 41010•. I , 0 1 r • a I t Z\ .. Z Al f�` �' /�J111��//) .� • l r �. " r /� ��q�r Lor z l L nI 9 r 3.7..a! _ oV Y"" o ,os® I.'!0o / I S!f! `• .. 0 I a V ' › w LOT / .5�p >' a�. Y' 9 7 4 �, i!s I ec.,,.. .m ..)vill' c,a cre .tc�rs� s.o. ..�a ` i , c-7s! ! ,.3J It 3 0 3.a 2 . �� 39 0') —— — ,, o sn-as.Jt^� 1 / 2,0 a,s =-og-s t 2,5'`-1 8 f. n n ° lob 3 I60 4` 4 2 SPB16 Iw�ac o \r Lnr I ;1 K A� 1•- Let 3 :.,...: i ,. =•re t - Ia,t ,s !0 ws .a,.,..,e., 922 I c /_1 f -- - 93p3�60 `p e ' a 1 lot Z 1^ lot I ,,•T906c� ;,i I •a II ,� 1.-, -y ! I aT. w=� I, , C° v •y i �G/. - e i) Ii. -I I - _ .._ �- - -- --- -- --- --' — _ — /� I • ,. tJT- i. ..c„.� t • i ' KCSP 676075 l \ ;- boa 4 e I Lor 3 1 006 3,,co- KCSP 179143-7910180905 LOT ' Ac .7701190691 • ' I` `� t , �1 r ill 1 LOT / Ler Z - - ! , .71 VI4 0��, I .�^ loo ,.- ,• M l y w Z. ` LOT + ;1 >.'' . o�.. Ul s t,Pa ,,a- = ;I 0 �i1 j7 j a C 7:s — — — ,. �, _�"" -- 227 I 75 Z SE I:;2N0 S, / __ —.&_ . `77 6 IA/ `71?(/ yg / —y —" — As& PA../... .____ CIFIC NORTHWEST TITLE COMPANY N Order No. -3 / -7 7 4 , IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. • �' RECEI JIIIS SPACE PROVIUF.O FOR RECONutH'b Vbt• La 1ru5 DAY çFirst American Title Insurance Company Jug t) I A (1 52 11[;u r 7o7.- N.708 e Fikd for Record.• Request of fi::1 fur f1 .i t" • :a OIRFCp 1�1.1 •• 'N,), H5L t.0 J w• 6 FIRST .ors 4,t r •y„ tl� J A ,i[1..,,,. ITI•' MIL r'i .tii'T Founiw A CIFtiCI:.Oil) jtor N;1111e RENTON 5.76 SF4rrt.t: WA QJI21 ,.,�, WIG COUNTY GOO Adar.•• _.._ 110L_110th Avenue N402_ _-_ XCISE Tr if PAID 1,.. CR..nd State Bellevue, Washing on__ 98004 — 6 � - .�"95i55: ----- ------ 0 rtatutory Warranty Deed DANIEL T. SULLIVAN,S JR., as Successor Trustee, as to Parcel A; and DANIEL T. SULLIVAN, Successor Trustee for RENTON COMMERCIAL, TilE I;RANTOR and DANIEL T. SULLIVAN, JR as Successor Trustee, as to Parcel 8 I brand invnn..idtiLion of TEN (5104,00) Dollars and ocher good and valuable consideration fl in hand paid,conveys untlavarrants to RENTON 5.76, a Washington General Partnership Lk ko the following described real estntr,situated in the County of King .State of Washington: CI As attached hereto on "Exhibit A", which by this reference is made a part hereof. Ili SUBJECT TO: N. 1. Reservations and Exceptions recorded June 20, 1900 under Recording No. 192430 and modifications recorded under Recording Nos. 6629278 and 6634135. 2. Right to make necessary slopes as recorded under Recording No. 5849731. 3. Unrecorded leaseholds, if any, rights of vendors and chattel mortgages or personal d property and rights of tenants to remove trade fixtures at the expiration of the term. ti Dated `fva%e _.._3.0-------__ .,1J�7. r //I/Y—1Z ,,,---. ----...,, iYan-TeT T. Sullivan, ., also known as Daniel T. Sullivan, as Successor Trustee r.rrr,or:Y 1:IIIXL'1'It?, STATE of%V.. !XC ruN t ol•s•ry t)F• Ki "I I rltrs'r`.tn• On Oil..day per.an•tl,'y appvanvl lwron•nu' On this .t.ny•d .I;t Daniel T. Sullivan, Jr. as ta•tore me.the undersigned.a Notary 1hd.h. ut and t..rI;.e State ofR•aalun;;t:,n,duly,..:u• Successor Trustee nt,s toned and sworn.1•er.•.nulle appeared o.me known in Iw the individu.,hat de..,rihed it.and who •. executed 11w within and (meaning in.trlmrnt. and and a.I o...441 rd that he ..twt:rd the.rmne to tn,•known to I.a the President nn.t Sc.ret.n.. .a h i S free nod voluntary art and deed, levertively.of . for the too,and linguini therein tnantieMd. the rurpnration that exer'.Ied the(.repnml,n.Irnmt•"I,and at kuowletigrd 11te gala tn.lnt •• ment to he the free and v:duntnty a,t and deed of wuid..erns,)hut.for then.is and purlw•.e.. MVP.\ uncle.-- ,.6Lnd and ntfuial .r:d the, therein inert) •d.and on oath stall d that //�•tryt,�.. .ty›.. r t. 8. nuthnrlr,•du,eu•r.,leth,.nu,ins,n""c,a•"td'hat the stvd.+tfnrd.11u....ryrn.lv'VA L�f.aol C1/•I rnryw.rel Gm. 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Si 11111........,my ... **************************************************************** City of Renton WA Reprinted: 03/24/99 13 :41 Receipt **************************************************************** Receipt Number: R9901265 Amount: 11. 88 03/24/99 13 :40 Payment Method: CASH Notation: PIHA, SAMUEL Init: LMN Project # : LUA99-038 Type: LUA Land Use Actions Parcel No: 152305-9023 Site Address : 4501 NE 4TH ST Total Fees : 3 , 511. 88 This Payment 11 . 88 Total ALL Pmts : 3 , 511. 88 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 05 .519 .90 .42 . 1 Postage 11. 88 **************************************************************** City of Renton WA Reprinted: 03/12/99 13 : 00 Receipt **************************************************************** Receipt Number: R9901081 Amount : 3 , 500 . 00 03/12/99 13 : 00 Payment Method: CHECK Notation: 6707MORRISPIHA Init: CRP Project # : LUA99-038 Type: LUA Land Use Actions Parcel No: 152305-9023 Site Address : 4501 NE 4TH ST Total Fees: 3 , 500 . 00 This Payment 3 , 500 . 00 Total ALL Pmts: 3 , 500 . 00 Balance: . 00 **************************************************************** Account Code Description Amount 000 .345 . 81 . 00 . 0006 Conditional Use Fees 2, 000 . 00 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0011 Grading & Filling Fees 1, 000 . 00 ,C ) GEOTECHNICAL REPORT Garry Marshall Property NE 4th Street and 138th Avenue SE Renton, Washington Project No. T-3472-6 fk Terra Associates t3� t I L `vj Of KEG C IANg 1- Prepared for: Rykon Developments Seattle, Washington February 25, 1999 _ C 55 TERRA ASSOCIATES, Inc. Consultants in Geotechnical Engineering, Geology and ,f,er. Environmental Earth Sciences March 9, 1999 Project No.T-3472-4 Mr.Wes GiesbrechtClifden Group, p�z•` Inc �N Lloyd Building 603 Stewart Street, Suite 919 t)' cj' k2 �g�9 Seattle,Washington 98101 pR 0 Subject: Wetland Evaluation/Conceptual Mitigation Plan Q `v Renton Highlands Storage Renton,Washington Dear Mr. Gisbrecht: As requested we have conducted a wetland evaluation for the Renton Highlands Storage property located on the southeast corner of the intersection of NE 4th Street and 138th Avenue SE in Renton, Washington. The purpose of Our work was to evaluate existing site conditions with regard to critical areas and identify the limits of the Wetland area on the property. We also reviewed proposed development plans for the project and prepared a conceptual mitigation plan for the proposed wetland impacts. In conducting our site evaluation, we followed the general procedures as outlined in the Corps of Engineers Wetland Delineation Manual (1987). This procedure involves analysis of vegetation patterns, soil conditions, and near-surface hydrology in making a determination of wetland conditions. Our scope of work included a site visit in February 1999, at which time we completed our site evaluation and flagged the wetland limits. Bush Roed and Hitchings, Inc. surveyed and plotted the flagged wetland limits. We also visited the property a number of times between the summer of 1997 and the early spring of 1998. PROCEDURES For the purpose of this study, we used the wetland definition adopted by the Environmental Protection Agency (EPA) and the Army Corps of Engineers (COE) for administering Section 404 of the Clean Water Act. According to this definition,wetlands are: Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps,marshes,bogs, and similar areas. (33 CFR 323) 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 • terra@terra-associates.com Mr.Wes Giesbrecht March 9, 1999 In accordance with this definition,a given area is designated as jurisdictional wetland if the hydrology results in inundated or saturated soils during the growing season, hydric soils are present, and the dominant vegetation is hydrophytic. Delineation procedures are based on diagnostic environmental indicators of wetland vegetation, wetland soils, and wetland hydrology. These procedures, outlined in the Corps of Engineers Wetland Delineation Manual (1987), are commonly known as the Triple Parameter Method. By definition, an area is designated as wetland when there are positive indicators for all three parameters. A listing of plant species has been developed for use in the methodology for delineating wetland areas. This listing assigns plant species to one of five indicator status categories,ranging from Obligate wetland species, which almost always occur in wetlands, to Upland species, which rarely occur in wetlands. Under normal conditions, 1 ydrophytic vegetation is determined to be present if more than 50 percent of the dominant species are in the Obligate(OBL),Facultative Wetland(FACW), or Facultative(FAC)indicator categories. Diagnostic indicators of hydric soils are related to soil saturation, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of organic material is inhibited and soil minerals are reduced, giving characteristic soil colors that can be quantified by comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils or a chroma of two or less in mottled soils generally indicates a hydric soil. In addition, soils that are saturated during the growing season satisfy a criterion for hydric soils. We used a hand auger to collect soil samples from a depth of 8 to 12 inches,or below the A horizon. Wetland hydrology is defined as inundated or saturated soil conditions for at least 14 consecutive days during the growing season. If no water is present at the time of evaluation, other indicators may include topographic low points or channels, flood debris,complete absence of vegetation, or presence of hydric soils. GENERAL SITE CONDITIONS The Renton Highlands Storage site is an irregularly-shaped parcel of approximately 5.7 acres located at the intersection of NE 4th Street and 138th Avenue SE in the City of Renton. The site has frontage on NE 4th Street to the north, and 138th Avenue SE has frontage to the west. There are two properties occupied by existing commercial businesses on the southeast corner of the intersection that are excluded from the subject property. Residences on large lots occupy adjacent properties to the west and south. The property to the east is undeveloped and is occupied by a forest. The property to the north is occupied by a small business structure located adjacent to NE 4th Street, The remainder of the property is undeveloped,although it has been graded and filled in the past. The subject property is currently undeveloped. Topographically, the site is relatively flat. Elevations range from about Elev. 402 in the southwest corner to about Elev. 384 along the east side of the site in the northwest corner. The site generally slopes from the southwest down to the north and east. Project No.T-3472-4 Page No. 2 Mr.Wes Giesprecht March 9, 1999 The Soil Survey of Snohomish County Area, Washington, maps Alderwood gravelly sandy loam on the subject property and over a large surrounding area. Alderwood soils are characterized as a moderately well- drained soil formed over a hardpan on till plains. Alderwood soils typically have a near-surface perched water table over the hardpan and small isolated wetlands are common in shallow depressions. The Alderwood soil type is not included on the listing of hydric soils prepared by the National Technical Committee on Hydric Soils(NTCHS). Vegetation on the property is an open grassy area with scattered taller conifer and hardwood trees across the central section of the property. The western section is forested with red alder (Alnus rubra) and black cottonwood (Populus trichocarpa) as the dominant tree species, with an understory of salmonberry (Rubus spectabilis) and some vine maple (Acer circinatum). The eastern section of the property is generally occupied by scrub-shrub habitat with some larger black cottonwood and red alder trees. Hazelnut (Corylus cornuta) and!vine maple are common shrub species, although Himalayan blackberry (Rubus discolor) has become established on much of the area. WETLAND AREAS We have identified the limits of two wetland areas on the property, as shown on the Wetland Location Map, Figure 2. Terra Associates, Inc. delineated and flagged the limits of the wetland areas. The flagged points were surveyed and plotted on project maps by Bush Roed and Hitchings, Inc. Wetland A is the larger of the two on-site wetlands. It is part of a larger wetland area that extends beyond the property limits to the east and north. Wetland B is a smaller, linear wetland on the southwest corner of the property. This wetland extends off the property to the south. Wetland A The section of the wetland on and adjacent to the property is forested. Tree species present include black cottonwood and red alder. There is a shrub understory consisting primarily of salmonberry with salal (Gaultheria shallop),with sword fern(Polystichum munitum)growing on hummocks within the wetland. A channelized, perennial stream drains to the northeast corner of the subject property and into the wetland area. This stream originates in a wetland area on the north side of NE 4th Street and drains south through a culvert under NE 4th Street. During irregular site visits between July 1997 and February 1999, there has been surface flow in the stream channel and standing water within the wetland. It is our interpretation that this wetland is a City of Renton Category II wetland. The on-site area of the wetland is approximately 14,300 square feet. Under provisions of the City of Renton Wetland Ordinance, Category II wetlands are to be preserved from development and provided with a 50-foot wide upland buffer between the wetland edge and the developed area. Project No.T-3472-4 Page No. 3 Mr.Wes Giestbrecht March 9, 1999 Wetland B Wetland B is a smaller area located near the southwest corner of the property. This wetland is a linear- shaped wetland that extends off the property to the south. It occupies an area of approximately 4,200 square feet within the property boundary with an approximately equal area on the adjacent property to the south. The on-site section of the wetland is a forested habitat with black cottonwood and red alder trees around the margin of the area. Shrubs present in the wetland are predominately salmonberry with some hardhack spiraea(Spiraea douglasii). Off-site, the wetland is primarily an emergent wetland with creeping buttercup as the dominant herbaceous species. It has been disturbed by clearing and possibly some grading within the area. There is a lawn and a driveway on the property to the south, crossing the south end of the wetland. We examined the far south end of the wetland during our recent site visit in February. There was no apparent surface flow across the lawn and driveway, and we did not note wetland conditions or evidence of surface water flow on the south side of the driveway. This is an isolated wetland with no direct surface connection with other surface water features. It is our interpretation that Wetland B is a City of Renton Category III wetland because it is hydrologically isolated and the southern section of the area has been subject to disturbance. Proposed Development It is proposed to develop the property for construction of a mini-warehouse facility. Primary access to the . project site will be provided from NE 4th Street with an emergency access from 138th Avenue SE. Wetland A on the east side of the property will be preserved from development within a designated tract. The tract includes the on-site portion of the wetland and a 50-foot wide upland buffer between the development and the wetland limits. Surface water treatment for detention and water quality treatment will be provided in a detention pond facility located on the southeast corner of the property,adjacent to Wetland A. It is proposed to fill the north end of Wetland A for construction of driveways and buildings. Approximately 1,103 square feet of the wetland will be filled. Mitigation for the wetland fill will be provided by creating a new wetland area on the west side of the preserved section of Wetland B. A minimum 25-foot wide buffer will be maintained along the east side of the wetland. Project development plans are shown on the Site Development Plan,Figure 2. Conceptual illflitigation Plan As described above, and as shown on project design drawings by Robert S. Davey and Bush Roed and Hitchings, Itic., the project will involve filling approximately 1,100 square feet of Wetland B. In addition to the wetland area that will be directly filled for construction of the project,an additional 330 square feet of the wetland will be indirectly impacted where fill extends into the wetland and there will be no buffer. The total wetland area that will be impacted by the construction will be 1,400 square feet. Project No. T-3472-4 Page No. 4 Mr.Wes Giesrecht March 9, 1999 In accordance with provisions of the City of Renton Wetland Ordinance, impacts to Category III wetlands are to be mitigated at a ratio of 1.5:1 (Wetland Created:Wetland Impacted). At this replacement ratio, the mitigation requirement is 2,100 square feet. We have identified an area of approximately 4,900 square feet on the west side of Wetland B, where it would be feasible td create a new wetland area to satisfy the mitigation requirement for the project. This area is relatively flat, so a new wetland can be created by shallow excavation to expand the existing wetland. It is presently occupied by scrub-shrub vegetation with a few larger trees. We have prepared a Conceptual Mitigation Plan, Figure 4. This plan provides for the creation of 2,100 square feet of new wetland area within the larger area available. Grading for the wetland mitigation area will be adjusted within the available space to preserve the existing trees. Grading for the wetland mitigation will involve excavation to reach the grade within the existing wetland to allow overflow into the created wetland area. A low berm at approximately Elev. 398.5 will be constructed to control the maximum water elevation within the mitigation area. A final grading plan for the mitigation design will include details for construction of the low berm and finish grades. An important element of the mitigation plan is overexcavation of the area to allow the placement of a minimum of 12 inches of organic soil over the mitigation area. Topsoil is important to facilitate the establishment and growth of vegetation within the graded area. iti ation Goals and Objectives M g The overall goal of the mitigation design concept is to create 2,100 square feet of new wetland area to replace the wetland that will be impacted by the proposed construction. It is the goal of the design to establish a scrub-shrub wetland habitat on the mitigation area with a minimum of three native shrub species. Grading on tie mitigation area will be designed to establish variation in elevation and hydrological regime so that western'red cedar and black cottonwood trees can be included in the mitigation area. A final wetland mitigation plan for the project will include a detailed planting plan forr the area. The mitigation area will be planted with native trees and shrubs. Shrub species to be used in plantings for the wetland and disturbed buffer area can include willow (Salix spp.), red osier dogwood (Cornus stolonifera), hawthorn (Crataegus douglasii), pea rose (Rosa pisocarpa), black twinberry (Lonicera involucrata), and salmonberry (Rubus spectabilis), among others. Trees to be included in the plantings can include western red cedar, black cottonwood, cascara (Rhamnus purshiana), and Sitka spruce (Picea sitchensis), among others. Wetland Hydrology In its present configuration, the wetland is hydrologically supported by the near-surface perched water table. It has a seasonal hydroperiod; therefore, there is standing water to depths ranging from 12 to 15 inches during the winter season. Project No. T-3472-4 Page No. 5 Mr.Wes Giesfrecht March 9, 1999 This water slowly dissipates through evapotranspiration and infiltration during the spring and summer months. Soils within the area remain wet during the summer seasons, although there is no standing surface water. Recharge of the wetland begins with the rains in late October. At the time of our visit in January 1999, there was standing water throughout the wetland area. While the wetland extends off the property to the south, there was no apparent surface water flow toward the south. There has been some clearing and minor grading on the property to the south. This off-site work may have generated a ldw berm that blocks the surficial movement of water. The mitigation area will be designed to mimic the natural wetland hydroperiod. Some of the perched water table will continue to move into the wetland. Filling of the wetland should include the use of clean granular fill and the placement of a perforated pipe. This will allow subsurface collection and movement of water into the preserved wetland area. In addition,roof and footing drains from some of the buildings will be directed into the wetland. Final project design will include calculations to model the flow of water required to maintain wetland hydrology for the preserved and created wetland area. The hydrologic regime for the created wetland will be designed to maintain saturated soil conditions to within a minimum of 12 inches of the surface across the limits of the wetland area through early April. This hydrology condition satisfies the criteria for definition as a wetland and will be similar to the existing wetland hydrology. Conclusions A final mitigation plan for the project will be prepared when final construction design for the project is completed. It will be based on the mitigation concept described here and may be adjusted during the final design review process. The final mitigation plan will include grading and planting details, as well as provisions for monitoring and maintenance after the project has been completed. We trust the information presented is sufficient for your current needs. If you have any questions or require additional information,please call. Sincerely yours, TERRA ASSOCIATES,INC. J.") Garet P.Munger Project Scientist Encl. Figure 1 -Vicinity Map Figure 2 -Wetland Location Map Figure 3 -Site Development Plan Pigure 4-Conceptual Mitigation Plan Project No. T-3472-4 Page No. 6 A4 . w z v( Af Entt. sn,i G� —u I 1 }.. NE '3 .`IS 1° I i ` y AL 1 h= _ SE 1 125TX•ST / f ,.^ '7,g,�NV NE � � � NE 5TH�'�` Lal / _ a t. NE Z maa �, a �I fl N�E, 'K`5M • s Y'C <<. 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I ,r A 00' / ti if 1 \ ��\ • TA-* sett S�7/7 •(--__,` �\ �? / to b •;/ 1� BUILDING J • I e 43b1 =" _ 77 / / '3�A-13 i . \ / - . 59.E --- tF7 1 limits of development .ya0' _ `v. x _ i 1 TA-12 /, ) ,• I'� CCD i / / Indirect ' • i Q w 25ft buffer TA-11 \ �/ !'`' 1. etland Impact--‘ •-'. _;_ ; �1 L ,. / .g • 00 ' 330 sq.ft.1-- rr) A(/// '� AN.-10 ,\ \\03 /, 00 ; • I •\ - ! i SCALE 1" = 20' '�• z , ;>•--- i BUILDING K \ I / ,/ i TA-9 , `-...______„/ _,\ 01/ - •12"- 7�( \ , / •'` ' '1 I i , 3 17 ``\•.,-_ ?%'. '-' Wetland B \ , ' // ` -~ 1 0 _, I i \ \ `a0 i J�-7 r ti �, ?Z— rt i' TA-8 % , ... \� Ah 4,15 ' CO It / • ` 1 _--_ \,�i1.I �p 0'\ ‘ ".... 9:, �\ - / \I / I ' i ' x N / y `� / /, // I • � \ r °'�. overexcavat- mitigation area to -_ �;��� �i `. / \ \ o) allow planAm-nt of 12" topsoil. .F - --! I d-, -0 \ ` (1 —�r ,39� !---- yE-- 25ft buffer ) ,0'; 1A-6 df ` l i� TA-5 1 -'t_- 3 4,',‘ cow S, I 1 ` • � ` • ''k-- ! '�• 6 �� \ \ ; - --mom/ //,,1 0 --- BUILDING N_�; I tD �0• ` l TA-4 , TA-3 N , x 1 t9,5 --- - —Jr . • 6s a00 398 's.- Ct o tm , �yk - c tf 500 ii EDGE Q3�EASC OF 25ft buffer ,yam TA-2 IS Y : TERRA CONCEPTUAL MITIGATION PLAN PROP. CONE- �0 tx'. :.. Renton Highlands 0679 V TA- ir ;tutus ASSOCIATES Renton, wa. rck r„ x, x_ "` ENVIRONMENTAL CONSULTANTS Prof. No. 3472-41 Date 3/8/99 I Figure 4 /0) TERRA ASSOCIATES, Inc. q- � Consultants in Geotechnical Engineering, Geology 0/ �� and li Environmental Earth Sciences -10 14 February 25, 1999 Project No.T-3472-6 Mr. Wes Giesbrecht Rykon Developments 603 Stewart Street, Suite 919 Seattle,Washington 98101 Subject: Geotechnical Report Garry Marshall Property NE 4th Street and 138th Avenue SE Renton, Washington Dear Mr. Giesbrecht: As requested, we have conducted a geotechnical engineering study for the subject project. The attached report presents our findings and recommendations for the geotechnical aspects of the anticipated project design and construction. The soils we observed during our subsurface investigation generally consisted of up to three feet of weathered glacial till overlying very dense unweathered glacial till. Loose to medium dense recessional outwash silty sand was found overlying the glacial till in the northern portion of the site. Light to moderate groundwater seepage was observed in our test holes at depths ranging from 1.0 to 7.5 feet. Based on our study, it is our opinion that the site is suitable for construction of the proposed buildings and access driveways. The structures may be supported on conventional spread footings placed directly on competent native soils, or on compacted structural fill placed on these soils. Roadways, driveway pavements, and floor slabs may be similarly supported. The on-site organic-free soils will be suitable for use as structural fill material,provided their moisture content can be controlled during construction during the summer months. During wet weather, import materials will be required. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 • terra@terra-associates.com Mr. Wes Giesbrecht February 25, 1999 We appreciate the opportunity to be of service during this phase of the project. We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, TERRA ASSOCIATES,INC. . /7 Maher A. Shebl,P.E. `: ,� Staff Engineer ;;.' � � '', — : it11111111bi '�' �i -) /qq Anil Butail, P.E. 17pp5 President • 'korsr069 ONAL MAS/AB:ts 1 EXPIRE3 12/9/qg l cc: Mr. Ron GYc1y,`Busfi Rbed& ifitchyings Project No. T-3472-6 Page No. ii TABLE OF CONTENTS Page No. 1.0 Project Description 1 2.0 Scope of Work 1 3.0 Site Conditions 2 3.1 Surface 2 3.2 Soils 3 3.3 Groundwater 3 3.4 Seismic Considerations 3 4.0 Discussion and Recommendations 4 4.1 General 4 4.2 Site Preparation and Grading 4 4.3 Excavations 6 4.4 Foundations 6 4.5 Slab-on-Grade Floors 7 4.6 Detention Pond 7 4.7 Drainage 8 4.8 Driveway and Parking Area Pavements 8 4.9 Utilities 9 5.0 Additional Services 9 6.0 Limitations 9 Figures Vicinity Map Figure 1 Exploration Location Plan Figure 2 Typical Footing Drain Detail Figure 3 Appendix Field Exploration and Laboratory Testing Appendix A (i) Geotechnical Report Garry Marshall Property NE 4th Street and 138th Avenue SE Renton, Washington 1.0 PROJECT DESCRIPTION The project will consist of developing an approximately 5.7-acre site located near the southwestern corner of the intersection of NE 4th Street and 138th Avenue SE in Renton. The location of the project site is shown on the Vicinity Map, Figure 1. We were provided with a preliminary site plan prepared by Bush Roed& Hitchings, dated December 1, 1998. The preliminary site plan shows the project consisting of the construction of 13 storage buildings and a retail store with associated parking and driveways. Access to the property will be from a main entrance off NE 4th Street. Emergency access will lead into the western edge of the site from 138th Avenue SE. The retail store building will be constructed in the northern portion of the site, west of the main entrance. Paved parking will be provided south of the retail store and north of the gated storage buildings. We anticipate the buildings will be lightweight structures with slab-on-grade floors. Building loads are expected to range from one to two kips per foot along load-bearing walls. We understand stormwater will be routed to detention facilities located in the southern portion of the site. Finish floor elevations and proposed grades are not available at this time. Due to the relatively flat nature of the site, we anticipate that only minor grading will be required to establish final site elevations. The recommendations contained in the following sections of this report are based on our understanding of the above preliminary design features. If actual features vary, or changes are made, we should be informed and requested to review them and amend or supplement our recommendations as required. We should review the final design drawings and construction specifications to verify that our recommendations have been properly interpreted and incorporated into project design and construction. 2.0 SCOPE OF WORK We excavated 12 backhoe test pits at the site to depths ranging from 9.5 to 11.0 feet below existing surface grades. Using the information obtained from our subsurface exploration, we performed analyses to develop geotechnical recommendations for project design and construction. February 25, 1999 Project No. T-3472-6 Specifically, this report addresses the following: • Soil and groundwater conditions • Site preparation and grading • Excavations • Foundation support • Slab-on-grade floors • Detention pond • Drainage • Driveway and parking area pavements • Utilities 3.0 SITE CONDITIONS 3.1 Surface The site is bound to the east by a retail business and undeveloped property. A restaurant, single-family residence, and 138th Avenue SE bound the site to the west. The site is bordered on the north and south by NE 4th Street and single-family residences, respectively. We gained site access from an asphalt driveway leading to the site from 138th Avenue SE. The majority of the site is flat. An approximately two-foot deep, four- to six-foot wide drainage ditch runs north-south along the northeastern property line, turning eastward to drain into a wetland area in the eastern portion of the site. We noted shallow standing water within the ditch at the time of our field study. Standing water was also observed in a wetland area in the western portion of the site. The northern and central portions of the site are generally open, with vegetation consisting of wild grasses, scattered Scot's broom, and berry brambles. The eastern and western portions of the site are primarily wooded with young to mature maple, cottonwood, and alder trees. Thick brush was also observed in these portions of the site. We noted occasional trash, including furniture and appliances, throughout the site. Page No. 2 February 25, 1999 Project No.T-3472-6 3.2 Soils Excavation of the test pits at the site revealed a 2- to 12-inch thick layer of topsoil or forest duff overlying glacially-derived silty sand soils. In Test Pits TP-6 through TP-8, and TP-10,the topsoil was underlain by recessional outwash silty sand soils to depths ranging from 2.0 to 6.5 feet. The recessional outwash was loose in Test Pits TP-6, TP-7, and TP-10. In the remaining test pits, weathered till consisting of loose to medium dense silty sand with gravel and cobbles was found underlying the topsoil to depths of two to three feet. Dense to very dense glacial till or till-like soils were encountered beneath the weathered till or recessional outwash soils to the termination depths of each test pit. The glacial till consisted of silty fine to medium sand with gravel and cobbles. Occasional boulders were noted within the glacial till in Test Pit TP-9. The glacial till consisted of very dense silty gravel with sand in Test Pit TP-7. The Test Pit Logs in Appendix A present more detailed descriptions of the subsurface conditions encountered. The approximate test pit locations are shown on Figure 2. The Geologic Map of the Renton Quadrangle, King County, Washington, by D.R. Mullineaux, dated 1965, shows the soils at the site mapped as Quaternary ground moraine deposits (glacial till). The on- site native silty sand with gravel and cobbles correlates with the mapped till soils. The silty medium sand observed in some of the test pits appeared to correlate with recessional outwash mapped approximately one-half mile south of the site. 3.3 Groundwater We encountered groundwater in all of the test pits at depths ranging from 1.0 to 7.5 feet. In all test pits where the glacial till occurred at a shallow depth, light to moderate groundwater seepage was observed perched above the very dense glacial till. This type of groundwater occurrence is typical for a glacial till site. The perched groundwater results from surface water infiltrating through the upper weathered till and outwash soils becoming perched on the underlying,relatively impervious glacial till. Very light to moderate groundwater seepage was also observed in the test pits, emanating from sandy zones occurring within the glacial till. In general, the level and rate of groundwater seepage at the site will vary,being at the highest level during the wet winter months. 3.4 Seismic Considerations The Puget Sound area falls within Seismic Zone 3, as classified by the Uniform Building Code (UBC). Based on the soil conditions encountered and the local geology, according to Table 16-J of the 1997 UBC,the site soil profile type Sc should be used in the design of the structures. Page No. 3 February 25, 1999 Project No.T-3472-6 We reviewed the results of our field and laboratory testing in order to assess the potential for liquefaction of the site soils during a seismic event. Liquefaction is a phenomenon where there is a reduction or complete loss of strength in loose, saturated sands due to an increase in pore water pressure induced by vibrations from a seismic event. Due to the overall dense nature of the glacial till soils,we believe there is no risk of liquefaction-related impacts to the project. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Our subsurface exploration indicates the site is generally underlain by competent, glacially-derived soils. Accordingly,buildings constructed on the site may be supported on conventional spread footings placed on the competent, organic-free soils or on structural fill placed on these soils. Floor slabs and pavements may be similarly supported. Some of the surficial weathered till and recessional outwash soils are loose and exhibit high moisture contents. In addition, construction will occur in the western portion of the site where groundwater was observed within the loose wet soils at a shallow depth. In building areas, it may be necessary to scarify and compact these loose,wet soils, or amend them with a cement additive prior to establishing building grades with compacted structural fill. Alternatively, it may be necessary to remove these loose soils and replace them with clean granular materials. The following sections provide recommendations regarding the above issues and other geotechnical design considerations. These recommendations should be incorporated into the final design drawings and construction specifications. 4.2 Site Preparation and Grading To prepare the site for construction,all vegetation, organic surface soils, and other deleterious materials should be stripped and removed from the areas under construction. Surface stripping depths of 2 to 12 inches should be expected to remove the topsoil and forest duff. Organic soils will not be suitable for use as structural fill,but may be used for limited depths in non-structural areas. Cuts and fills can be made to establish finish grades once clearing and grubbing operations are completed. We recommend placing foundations, slabs, and pavement sections on undisturbed surfaces of competent native soils,or suitably compacted structural fill placed on these soils. Page No. 4 February 25, 1999 Project No. T-3472-6 Prior to placing fill, a representative of Terra Associates should verify suitability of all exposed bearing soil surfaces to determine if any isolated soft and yielding areas are present. If excessively yielding areas are observed, they should be removed to a suitable subgrade and filled to grade with structural fill. In driveway and parking areas, if the depth of excavation to remove unstable soils is excessive, you may consider using a geotextile fabric, such as Mirafi 500X or equivalent, in conjunction with structural fills in order to limit the depth of removal. Laboratory sieve analyses conducted on samples of the glacial till soils indicate they contain up to 26 percent by weight of fines (silt and clay particles). The high fines content will make these soils particularly sensitive to moisture conditions. Laboratory testing also indicates that the moisture contents of the site's soils were above optimum at the time of our study. These soils will not be suitable for use as structural fill in wet weather. In dry and warm weather, it may be feasible to use these soils as structural fill if their moisture contents can be controlled during construction. Some drying of the silty sand soils through aeration may be required to allow for suitable compaction. Because of their sensitivity to moisture, the silty sand soils at the site will be susceptible to degradation if preparation of roadway, foundation, and slab areas occurs during wet weather. Where the silty sand is exposed at the footing subgrade elevation, it may be necessary to protect these areas with a layer of lean mix or crushed rock. If grading is to be performed in wet weather, and it is necessary to import structural fill to the site, we recommend using a granular soil that meets the following grading requirements: U.S. Sieve Size Percent Passing 3 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc., should examine and test all materials proposed for use as structural fill. Structural fill should be placed in uniform loose layers not exceeding 12 inches and then compacted to a minimum of 95 percent of the soil's maximum dry density as determined by ASTM Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this ASTM standard. In non-structural areas or for backfill in utility trenches below a depth of 4 feet, the degree of compaction can be reduced to 90 percent. Structural fill compaction within City of Renton rights-of-way should be done in accordance with City standards. Page No. 5 February 25, 1999 Project No. T-3472-6 4.3 Excavations All excavations at the site associated with confined spaces, such as utility trenches and lower building levels, must be completed in accordance with local, State, or federal requirements. Based on current Occupational Safety Health Administration (OSHA) regulations, the very dense glacial till at the site would be classified as Group A soils. For temporary excavations more than four feet in depth within the very dense glacial till, the side slopes can be completed with a gradient of 0.75:1 (Horizontal:Vertical) or flatter. The medium dense recessional outwash silty sands would be classified as Group C soils. Excavations made within these soils should have side slopes no steeper than 1.5:1. If there is insufficient room to complete the excavations in this manner, you may need to consider using temporary shoring to support the excavations. Based on our investigation, there is a likelihood of encountering groundwater within excavations. The above recommended slope inclinations may need to be flattened at locations where cut slopes intercept seepage zones. In addition, the need for dewatering should be anticipated during excavation. Groundwater seepage should be routed along diversion trenches to sump areas. It may be necessary to pump the water to temporary settling ponds for silt removal prior to directing it to a suitable outlet. The above information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that Terra Associates assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. 4.4 Foundations Buildings may be supported on conventional spread foundations bearing on competent soils or on structural fills placed above competent soils. Foundation subgrades should be prepared and protected as recommended in the Site Preparation and Grading section of this report. Perimeter foundations should be at a minimum depth of 1.5 feet below final exterior grades for frost protection. Interior foundations may be constructed at any convenient depth below the floor slabs. We recommend designing foundations for a net allowable bearing capacity of 2,000 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity may be used in structural design. With the anticipated loads and bearing stresses, total and differential building settlements should be less than one-half inch. Due to the granular nature of the soils,most of these settlements will occur during construction. Page No. 6 February 25, 1999 Project No. T-3472-6 For designing foundations to resist lateral loads, a friction coefficient of 0.4 may be used for concrete poured directly on the till or outwash soils. Passive earth pressures acting on the sides of the footings may also be considered for resisting lateral design loads. We recommend calculating this lateral resistance using an equivalent fluid weight of 350 pounds per cubic foot (pcf). At the perimeter foundation locations, we do not recommend including the upper 12 inches of soil in this computation because of the potential for disturbance from weather or future grading activity. The above passive resistance value assumes the foundations will be constructed neat against competent native soil or backfilled with structural fill as described in the Site Preparation and Grading section of this report. The recommended value includes a safety factor of 1.5. 4.5 Slab-on-Grade Floors Slabs-on-grade may be supported on the subgrade prepared and protected as recommended in the Site Preparation and Grading section of this report. We recommend placing a four-inch thick capillary break layer of free draining sand or gravel with less than three percent fines immediately below the floor slab. The capillary break material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Where moisture by vapor transmission is undesirable, a durable plastic membrane should be placed below the slab on top of the capillary break material. The membrane should be covered with two inches of clean,moist sand to protect against damage during construction and to aid in the curing of the concrete. 4.6 Detention Pond Details of a possible detention pond are not known. It is likely that such a pond will be constructed primarily by excavation with only shallow berm fills expected. Based on the information obtained from the test pits, it is likely that the pond bottom will extend into the glacial till soils. While design details are not available at this time, seepage conditions at the pond should be light to moderate occurring at the depth of the glacial till contact. The rate and volume of seepage is not expected to have any significant impact on the pond design storage volumes. A detailed geotechnical evaluation of the pond should be conducted after the configuration has been finalized. We recommend grading the interior pond slopes to a minimum slope inclination of 3:1. If fill berms are required, the fill should be keyed into competent native soils and compacted as a structural fill as described in the Site Preparation and Grading section of this report. Exterior slopes can be graded with a finished slope inclination of 2:1. Page No. 7 February 25, 1999 Project No.T-3472-6 4.7 Drainage Surface Final exterior grades should promote free and positive drainage away from the building areas at all times. Water must not be allowed to pond or collect adjacent to foundations or within the immediate building areas. With the exception of paved locations adjacent to buildings, we recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeters. At paved locations, a minimum gradient of one percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structures. Subsurface We recommend installing continuous drains along the outside lower edge of the perimeter foundations. Drainage should consist of a minimum four-inch diameter perforated pipe bedded on and backfilled with washed drain rock or pea gravel. The pipe should be placed with its invert equivalent to the elevation at the base of the adjacent footing. A typical foundation drainage detail is shown on Figure 3. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. 4.8 Driveway and Parking Area Pavements Driveways and parking areas should be constructed on subgrades prepared as described in the Site Preparation and Grading section of this report. Regardless of the degree of relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. With a properly prepared and stable subgrade, we recommend the following pavement sections: • Two inches of asphalt concrete (AC) over six inches of crushed rock base (CRB) • Two inches of AC over four inches of asphalt treated base (ATB) The paving materials used should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete, ATB, and CRB. Page No. 8 February 25, 1999 Project No.T-3472-6 4.9 Utilities Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) or City of Renton specifications. As a minimum, trench backfill should be placed and compacted as structural fill as described in the Site Preparation and Grading section of this report. As noted, the silty sand soils excavated on-site are moisture-sensitive and will be difficult to use as backfill material in their present condition and during wet weather. Therefore, moisture-conditioning will probably be necessary to facilitate proper compaction. If utility construction takes place during the winter season, you should be prepared to import suitable wet weather structural fill for use in utility trench backfilling. 5.0 ADDITIONAL SERVICES Terra Associates, Inc., should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and incorporated into the project design and construction. We should also provide geotechnical services during construction in order to observe compliance with the design concepts, specifications, and recommendations. This will also allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 6.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. This report is the property of Terra Associates, Inc., and is intended for specific application to the Garry Marshall Property project. This report is for the exclusive use of Rykon Developments, and their authorized representatives. No other warranty, expressed or implied, is made. The analyses and recommendations presented in this report are based on data obtained from the test pits excavated on-site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, Terra Associates, Inc., should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 9 I-i SL. NV22NQ ST I; i ''''',,...1) k_4 SE 5' 4s 104TH ST 1 -• '• , pr 6 \\ +� - = rt eF ♦o,1s E2A;0 ,■ q NE i E `> i Q ' -' 1 \ C Ie S �nn n. ,' U"'A I tE W NE 9220TN ,E iT ' c ��+ < 1I IwTM N[ ♦ 1E- �`r„�' MJNEY CREEKI s <' ' _—� tH Si fT x CF-- oA,.iN7 a •SE i.M sT sT \ �`i .in in ST . . '�` OPFR SPACE x S . , — -�N 3 SE IOSTN PE IOSTM MTNM S .� l_ SE 06TH ST A NE �, V, i[ , /�/ QQ N GHI.tN05 MOO i 000 ,,r 4. _ n• 4.1. 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It I.b 'CEDAR RIVER s ar mPLEM00 , " \ I daY 'F ; ST1°I _ ff ..,61 P 1Y0 u Q SE la3Q If ST -�- �'+ `fi�'1, V��, ak�a N a SE aI IUTH.t .. ` L __ _ . .,q,4,.. .i ,1„ SE Irs.A•:�./: :L SE 1uMI dl 1 15900E NATURAL. ''ZONE \1 GOLF 'i F a :.-T ' P• �r It, t J l' ga r"i �un s, "qrM g � sc � I ' k• MAPLEWOOD •• tau: ,',,- , x SE v' R. SF Tura _i :: 3 - Sf W hjj N r 1 M ` 14 y"� • 4 ' 'F,,•. f5 C �\� SE nP.91'm 3�$-�r..�^yi efek? �. " 21 a Ex \ � � s-�.RF 22' R1vER i'„ \ `� rtil `' '''.1, 4 sr\6v� a,� _ � Njo�;.. ..Rl R gtL,TREC1dNL�- ' \\ ..1 a y M 5. e . ,t K,, I J ,'PARKYt•. ,�W `�\ `lO"e 23 i� r9 f1�6 :`+ `.'<trM J sLi IR .\` Sri--� 'WP`E, '1''., >,jR;a'`" !Er,- S : �JF Or {cT ' !4O VA,L •ey•-^I#e..ar .. w. ^�E 152,o I ND 4, ,rf. .16.E �.:T r.-1. _..I RD '. �;Ti `,•i \- f E 0H U Ct • ~•• I L,, i"�'�;fi '.IN ..., :� :lin.5r SS T1PPMY LY'! „'st NT."c, _-- +,rs, %' Ems:i`.^ ,2, i r _ R. L •S' -.,„„ `MARK# *g,su 4 `� k.J�/sTM a i- u� cls*.e. ..�TM.;•^4 ! .+'. w.-I _ p _ ,, x: yleTx� get .... vi 4-3T REFERENCE: THE THOMAS GUIDE, KING COUNTY, WASHINGTON, PAGES 626, 627, 656 AND 657, 1999 EDITION. VICINITY MAP ..,,. ..:•.',..: TERRA GARRY MARSHALL PROPERTY \o\�'.•* ASSOCIATES RENTON, WASHINGTON •' ' ' eotechnical Consultants Proj.No. 3472-6 Date FEB. 1999 Figure 1 4 T H STREET a / RETAIL / X 1 TP-7 I 'TP�-8 ' Ipp I GATE \ //z/ ' ✓/ / / 1I I 0 c �B I APPROXIMATE SCALE / / 1 80 0 80 160 I ' - �__ ________ I 7/, E / .- • TP-II / cLAss a wETUND I LEGEND: � TP-6/ I j �® H 0 Ei� �•\ ri APPROXIMATE TEST PIT LOCATION N I \\ I L K J \ I REFERENCE: I _ /// _ ~ EMERGENCY \� \� /, / ,I PRELIMINARY SITE PLAN PROVIDED BY M 'ACCESS ; ; TP-cJ \ ROBERT S. DAVEY, JANUARY 1999. 1A4 _L _I_ / N / P/ T , i — i 1 / / I TP�2 Ii TP-3 TP-I wETuwo . j/LI4 METICATION �� I TP-4 19 \, 1� Q STORM DETENTION & 810FlLTRATION I ///// / V X ...i EXPLORATION LOCATION PLAN TERRA GARRY MARSHALL PROPERTY Eigell • \ieuro ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No. 3472-6 Date FEB. 1999 Figure 2 BUILDING SLAB „, ,„„,0 .. .. . , . . . .. . . .\/„/„/„„ . , . .. .. . . . . . COMPACTED , ....::.::STRUCTU:RAL....> \ .•BACK,FILL . '// /V 'I.. .04.fitioo V velpr 94 e\Orr> AA14,4 400Alegt 4 /\ /\ /\ /\ /\ /\ /\ �/\ / // 4" PERFORATED PIPE WASHED ROCK NOT TO SCALE TYPICAL FOOTING DRAIN DETAIL 3°1°8TERRA GARRY MARSHALL PROPERTY 211\fie ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No. 3472-6 Date FEB. 1999 Figure 3 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Garry Marshall Property Renton,Washington We performed our field exploration at the site by excavating 12 backhoe test pits to depths ranging from 9.5 to 11.0 feet below existing surface grades. The test pit locations are shown on the Exploration Location Plan, Figure 2. The test pit locations were approximately determined by pacing and measuring with a hip chain relative to site boundaries, features, and adjacent test pits. Test pit elevations were interpreted from a topographic survey for the subject site,prepared by Triad Associates,Inc.,dated December 1, 1998. The Test Pit Logs are presented on Figures A-2 through A-7. An engineer from our office maintained a log of each test pit as it was excavated, classified the soil conditions encountered, and obtained representative soil samples. All soil samples were visually classified in accordance with the Unified Soil Classification System shown on Figure A-1. Representative soil samples obtained from the test pits were placed in sealed plastic bags and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain size analyses were performed on four of the samples, the results of which are presented on Figures A-8 and A-9. Project No. T-3472-6 MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL Clean GW Well-graded gravels, gravel-sand mixtures, little or no GRAVELS Gravels fines. J2, (less than GP Poorly-graded gravels, gravel-sand mixtures, little or O as N More than 5% fines) no fines. (n �'� 50% of coarse Silty gravels, gravel-sand-silt mixtures, non-plastic 0 .c. CD Gravels is Gravels GM fines. W m larger than No. with fines •— 4 sieve Z E u) GC Clayey gravels, gravel-sand-clay mixtures, plastic fines. 0 CC0 N Clean SW Well-graded sands, gravelly sands, little or no fines. d SANDS Sands U c Z (less than Poorly-graded sands or gravelly sands, little or no c c More than 5/° fines) SP fines. cccu Q �.c 50% of coarse Q o "-' fraction is SM Silty sands, sand-silt mixtures, non-plastic fines. U 2 smaller than Sands No. 4 sieve with fines • SC Clayey sands, sand-clay mixtures, plastic fines. CO Inorganic silts, rock flour, clayey silts with slight • O SILTS AND CLAYS ML plasticity. �o O N CL Inorganic clays of low to medium plasticity, (lean clay). E o 0 Liquid limit is less than 50% w o Z•( OL Organic silts and organic clays of low plasticity. Z_ � C N Q c- a_, MH Inorganic silts, elastic. 2 �' SILTS AND CLAYS - E CH Inorganic clays of high plasticity, fat clays. Z_ ° co Liquid limit is greater than 50% E. 2 OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS i w Standard Penetration 2" OUTSIDE DIAMETER SPLIT Q Density Resistance in Blows/Foot I SPOON SAMPLER cC O Very loose 0-4 — 2.4" INSIDE DIAMETER RING SAMPLER o Loose 4-10 — OR SHELBY TUBE SAMPLER o Medium dense 10-30 z Dense 30-50 Y WATER LEVEL (DATE) < Very dense >50 Tr TORVANE READINGS, tsf Standard Penetration Pp PENETROMETER READING, tsf JConsistency Resistance in Blows/Foot DD DRY DENSITY, pounds per cubic foot U Very soft 0-2 LL LIQUID LIMIT, percent `o Soft 2-4 - Medium stiff 4-8 PI PLASTIC INDEX _' Stiff 8-16 Very stiff 16-32 N STANDARD PENETRATION, blows per foot Hard >32 UNIFIED I TERRA GARRY MA SHAILLC SYSTEM PROPERTY ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-1 Test Pit No. TP-1 Logged by: KPR Approximate Elev. 396 ft. Date: 2/12/98 Depth Moisture • (ft.) Soil Description Content(ova) 0 (10 inches TOPSOIUDUFF) Brown silty very fine SAND with gravel, loose to medium dense,wet 33.9 - becoming saturated.Weathered till. (SM) 1 _ Yellow-tan, mottled silty fine to medium SAND with gravel and 11.9 occasional cobbles,very dense, moist with saturated sandy lenses. 5_ Glacial till. (SM) Becomes gray and with no mottles at 4 feet. 14.2 1 _ Test pit terminated at 10 feet. Moderate seepage perched and from sandy lenses at and below 2.5 feet. - No caving. 15 Test Pit No. TP-2 Logged by: KPR Approximate Elev. 397 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content( 0 _ (10 inches TOPSOIL) Brown silty very fine SAND with gravel and abundant roots, medium 32.5 - dense, moist to wet. Weathered till. (SM) _ Yellow-tan, mottled silty fine to medium SAND with gravel and occasional cobbles,very dense, moist with saturated sandy lenses. 13.2 5— Glacial till. (SM) Becomes gray and with no mottles at 4.5 feet. 16.5 1 _ Test pit terminated at 10 feet. Moderate seepage perched and from sandy lenses at and below 3 feet. No caving. 15 TEST PIT LOGS TERRA GARRY MARSHALL PROPERTY ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-2 Test Pit No. TP-3 Logged by: KPR Approximate Elev. 399 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content(oho) 0 (5 inches DUFF) - Brown to tan silty medium to coarse SAND with some gravel and occasional 17.4 - cobbles, medium dense, moist becoming saturated.Weathered till. (SM) - Gray silty fine to medium SAND with some gravel, occasional cobbles, 5— very dense, moist with saturated zones. Glacial till. (SM) 17.2 Becomes finer grained. 13.8 10 Test pit terminated at 10 feet. Moderate perched seepage at 3 feet.- Light seepage from sandy lenses below 3 feet. - No caving. 15 Test Pit No. TP-4 Ldgged by: KPR Approximate Elev. 402 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content nt 0 TOPSOIL Brown silty very fine to fine SAND with few gravel inclusions, medium 19.3 dense. moist.Weathered till. (SM) _ Yellow-tan becoming gray, mottled(to 4 feet)silty fine to medium SAND with some gravel and occasional cobbles,very dense,moist 9.9 5_ with saturated zones. Glacial till. (SM) 13.2 10 _ Test pit terminated at 10 feet. Perched light seepage at 3 feet and from sandy lenses below 6 feet. - No caving. 15 TEST PIT LOGS TERRA GARRY MARSHALL PROPERTY ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-3 Test Pit No. TP-5 Logged by: KPR Approximate Elev. 401 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content(ono) 0 (10 inches TOPSOIL) Brown silty fine to medium SAND with few gravel inclusions, medium 25.5 - dense, moist.Weathered till. (SM) Yellow-tan,mottled(to 5 feet) becoming gray, silty fine to medium 12.8 5— SAND with some gravel and occasional cobbles,very dense, moist with occasional saturated zones. Glacial till. (SM) 11.6 10— _ Test pit terminated at 10 feet. _ Perched very light seepage at 3 feet and from sandy lenses below 3 feet. No caving. 15 Test Pit No. TP-6 Logged by: KPR Approximate Elev. 397 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Cont ) 0 (8 inches TOPSOIL) Brown silty medium SAND, loose, moist. Recessional outwash. (SM) 30.0 _ Yellow-tan and mottled to 4 feet becoming gray,silty fine to medium SAND with gravel, dense, saturated at 2.5 feet becoming moist with 12.4 5_ saturated zones. Glacial till. (SM) 10.7 10 _ Test pit terminated at 10 feet. Perched light seepage at 2.5 feet and from saturated sandy lenses below 2.5 feet. 15 TEST PIT LOGS ,�``����� TERRA GARRY MARSHALL PROPERTY k �� ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-4 Test Pit No. TP-7 Logged by: KPR Approximate Elev. 394 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content(oho) 0 (10 inches TOPSOIL) Brown silty medium SAND, loose, moist to wet. Recessional outwash. 31.4 - (SM) _ Yellow-tan, motted,silty GRAVEL with fine to medium sand, very dense, moist with saturated sandy zones. Till-like. (GM) 5_ Becomes gray and with no mottles at 5 feet. 10.2 14.7 0 1 _ Test pit terminated at 10 feet. Perched moderate seepage at 3 feet and light seepage in sandy zone below 3 feet. - No caving. 15 Test Pit No. TP-8 Logged by: KPR Approximate Elev. 396 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Cont ) 0 _ (10 inches TOPSOIL) Brown becoming tan,faintly mottled silty medium SAND, loose 16.5 to 2 feet becoming medium dense, moist. Recessional outwash. (SM) Becomes coarser-grained. 5— 21.5 - Gray silty medium to coarse SAND with some gravel, dense,wet - to saturated. Till-like. (SM) 12.9 10 _ Test pit terminated at 10 feet. Moderate seepage at 7.5 feet. No caving. 15 TEST PIT LOGS TERRA GARRY MARSHALL PROPERTY ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-5 Test Pit No. TP-9 Logged by: KPR Approximate Elev. 398 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content(ono) 0 5 inches TOPSOIL) - Brown silty fine to medium SAND with few gravel inclusions, loose to 13.1 medium dense, moist. Weathered till. (SM) Yellow-tan and mottled becoming gray(at 4 feet), silty fine to coarse - SAND with gravel,cobbles, and occasional boulders,very dense, 5— moist to 6.5 feet becoming saturated in sandy zones. Glacial till. (SM) 9.4 13.0 10— _ Test pit terminated at 11 feet. Moderate seepage at 6.5 feet and below from sandy layers. No caving. 15 Test Pit No. TP-10 Logged by: KPR Approximate Elev. 400 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content( 0 (8 inches TOPSOIL) - Brown silty medium SAND, loose, moist. Recessional outwash. (SM) Yellow-tan, mottled sandy SILT,fractured,very stiff(Pp=1.75 tsf), 29.4 - moist, non-plastic. (ML) - Gray silty fine to medium SAND with some gravel and cobbles,very 5 dense, moist with saturated lenses. Glacial till. (SM) 11.3 10.6 10— Test pit terminated at 9.5 feet. _ Seepage from sandy layers below 4.5 feet. No caving. 15 TEST PIT LOGS �`` � TERRA GARRY MARSHALL PROPERTY ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-6 Test Pit No. TP-11 Logged by: KPR Approximate Elev. 399 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description C(%)nt 0 (2 inches DUFF) - Red-brown silty fine SAND with few gravel inclusions, loose to medium dense,moist becoming saturated. Weathered till. (SM) 33.2 - Light gray-brown, mottled silty fine to medium SAND with some - gravel and occasional cobbles,very dense, moist. Glacial till. (SM) 12.2 5— Becomes gray at 4 feet. 12.0 10-- _ Test pit terminated at 11 feet. Moderate seepage perched at 1.5 feet and from sandy zones below 1.5 feet. No caving. 15 Test Pit No. TP-12 Logged by: KPR Approximate Elev. 399 ft. Date: 2/12/98 Depth Moisture (ft.) Soil Description Content %) 0 (7 inches TOPSOIL) - Brown silty fine to medium SAND with few gravel inclusions, loose, - wet to saturated. Weathered till. (SM) 31.5 _ Light brown-gray, mottled silty fine to medium SAND with some _ gravel and occasional cobbles,very dense,saturated. 21.0 5 Glacial till. (SM) 16.9 1 _ Test pit terminated at 10 feet. Moderate perched seepage at 1 foot. - Moderate seepage from sandy lenses in till below 3 feet. - No caving. 15 TEST PIT LOGS TERRA GARRY MARSHALL PROPERTY • ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-3472-6 Date FEB 1999 Figure A-7 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM _ WO'- W N. O O O p O O \\ \\\\ \ N y. O� p pO O O O O O O O O O O 1 OON O W N N O ?Co N Co .o. a► O O O O $ O O) - u N CO Cr) - W N\N O 90 10 p A 0 __I 80 20 -0 o• cn A) m 73 � 0Z7 n 70 `� 30m � nD m z coD z —1 --I 60 40 (7 S -I m _ O rn ZN.N.N\ D (/) 5073 50 ccn 73 73 CO -< 40 60 CO v m 0. O 30 70 m o --11 = W 20 80 D N 7:3 a v' m-< D 10 90 o 0Dz CD z7J (/) 0 I If 11 I 1 I I I l 11 I ! I I I I I I I I I I I ! 100 Cn N CA) O O O O O O O O O O C-1 N —bp in IP- �"� N .0O O O O O O O O O O p O O O co coW N O O O O O O a�'o �D� m GRAIN SIZE IN MILLIMETERS cc) .� w N =r- D ap Z-0 D COBBLES COARSE GRAVELI FINE COARSE MEDIUM AND I FINEFINES -/5 LO Oz m Test Pit Depth Moisture CD Key Number (ft.) USCS Description Content (%) LL PL a 1 • TP-1 2.0 SM silty SAND with gravel co 0 TP-7 6.0 GM silty GRAVEL with sand SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM \\ \\\\ \ -+ N O� O pCO O O O O O O O O O 0114 O 1:,.a. 1 ppN O) -P C.1 N N? ?Co N Co ? ? O O CD O O O a) . W N 2 OD Q) . W N 0 90 10 P i;ir0 D —1 80 20 KCPrn o (n Z7 m o 70 O n 70 30 m 0D rn Z coD z -1 g -1 60 40 c N m 50 5O Pm N x CO C 40 60 -�C C m 0. C) 30 70 m = C) o -i y = w ---I 20 80 V D rn Z-< D 10 90 IMMI o O D Z rn Z (A 0 [ I I I I 11 1 1 11 I I I I 1 1 1 I 1 I I I 1 1 1 11 1 1 100 O O O O O O O O Oc" CA ? W N 60 (D ? W N 0 0 0 0 O 00 O 0 0 O b m *= 1..� O O O Cb O) ? W N coOOi CO id N O al D> GRAIN SIZE IN MILLIMETERS -. =r- D za Z-7 D COBBLES COARSE FINE COARSE I MEDIUM SAND I FINE GRAVEL FINES Z Key Test Pit Depth USCS Description Moisture LL PL a. Number (ft.) Content (%) ).- 1 • TP-8 5.0 SM silty SAND co 0 TP-12 4.5 SM silty SAND with gravel N.E. 4TH STREET ___ ____ (--- .,,,k,„ ,,,, .„ .... .t. 4. k__ _Ai =ribakwAIF i J ., __ SCHEME 2 _ 11,' �, * � 8120 ORI6IM.,L AMENDED m OFF I GE-RE TA I L 3840 8120 KrCARETAKER RES 1440 1440 STORAGE 80150 /5'O0 i' TOTAL 85430 SF 85550 SF �'► ``� OFF I GE/RETA I L 3480/333=11 8120/333=24 1, r 1 jr-�_ CARETAKER 2 2 % 1 p OFFICE-RETAIL I -I 7 65' 1 1 ° I 1 60 a w D B In o W C D I - Z r--• W a-d - -V.- PW-d - s------`Y > E a , 1 . /lc, i = oo 1 ,� GLI ,,i,,, 1 1 1 j, 1 1 1 1 1 F " ` 1 ' N LI K L I I N M 1 i I I I .. , ..... wilii.40... e . 1 4 It 1 a I 4 i t I . I S t 1 k II -111.1*—sp,1 1 I ., . I i . I .,.... I -T, 'IP , . , 1 ellt. 1. It berciklme, „ . w4 , i.iisV-a's' litzio: - - - "UP giro ,1 N.E. 4TH STREET 1--------------------------------------'--------" IMP.OVE FXISTMS .--- I EXISTING BUS STOP 516N AS APPROACH NEW CONC.APPROACH LA]DSGAPIN6 //77 :OwA �= ,a •.1.. E]OSTING SPEED LIMIT 96N _1 I 588 O2�SB'E I �'r-I.b63Y 3. NEW GONG �7y or, IL DEL /CjIRB P L r G,A 6F I 14140 ,7L I I EXISITN6 DAIRY O1EEN 30' 1 20'" F 2). 0 L 96' A N( =1.'> $°AIL L_ a i O ,:.. R V_Du•PSTER y ENCI.OSIRE 1 LNIC APING O /LL.ASPHT RET WALL PAVINGiql n o GUARDRAIL AIL oin LNOSLAJIM 41 — 2 K'TP / /F° n� 3 LIFT I`•'f9`�'�1 ~ TE WHIM 2400 SF . �,� SATE j "\,,f]+Q 21' I\10'.5114 DO 40. ja l 5 I _ `_ N D 41 40. aA. 21' I 9 I FIRE 1200 SF B —k' 51 TE PLAN 0 4 4E00 SP LANE O 1200 SF SCALE I-=40' La • r' 20 N I / .., P. = 21 LU I SB8'OB 5-E ''1, > 6'NI CL FENCE 80.02� ELK RETAINS WALL 'Ey_ I < — • SBB'OG'I S'E 300.08' Z I a ` , I b ... .i..4I / -'--`_I '> E KI ■ : - Q i3./_ 21005E IIO' �C n n a ; ‘ , 1 , Ie9'./- I , 1 LLoJ -,' ``,II ELK RETAINS WALL Jx MI FENCE N/ h II1 6'W LL FENCE (', i 1 ! V U•U POSTS " I / \`• I l M G i ;' K , , buARD RAIL CL/ 200 r' a 200 \`� i gJFFER I \ I < I I vx LONG F 'a FIRE �. _ �- 5650 SF 4 4 v yv " I j GIR6 \`/II LANE 122 123 124 125 I26 21 26 24 SO III I .EN LpIL ACN EI•tR6ENCYI EXISTINS YITLAND. ER CITY S \` SLIDING '� " H WPM - _ ANDSCAPINSi SATE / u250 SF (� -__ e, i /I 3600 SF . 1la s*,_ •/%i�l 13I I32 I53 154 I35 I 136 10, 136 I3+ ,-1'�O I j K R E I • W E T L A N D R IE P L A C E M E N T/ ` A 6000 SF 6500 SF R2 ! _ lYTM 12, 1 W FENCE Wr i ,/ •Is ` I icm POSTS I d I iS ASPHALT P H A L T M1 a r- () GONG I i I. 3, P A V I N G GUR9 • _ � I ; O I1 I 6500 SF 6r ■ STORM DETENTION B I R I --- 1JO' 10' 130' I'•' f b'N GHAI/LINK FENCE U1 S G H ♦ O B S G U R I N 6 LANDSCAPINS I e. N8809'31.W 587.64' k IP 1T rt 4 . Mr. VanGard, Renton L.L.C. Memo To: Peter Rosen From: Wes Giesbrecht Date: 05/24/99 Re: Self-Storage/ Retail Application, N.E.4th St.and Duvall Ave. Further to our discussion of the other day, this memo is to address the issues that you raised regarding our development application. Please be aware that our group is not strictly a developer of self-storage complexes and our goal is to maximize the economic opportunity for the property with the highest and best use. In the past, our companies and their affiliates have been involved in the ownersh p, management, and development of over 3,600 multi-family units, 990,000 sq.ft. of office, 800,000 sq. ft. industrial, and 1,400,000 sq. ft. of retail in addition to nine self-storage facilities. As you are aware, this project started out as a retail land assembly that failed when we could not acquire the adjoining frontage parcels at a reasonable price. We made the transition to the current application only after we determined that this was in fact the highest and best use for the property. The following is a br of analysis of the options we considered and why these were eliminated in favor of the self-storage/retail proposal. Multi-family At the time we made our initial application the property was subject to a multi-family moratorium. This moratorium has now been lifted and the City of Renton has passed new guidelines for,this type of development. Our initial evaluation of these guidelines is that they are designed to facilitate tie development of denser, more urban complexes, that feature superior design and structured parkirg, similar to some of the projects currently underway in the town centers of Redmond and Kirkland. V/e are currently working our way through the process on a 409 unit multi-family project in downtown Redmond and we are very much aware of the higher costs associated with this type of denser more urban development. It is our opinion, based on a survey of several existing apartments in the vicinity, that rents in the Renton Hi-Lands are not high enough, at this point in time, to support this type of urban development. The highest rents we found were at Forestview Apartments located at 650 Duvall Ave. N.E. (See Schedule A). These rents averaged about $1.10 PSF per month. The rents used in the attached analysis(See Schedule B)are at$1.15 PSF. Even at this higher level of rents, a developer of this hypothetical apartment project would lose over $500,000 at our contract land price. You shop Id note that I have assumed townhomes at a density of 25 units per useable acre, which would entail buildings of 10 to 12 units in a row house configuration. This does not comply with the current guidelines and the assumption is that we could somehow obtain an approval due to the superior design and amenities associated with the project. Our numbers indicate that rents will have to increase 20% to 30% in order to justify this type of development. Long range planning staff has suggested that we could develop a 60 unit per acre complex on the frcnt acre of the site. This would involve a very urban mid-rise building that would cost about $87 PSF to • Page 1 c)nstruct. The numbers do not work in the above scenario with costs at$53 PSF. It is difficult for us to sae how a mid-rise building at an even higher cost could be financially feasible. The alternative to high cost, high-density construction is to build four units per building townhomes as par the Residential Demonstration Overlay District guidelines. Although in theory we could build 36 u its per acre, there is no physical way that we could build 4-plex townhouse units and achieve a density of more than 13 units per useable acre.This will yield about 52 units, which at our land price of $1,450,000 makes no sense at all. If this in fact is the desired use, the land seller's will be faced with a s gnificant reduction in the value of their property. F etail 1 here is no question that retail is the highest and best use for the property and the more viable retail we can place on the site the greater the economic benefit. The retail building proposed is a direct function cf the limited amount of frontage available and staffs' direction to create a pedestrian friendly E nvironment. Comments from our pre-application meeting indicated that the building should be set C ack no further than 15 ft. from N.E. 4th Street and that all parking should be in the rear. We would be f appy to increase the size of the retail component if we could place the parking in front of a"L"shaped structure. We are open to either concept, however it would be difficult for us to increase the size of the retail component and maintain a significant number of storefronts on the street. The other alternative is to build more retail behind the existing retail building. This is not an acceptable option as this retail v'ould have virtually no exposure and would be difficult to lease. If the City wants to give us some other c irection for the retail component, we are open to other ideas provided the end result works for the t nants we hope to attract. Office 1 here is a market for a limited amount of service oriented office space in this location. The types of tenants we would expect here would be local service providers such as a small accounting or law firm, real estate office, or a small medical practice. It is our opinion, that although few options exist for t iese tenants in the area at this time, this market is limited and would support no more thana 15,000 to 0,000 SF office building. The problem we have in doing this is that many of these tenants are quasi retail in nature and require the same exposure and access that retail tenants need to be successful. 1 he main problem with this site is that the frontage is extremely limited which limits the potential for an c ffice development. The other issue is that these types of local office tenants often cannot afford the ame rents as the retail users. Our conclusion was that retail was a better use along the N.E. 4th Street f ontage than office. Conclusion E;efore submitting the current application, we evaluated several different alternatives for the property. Given the site constraints relating to limited frontage and wetlands we believe that the project as ubmitted is the highest and best use for the property from an economic perspective. If possible we could like to build more retail on the front parcel but this would need to be in a"L"shaped configuration with parking in front. I must admit to being confused by the comments from long range planning. If self-storage is not a c:esired use than why is it listed as a conditional use in this zone? And if it is an acceptable conditional •1 Page 2 u ie,subject to special circumstances, it would seem to me that this site with all of its related constraints a ld lack of viable options, should qualify for a conditional use permit. V'e also need to be sensitive to the plight of the current property owner. They have repeatedly a tempted top sell the property over the past 10 years. The transactions with retail developers failed b:cause the required frontage could not be assembled at a reasonable cost from the adjacent property o rimers and the last apartment developer proposal was caught in the apartment moratorium. The sellers have spent the better part of the year working with us on different concepts and they would have to start over with another purchaser if our application is not approved. In the meantime, nothing has cnanged to make a retail development more feasible and rents may not be high enough for 10 to 20 years to justify the type of residential projects long range planning hopes to implement. The property owners may have to own the land indefinitely before these issues are resolved. On the other hand,we are prepared to move forward today. I believe that all of us, including the City, have a stake in seeing an economically viable project on this site. None of us has accomplished anything if we build a large retail or office project that cannot be leased or a high-density apartment project that ends up in foreclosure with a bank. Our retail / self- storage proposal will be successful and will be an asset to the community. •Page 3 HAY 17 '99 10:41 T0-92067490221 7rt0H-1 HOrnIS QPIHt IW\GCHCNT T-777 P 04%04 f-i79,, • ON3/99 Foredtview Apartments. 650 Duvall Avenue N.L. Renton,WA 98059 (425)253-7800 INFO SKEET Floor Plan Square Rent Security Redecoration Occupancy Footage' Price/Mo•• Deposit Fee(nos- Limits refundable) I X I (A) 704 sq.ft. $775.00 i et $150.00 $150.00 3 $785,00 2nd $795.00 3rd 2 X 1(B) 899 sq.It. S860.00 1st 5150.00 S150.00 5 $870.00 2nd S880.00 3rd 2 X 2(C) 995 sq.R $910.00 1st $150.00 5150.00 5 5930.00 2nd S950.00 3rd 3 X 3 (D) 1299 sq.ft. $1375.00 Mid $150.00 $150.00 7 $1425.00 End 3 X 3 (E) 1337 sq. 51425.00 Mid 5150.00 $150.00 7 S1475.00 End *Square footage is approximate. "All Prices are subject to chaise wltueut notice,prka vanies kind oa floor,view,oto, (Starting prices oily.) PETS APPLICATION FEE Limit 2 pets per apartment (401b.weight limit) S35.00(non-refundable) S200 deposit,S200 non-refundable pet cleaning&deodorizing fee,for 1 pet. Per person or married cuuple. $300 deposit,S300 non-refundable pet cleaning&deodorizing fee,for 2 pets. BRSTDENT REFERRAL FEE WATER/SEWER S75 Per resident referred Sub-metered AMENITIES •Large swimming pool and wading pool. •24 hour fitness center with club-style equipment. 'Theater with Dolby sound. •Playscapes and sport court. *Carports available for$30/mo.on a month to month basis. *Garages available for S90/mn.(The dimensions are appoximately 19'xl 1'x 8';the door frame is 7'10"x 7') Storage 525/mo.(The dimensions are appoximately 8'x 4'x 8';the door frame is 2'5"x 6'7") Clubhouse is rentable for a$50.00 fee and a$100,00 deposit,fully rettndable if left in good condition. t1:lntub/.wpi J ,l�_ 13 RENTON HI-LANDS MIXED USE RETAIL / MULTI-FAMILY N.E. 4TH STREET & DUVALL AVENUE RENTON, WASHINGTON 5/14/99 PARTICULARS OF PROJECT: UNITS 102 NET RESIDENTIAL BUILDING AREA 102,000 SF AVERAGE NET USEABLE AREA PER UNIT 1,000 SF RETAIL BUILDING AREA 4,000 SF LIVE/WORK SPACE - SF TOTAL BUILDING AREA 106,000 SF NET LAND AREA (ACRES) 4.06 NET LAND AREA (SF) 176,890 FAR 0.60 DWELLING UNITS PER NET ACRE 25.12 CONSTRUCTION PERIOD 12 MONTHS RENTON HI-LANDS - PROJECT COSTS: $ $ PSF % $/UNIT LAND PURCHASE $ 8.20 PSF LAND $1,450,000 $13.68 11.68% $14,216 CLOSING COSTS $3,000 $0.03 0.02% $29 CONSTRUCTION: GENERAL CONDITION $ 30,000 PER MONTH $360,000 OFF-SITES $ 1.37 PSF $145,000 SITE WORK $ 11.00 $1,166,000 BUILDING $ 53.00 PSF $5,618,000 CONTINGENCY 5.00% $306,150 SUBTOTAL $7,595,150 CONTRACTOR FEE 5.00% $379,758 WSST 8.60% $685,842 B & 0 0.467% $40,446 TOTAL CONSTRUCTION COSTS $8,701,195 $82.09 70.07% $85,306 TENANT IMPROVEMENTS $15.00 PSF RETAIL $60,000 $0.57 0.48% $588 ARCHITECTS $174,024 $1.64 ;1.40% $1,706 ENGINEERING $130,518 $1.23 `1.05% $1,280 DEVELOPMENT PERMITS $153,000 $1.44 1.23% $1,500 MITIGATION $408,000 $3.85 3.29% $4,000 LATECOMERS $0 $0.00 0.00% $0 CONSTRUCTION STAKING $25,000 $0.24 0.20% $245 LEGAL $30,000 $0.28 0.24% $294 DEVELOPMENT OVERHEAD $0 $0.00 0.00% $0 APPRAISAL $15,000 $0.14 0.12% $147 WATER SEWER HOOK-UP $85,000 $0.80 0.68% $833 MODELS $30,000 $0.28 0.24% $294 MARKETING $140,000 $1.32 1.13% $1,373 PROPERTY TAXES $30,000 $0.28 0.24% $294 RETAIL LEASE COMMISSIONS $19,000 $0.18 0.15% $186 LOAN POINTS $9,600,000 1.00% $96,000 $0.91 0.77% $941 CONSTRUCTION INTEREST 8.00% $460,800 $4.35 3.71% $4,518 LEASE-UP COSTS: 12 MONTHS LEASE-UP INTEREST $768,000 $7.25 6.18% $7,529 RENTAL INCOME -$707,617 -$6.68 -5.70% -$6,937 OPERATING EXPENSES $296,970 $2.80 2.39% $2,911 SOFT COST CONTINGENCY $50,000 $0.47 0.40% $490 TOTAL PROJECT COSTS: $12,417,890 $117.15 100.00% $121,744 SAY $12,420,000 $117.17 100.00% $121,765 CAPITALIZATION OF PROJECT: $ $PSF $ EQUITY $2,820,000 $26.60 22.71% DEBT $9,600,000 $90.57 77.29% TOTAL CAPITAL $12,420,000 $117.17 100.00% NET OPERATING STATEMENT: TENANT AREA RENT PSF INCOME RESIDENTIAL 102,000 $ 1.15 PER MONTH $ 1,407,600 PARKING INCOME - STALLS $ - $ - OTHER INCOME $ 6,120 RETAIL 4,000 $19.00 PER ANNUM $ 76,000 TOTAL INCOME 106,000 $ 1,489,720 LESS: VACANCY 5.00% $ 74,486 GROSS EFFECTIVE INCOME $ 1,415,234 RESIDENTIAL OPERATING EXPENS $3,800 PER UNIT $ 387,600 RETAIL OPERATING EXPENSES: MANAGEMENT FEE 3.00% $ 2,280 STRUCTURAL RESERVE 3.00% $ 2,280 RELEASE ALLOWANCE 5.00% $ 3,800 RETAIL OPERATING EXPENSES: $ 8,360 TOTAL OPERATING EXPENSES $ 395,960 NET OPERATING INCOME $ 1,019,274 NET OPERATING INCOME / PROJECT COSTS 8.21% o f _ .. CASH FLOW ANALYSIS: NET OPERATING INCOME $ 1,019,274 DEBT SERVICE $9,700,000 7.50% $ 813,886 CASH FLOW $ 205,388 CASH ON CASH RETURN 7.28% PROFIT ON SALE: CAPITALIZATION RATE 8.25% PRICE PER UNIT 106 $116,981 PRICE PSF $117 SALE PRICE $12,400,000 LESS: SELLING COS 4.00% $496,000 NET SALE PROCEEDS $11,904,000 LESS: PROJECT COSTS $12,420,000 NET PROFIT —$516 000 NET PROFIT / PROJECT COSTS —4.15% NET PROFIT / EQUITY —18.30% 4fr , $'1'. e ' ..e,v;,.,•0,.." • „;, t','"11 ';'''•'..tql,f,,,'' •4..14.,V,'„•4.' :.'''....,;-:.r ,;, .. ,.. , . S 'f.f.'•,,,,,7- '‘''''' -.:.. •. 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