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HomeMy WebLinkAboutLUA02-003 . OZ-O63( j ) „I-4 ,,,,.... ,.„„, .,,, 40)t: 4,,,i t: s�°T`AL...., �4Associated , ..._ Earth Geotechnical Engineering �, .., :z.,,,,,,,,,,,,,_, � S c i e n c e s 9 Inc . . ...„ . , . a rs . Subsurface Exploration, Geologic Hazards, and IWater Resources Preliminary Geotechnical Engineering Report �i;; - ODEGARD PROPERTY PROPOSED MEDICAL OFFICE BUILDING r, ` Renton, Washington 1 . �3 O. Solid and Hazardous Waste .tt' Prepared for I °EV,,OPMF�,_ : _ ., `=nrroNNNG Ms. Liz Odegard ,lAN0 I f � �2 Project No. KE01085G , �FIECE VED March 13, 2001 Ecological/Biological Sciences 11141 I , . ' .-. !f:' - I 1 Geologic Assessments i I SUBSURFACE EXPLORATION, GEOLOGIC HAZARDS, AND PRELIMINARY GEOTECHNICAL ENGINEERING REPORT ODEGARD PROPERTY PROPOSED MEDICAL OFFICE BUILDING Renton, Washington Prepared for: Ms. Liz Odegard P. O. Box 165 Medina, Washington 98122 Prepared by: Associated Earth Sciences, Inc. 911 5th Avenue, Suite 100 Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 March 13, 2001 Project No. KE01085G Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geologic hazard, and preliminary geotechnical engineering study for the proposed medical office building to be located north of the intersection of NE 4th Street and Duvall Avenue NE in Renton, Washington. Our recommendations are preliminary in that definite building locations and/or construction details have not been finalized at the time of this report. We understand the current building location may be moved to accommodate a storm water detention facility. A rockery is also proposed along the west property line which is not shown on the Site and Exploration Plan, Figure 1. The approximate locations of the explorations accomplished for this study are presented on Figure 1. We were not provided the location of the building footprint until after our field exploration was completed. However, the explorations are located in the general area of the proposed building and paved areas. When definite building location and design details are available, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface data to be utilized in the preliminary design and development of the above-referenced project. Our study included a review of available literature, excavation of exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and ground water conditions. Limited geologic hazard evaluations and engineering studies were also conducted to determine suitable geologic hazard mitigation techniques, the type of suitable foundation, allowable bearing pressures, anticipated settlements, retaining wall lateral pressures, floor support recommendations, rockery construction, and drainage considerations. This report summarizes our current fieldwork and offers hazard mitigation and development recommendations based on our present understanding of the project. 1.2 Authorization Verbal authorization to proceed with this study was granted by Ms. Liz Odegard. Our study was accomplished in general accordance with our scope of work letter dated February 13, 2001. This report has been prepared for the exclusive use of Ms. Odegard and her agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D.Iwplda13-01 Page 1 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Project and Site Conditions 2.0 PROJECT AND SITE DESCRIPTION This report was completed with an understanding of the project based on conversations with Balys Architects and Ms. Odegard, a topographic survey and proposed site plan by Modawell & Associates (undated), and our familiarity with previous geotechnical work performed in the site area. We completed a subsurface exploration program consisting of 11 exploration pits on March 2, 2001. Present plans call for the construction of a new medical office building. According to the site plan, the proposed building footprint will be roughly 10,000 square feet. Paved parking and driveway areas are currently planned north and west of the building with a loading dock on the southwest corner of the building. Although building construction details have not been finalized, we expect relatively light to moderate foundation loads commensurate with conventional wood or metal-frame construction. The site is currently undeveloped. A wetland bisects the property extending from its northeast to southwest corner. Flow of the stream through the wetland is from the northeast to the southwest. The remainder of the site is covered with blackberry, scottsbroom, and scattered maple, alder and willow trees. The property slopes gently to the southeast, with overall vertical relief across the site on the order of 15 feet. The highest site elevation is located along the west property line about 200 feet south of the northwest property corner. 3.0 SUBSURFACE EXPLORATION Our field study included excavating a series of exploration pits and performing a limited geologic hazard reconnaissance to gain information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediment types in the field. Our explorations were approximately located in the field by measuring from known site features shown on the Site and Exploration Plan and their locations and elevations should be considered approximate. The conclusions and recommendations presented in this report are based on the exploration pits completed for this study. The number, location, and depth of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re- evaluate specific recommendations in this report and make appropriate changes. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/dn-KE01085G2-D:Iwplda13-01 Page 2 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Project and Site Conditions 3.1 Exploration Pits Exploration pits were excavated with a rubber-tire backhoe. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by a geotechncial engineer from our firm. All exploration pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of topography provided on the previously mentioned Site and Exploration Plan. As shown on the field logs, the exploration pits generally encountered topsoil and fill materials above natural, glacial recessional outwash sand and gravel, overlying glacially consolidated till deposits consisting of silty sand with gravel and cobbles. The following section presents more detailed subsurface information organized from the upper (youngest) to the lower (oldest) sediment types. 4.1 Stratigraphy Topsoil/Fill Fill soils (those not naturally placed) were encountered to a varying extent in all exploration pits. The topsoil/fill ranged in thickness from as little as 8 inches in EP-7 to as much as 3 feet in EP-6 and EP-8, respectively. The fill averaged 2 feet thick across the site. As noted on the exploration logs, the fill primarily consisted of loose, moist, dark brown to gray, silty sand with gravel and abundant organics. In some areas the fill contained charcoal, wood, and minor debris including glass, plastic, and metal. Based on the organic character of most of the fill, it is likely that the fill was derived from dumping of topsoil stripped from adjacent properties during their development. The fill soils are not suitable for foundation support. Recessional Outwash Medium dense to dense, brown, clean to slightly silty sand and gravel, interpreted to be recessional outwash, was encountered in all exploration pits beneath the fill soils (except for EP-7) to depths of up to 10 feet. Recessional outwash sands and gravels were not encountered in EP-7. Recessional outwash consists of sand and gravel that was deposited by meltwater streams as the glaciers were retreating to the north after the last period of glaciation in the Puget Sound region, approximately 14,000 years ago. In general, these sediments were loose to a maximum depth below ground surface of approximately 4 feet and became medium dense March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGHida-KE01085G2-D.Iwplda13-01 Page 3 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Project and Site Conditions to dense below 4 feet. The medium dense outwash is suitable for shallow spread footing foundation and pavement support, provided our recommendations are followed. The recessional outwash yields relatively large quantities of ground water that typically flows into the on-site wetland. Therefore, special drainage provisions will likely be necessary to capture ground water and direct it away from the construction area. Till Natural soils beneath the topsoil, fill, and recessional outwash materials consist of glacially consolidated till. The upper horizon of the till, interpreted as weathered till, consists of medium dense to dense, very moist, brown to gray, silty fine to medium sand with gravel. With increasing depth, these materials typically became denser. Unweathered till was encountered below the weathered till. The till represents the ground moraine of the southward advancing glacier and was therefore compacted to its very dense condition by about 1,000 feet of ice. This process resulted in a compact, cemented soil possessing high strength, low compressibility, and low permeability characteristics. The unweathered till commonly consists of very dense, moist to wet, gray, silty fine to coarse sand with gravel and cobbles. Either weathered or unweathered till was encountered at depths ranging from 8 inches in EP-7 to 10 feet in our other exploration pits. In EP-10 we were unable to excavate the exploration pit deep enough to identify till because of very rapid ground water seepage. The medium to very dense till soils are also suitable for direct foundation support. The site is mapped as Vashon glacial till on the Geologic Map of the Renton Quadrangle, Washington, by Mullineaux, 1965. Vashon Stratified Recessional Drift (recessional outwash) is mapped to the south and west of the site along the ancestral Cedar River floodplain. 4.2 Hydrology Very rapid ground water seepage was encountered in most of our exploration pits within the recessional outwash deposits at the time of our field study. Ground water was not encountered in EP-7 and EP-8. Only slow seepage was observed in EP-2. Ground water seepage at this site represents a "perched" condition. Perched ground water occurs when vertical infiltration is impeded by relatively impermeable soils and horizontal migration occurs. Typically, perched ground water develops at the interface between the topsoil/fill and silty weathered till or weathered till and unweathered till. However, at this site the clean recessional outwash provides a very permeable conduite for rapid ground water flow. Based on our explorations, it appears that the ground water elevations rise to about 3 feet below ground surface and the flow rate increases to very rapid within approximately 70 feet of the wetland. Increased ground water flow may be encountered following extended periods of wet weather or in response to March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwplda13-01 Page 4 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Project and Site Conditions changes in site use. The duration and quantity of flow generally depends upon several factors including topography, soil grain size and density, and season. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwpldal3-01 Page 5 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic conditions as observed and discussed herein. 5.0 SLOPE STABILITY HAZARDS AND RECOMMENDED MITIGATION Reconnaissance of this site was limited to the area shown on Figure 1. The site topography is relatively flat to gently sloping; and therefore, the risk of land sliding is low. 6.0 SEISMIC HAZARDS AND RECOMMENDED MITIGATION Earthquakes occur in the Puget Sound Lowland with great regularity. The vast majority of these events are small and are usually not felt by people. However, large earthquakes do occur as evidenced by the most recent 6.8 magnitude event on February 28, 2001, the 1949, 7.2 magnitude event, and the 1965, 6.5 magnitude event. The 1949 earthquake appears to have been the largest in this area during recorded history. Evaluation of return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20-year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 6.1 Surficial Ground Rupture Generally, the largest earthquakes that have occurred in the Puget Sound area are sub-crustal events with epicenters ranging from 50 to 70 kilometers in depth similar to the most recent February, 2001 event. For this reason, no surficial faulting or earth rupture as a result of deep, seismic activity has been documented, to date, in the area of the subject site. Therefore, it is our opinion, based on existing geologic data, that the risk of surface rupture impacting the proposed project is low. 6.2 Seismically Induced Landslides The site topography is relatively flat to gently sloping; and therefore, the risk of land sliding is low. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH'da-KE01085G2-D:Iwpldal3-01 Page 6 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Geologic Hazards and Mitigations 6.3 Liquefaction The encountered stratigraphy has a low potential for liquefaction due to the high strength of the glacial soils. 6.4 Ground Motion The project site is located within a Zone 3 rating for seismic activity on a scale of 1 (lowest) to 4 (highest) based on the Seismic Zone Map of the United States, Figure No. 16-2 in the 1997 edition of the Uniform Building Code (UBC). This zonation is based on past earthquake activity in the Puget Sound region. As such, design recommendations in the report accommodate the possible effect of seismic activity in areas with a Zone 3 rating, corresponding to a peak ground acceleration of 0.3g (a Richter magnitude 7.5 earthquake occurring directly beneath the site), in accordance with UBC guidelines, using soil type Sc. This soil type corresponds to seismic coefficients: Ca = 0.33 and Cy = 0.45. 7.0 EROSION HAZARDS AND MITIGATION Due to the large volumes of ground water expected at this site, we recommend construction of temporary ditches and drains to control ground and surface water and direct it away from the construction areas. Permanent ground water cut-off drains should also be constructed along portions of the west and north property line, where ground water will be intercepted during construction of the proposed rockery and parking areas. To mitigate and reduce the erosion hazard potential and off-site soil transport, we recommend the following: 1. All storm water from impermeable surfaces, including roadways and roofs, should be tightlined into detention/retention facilities and not be directed into the on-site wetland without City and County approved pre-treatment. 2. Temporary sediment catchment facilities should be constructed near the mouth of each of the main drainage gullies to intercept sediment eroded during the construction phases of the proposed project. 3. To reduce the amount of sediment transport, a silt fence should be placed along the edges of the wetland buffers and along the site perimeter. 4. Construction should proceed during the drier periods of the year and disturbed areas should be re-vegetated as soon as possible. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D.Iwplda13-01 Page 7 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Geologic Hazards and Mitigations 5. Control of surface discharge during and following development should be performed in order to reduce the hazard of erosion. Care should be taken to see that surface runoff and domestic discharge will not be directed into the on-site wetland without City and County approved pre-treatment. 6. Soils that are to be reused around the site should be stored in such a manner as to reduce erosion. Protective measures may include, but are not necessarily limited to, covering with plastic sheeting, the use of low stockpiles in flat areas, or the use of hay bales/silt fences. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwplda13-01 Page 8 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations III. DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Our exploration indicates that from a geotechnical standpoint, the parcel is suitable for the proposed development provided the risks discussed are accepted and the recommendations contained herein are properly followed. The bearing stratum of medium dense recessional outwash, weathered till, and/or dense to very dense, unweathered till is relatively shallow and conventional spread footing foundations, which bear on these materials, may be used for building support. If proposed plans include relocation of the building, we suggest moving the building to the northwest, and constructing a ground water cut-off drain along portions of the north and west property line to obtain greater separation between shallow ground water and the proposed building parking lot and driveway subgrades. 9.0 SITE PREPARATION Prior to site grading, the contractor should make provisions for the control of ground water. The installation of french drains along portions of the north and west side of the property prior to site grading would help reduce seepage, disturbance, and unsuitable soil removal. French drains consist of perforated PVC pipes fully surrounded by pea gravel or washed rock. The drains should be as deep as practical, while still allowing gravity flow to a discharge point. The trench should be backfilled to the proposed cut elevation or to within 18 inches of finished grade with washed rock. Suitable excavated soils can be used to fill the remainder of the trench. Site preparation of planned building and road/parking areas should include removal of all trees, brush, debris, and any other deleterious material. Additionally, any organic topsoil, loose/soft fill, and any loose glacial soils should be removed. Any remaining tree roots should also be grubbed. The existing on-site silty sand or sand and gravel can be used as structural fill if it is thoroughly cleaned of cobbles larger than 6 inches in diameter, organics, and other deleterious materials. Areas where loose, surficial soils exist due to stripping and grubbing operations should be considered as fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwpldal3-01 Page 9 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations Since the density and organic content of the existing surficial fill soil at the site is variable, random soft pockets may exist and the depth and extent of stripping can best be determined in the field by the geotechnical engineer. In the explorations completed for this study, medium dense recessional outwash and till soils (bearing strata) were generally encountered at depths of approximately 2 to 4 feet. The actual depth and extent of over-excavation and replacement will depend on the elevation and intended use of the area. We recommend that during construction, traffic across the exposed bearing soils should be kept to a minimum during and after storm events, until the surface drains or dries. When these materials are damp or wet it will result in disturbance of the otherwise firm stratum, creating contaminated runoff and possibly requiring removal of the top layer of mineral soils. Considering the weather patterns in the Pacific Northwest, wet silty sand may require long, hot dry periods to become useful as an adequate bearing surface or as structural fill. Therefore, earthwork and grading should be limited to dry weather conditions, if possible. We recommend that building, road, and parking areas be proof-rolled with a loaded, tandem- axle dump truck to identify any soft spots; soft areas should be overexcavated and backfilled with structural fill. If construction is to proceed during wet weather, we recommend systematic probing in place of proof-rolling to identify soft areas of the exposed subgrade. In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the medium dense to very dense glacial soils can be made at a maximum slope of 1H:1V (Horizontal:Vertical). However, the medium dense outwash may not stand for long periods of time at this inclination, especially if ground water is encountered. As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA regulations should be followed at all times. Some of the on-site soils contain a high percentage of fine-grained material, which makes them moisture-sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. Consideration should be given to protecting access and staging areas with an appropriate section of crushed rock or asphalt treated base (ATB). If crushed rock is considered for the access and staging areas, it should be underlain by engineering stabilization fabric to reduce the potential of fine-grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric; however, due to the variable nature of March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D IwpIda13-0I Page 10 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations the near-surface soils and differences in wheel loads, this thickness may have to be adjusted by the contractor in the field. • 10.0 STRUCTURAL FILL All references to structural fill in this report refer to subgrade preparation, fill type, placement, and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. The building footprint location is expected to change from that shown on Figure 1, and floor elevations were not provided to us. However, placement of structural fill may be necessary in order to achieve the desired site grades in some areas. A civil engineer can best determine 'cut and fill' amounts for the project and site. After stripping, excavation, and any required overexcavation has been performed to the satisfaction of the geotechnical engineer, the upper 12 inches of exposed ground in building areas or areas to receive fill should be recompacted to 90 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. If the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free-draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free-draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed in maximum 8-inch loose lifts with each lift being compacted to 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with current local or county codes and standards. The top of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of the perimeter footings or roadway edge before sloping down at an angle of 2H:1V. The contractor should note that Associated Earth Sciences, Inc. (AESI) must evaluate proposed fill soils prior to their use. This would require that we have a sample of the material 48 hours in advance to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwplda13-01 Page 11 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations moisture-sensitive. Use of moisture-sensitive soil in structural fills should be limited to favorable dry weather conditions. The majority of on-site soils expected for use in structural fills generally contained less than 10 percent silt. These soils are, therefore, considered slightly moisture-sensitive. These materials can be used over a wider range of moisture contents than very silty, moisture-sensitive soils. In addition, construction equipment traversing the site when the soils are wet can cause considerable disturbance. If fill is placed during wet weather or if proper compaction cannot be obtained, a select import material consisting of a clean, free-draining gravel and/or sand may need to be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in- place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 11.0 FOUNDATIONS Spread footings may be used for building support when founded directly on medium dense, recessional outwash or on structural fill that extends down to the aforementioned bearing soils if placed as previously discussed. We recommend that an allowable bearing pressure of 2,500 pounds per square foot (psf) be utilized for design purposes, including both dead and live loads, for footings placed on medium dense, native glacial soils or structural fill extending down to this strata. An allowable bearing pressure of 4,000 psf can be utilized for footings placed entirely on dense to very dense, outwash or unweathered till. An increase of one-third may be used for short-term wind or seismic loading. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection; interior footings require only 12 inches burial. However, all footings must penetrate to the prescribed bearing stratum and no footing should be founded in or above loose, soft, or organic soils. To limit settlements, all footings should have a minimum width of 24 inches for two-story structures. It should be noted that the area bounded by lines extending downward at 1H:1V from any footing must not intersect another footing or intersect a filled area which has not been compacted to at least 95 percent of ASTM:D 1557. In addition, a 1.5H:1V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils or adjacent to the existing ditch on the west property line. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwpldal3-01 Page 12 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations Anticipated settlement of footings founded as described above should be on the order of 1 inch or less. However, disturbed soil not removed from footing excavations prior to footing placement, could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete, to verify that the design bearing capacity of the soils has been attained and that construction conforms to the recommendations contained in this report. The governing municipality may require such inspections. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. 12.0 LATERAL WALL PRESSURES We understand a storm water detention facility (possibly a vault) is planned for the property. A loading dock with retaining walls is also planned near the southwest corner of the building. Therefore, this section provides lateral wall pressure criteria to aid in design of these walls. All backfill behind walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls, which are free to yield laterally at least 0.1 percent of their height, may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled rigid walls, which cannot yield, should be designed for an equivalent fluid of 50 pcf. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of on-site, glacial soils, compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended, as this will increase the pressure acting on the wall. A lower compaction may result in settlement of structures, utilities, or pavements placed above the walls. Thus, the compaction level is critical and must be tested by our firm during placement. Surcharges from adjacent footings, heavy construction equipment, or sloping ground must be added to the above values. Perimeter footing drains should be provided for all retaining walls as discussed under the section on Drainage Considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the wall. This would involve installation of a minimum 1-foot-wide, washed gravel blanket drain, which is continuous with the perimeter footing drain and extends to within 1 foot of the ground surface. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwpldal3-01 Page 13 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations 12.1 Passive Resistance and Friction Factors Lateral loads can be resisted by friction between the foundation and the natural glacial soils or supporting structural fill soils, or by passive earth pressure acting on the buried portions of the foundations. The foundations must be backfilled with structural fill, compacted to at least 95 percent of the maximum dry density, to achieve the passive resistance provided below. We recommend the following design parameters: • Passive equivalent fluid = 250 pcf • Coefficient of friction = .35 The above values are allowable and include a safely factor of at least 1.5. 13.0 ROCKERIES Rockeries may be used to prevent erosion of cut slopes, however, they are not engineered structures, and we strongly suggest that they not be used in place of retaining walls, especially where important facilities are adjacent to them. Buildings should be set back from rockeries so that a 1H:1V line extending up from the rear base of the rockery does not intersect the footing. Rockery construction is an art that depends largely on the skill of the builder. We would like to point out that although rockeries are commonly used, they occasionally have difficulties and should be considered a long-term maintenance item. Care must be exercised in selecting a rock source since some of the material presently being supplied is soft and disintegrates in a relatively short period of time. Samples of rock can be tested by AESI prior to their use in rockeries. It is our understanding that a rockery of up to 10 feet high is proposed to provide erosion control for a planned cut face along the western property boundary. Rockeries over 8 feet in height should be reinforced with GeogridTM structural fabric and compacted structural fill. If rockeries over 8 feet in height must be constructed at this site, we can provide specific recommendations for GeogridTM reinforced fill behind the rockery. Medium dense to very dense till and outwash sediments were observed in exploration pits EP-5 through EP-7 at depths ranging from 2 to 3 feet below the present ground surface. The overlying sediments are in a loose condition and the medium dense outwash may contain ground water and may not stand at a 1H:1V slope for extended periods. Therefore, the contractor must be prepared to control ground water seepage and provide stable cut slopes for construction of the rockery. Based on the current plans, we anticipate that the base of the rockery will be placed on the dense to very dense till sediments. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:IwpIdal3-01 Page 14 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations The following notes present rockery considerations. A typical rockery detail/sketch is shown in the Appendix. In addition, the contractor should confirm that his configuration conforms with current King County specifications. 1. The base of the rockery should be started by excavating a trench to a minimum depth of 12 inches below subgrade into firm, undisturbed ground. If loose, soft, or disturbed materials exist at the base rock location, they should be removed and replaced with free-draining sand and gravel or crushed rock. This backfill material should be compacted to a minimum of 90 percent of the modified Proctor maximum eensity using ASTM:D 1557 as the standard. The gradation of the sand and gravel should be such, that of the material passing the No. 4 sieve, not more than 5 percent by weight should be finer than No. 200 sieve. 2. The base rock should have a minimum width (perpendicular to the line of the rockery) of 40 percent of the height of the rockery. All rocks should also meet the following weight requirements: Height of Rockery Minimum Weight of Rock Above 5 feet 500 2200 pounds, graded, top/bottom rocks 5 feet or less 500 1000 pounds, graded, top/bottom rocks 3. The rock material should all be as nearly rectangular as possible. No stone should be used which does not extend through the wall. The rock material should be hard, sound, durable, and free from weathered portions, seams, cracks or other defects. The rock density should be a minimum of 160 pcf. 4. Rock selection and placement should be such that there will be minimum voids and, in the exposed face of the wall, no open voids over 8 inches across in any direction. The rocks should be placed in a manner such that the longitudinal axis of the rock will be at right angles or perpendicular to the rockery face. Each rock should be placed so as to lock into two rocks in the lower tier. After setting each rock course, all voids between the rocks should be chinked on the back with quarry rock to eliminate any void sufficient to pass a 2-inch square probe. The rockery should be limited to 8 feet in height. 5. A drain consisting of rigid, perforated PVC pipe enclosed in a 12-inch-wide pea gravel trench should be placed behind the lower course of rock to remove water and prevent the buildup of hydrostatic pressure behind the wall. The remainder of the wall backfill should consist of quarry spalls with a maximum size of 4 inches and a minimum size of 2 inches. This material should be placed to a 12- inch minimum thickness between the entire wall and the cut material. The March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D.•Iwpldal3-01 Page 15 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations backfill material should be placed in lifts to an elevation approximately 6 inches below the top of each course of rocks as they are placed, until the uppermost course is placed. Any backfill material falling onto the bearing surface of a rock course should be removed before the setting of the next course. Any asphalt paving should be sloped to drain away from the rockery. In addition, the areas above rockeries should be planted with grass as soon as possible after rockery construction, to reduce erosion. 14.0 FLOOR SUPPORT A slab-on-grade floor may be constructed directly on structural fill or pre-rolled medium dense ground that is not underlain by organic soils. The floor should be cast atop a minimum of 4 inches of washed granulithic material or pea gravel to act as a capillary break. Areas of slab subgrade that are disturbed (loosened) during construction should be compacted to a non- yielding condition prior to placement of capillary break material. The slab should also be protected from dampness by an impervious moisture barrier or otherwise sealed. The impervious barrier should be placed between the capillary break material and a 2- to 3-inch- thick layer of sand. The sand helps to protect the vapor barrier from damage and allows drainage of the slab during curing. 15.0 DRAINAGE CONSIDERATIONS We recommend construction of a ground water interceptor (cut-off) drain along portions of the north and west property lines. The drain is intended to intercept shallow ground water flowing toward the on-site wetland from the northwest corner of the site. For preliminary planning purposes, the horizontal extent of drain is expected to be on the order of 300 feet, extending approximately 150 feet south and east from the northwest property corner. However, this length may require modification depending on conditions encountered during construction of the drain and localized intended site use. We recommend the drain be installed prior to construction of the proposed rockery and other improvements. We have included a standard interceptor drain detail in the Appendix. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D.Iwpldat3-01 Page 16 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations When the overlying loose/soft topsoil/fill is removed, the underlying glacial soils will be exposed. The till soils (encountered at 2 feet near EP-7) are relatively impermeable and water will tend to perch atop this stratum. During the earthwork portion of construction, some method should be in place to contain any storm water runoff, remove ponded water from the site, and discharge it to a suitable collection system. Therefore, prior to site work and during construction, the contractor should be prepared to provide temporary storm and ground water collection, storage, and discharge mechanisms as necessary. All retaining and footing walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set 2 inches below the bottom of the footing at all locations and the drains should be constructed with sufficient gradient to allow gravity discharge away from the building. In addition, all retaining walls should be lined with a minimum 12-inch-thick washed gravel blanket provided over the full height of the wall, and which ties into the footing drain. Roof and surface runoff should not discharge into the footing drain system but should be handled by a separate, rigid tightline drain. In planning, exterior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. 16.0 PAVEMENT RECOMMENDATIONS Site preparation for areas to be paved should consist of overexcavating to remove the existing vegetation, topsoil, loose/soft upper soils, and any deletarious materials to expose the underlying stable soils. Since the density of the upper soils is variable, random loose/soft areas may exist and the depth and extent of stripping can best be determined in the field by the geotechnical engineer. In addition, along the centerline of parking areas, the subgrade should be slightly inverted to drain toward the catch basins. After the area to be paved is overexcavated, the exposed ground should be recompacted to 95 percent of ASTM:D 1557. If required, structural fill may then be placed to achieve desired subbase grades. Upon completion of the recompaction and structural fill placement, the recommended minimum pavement section is 2 inches of asphalt concrete pavement (ACP) underlain by 4 inches of 11/4-inch crushed surfacing base course. In delivery truck areas or fire lanes, a minimum 3 inches of ACP and 4 inches of crushed base are recommended. The crushed rock courses must be compacted to 95 percent of the maximum density. March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwplda13-01 Page 17 Odegard Property Subsurface Exploration, Geologic Hazards, and Proposed Medical Office Building Preliminary Geotechnical Engineering Report Renton, Washington Design Recommendations 17.0 PROJECT DESIGN AND CONSTRUCTION MONITORING At the time of this report, final building locations, site grading, structural plans, and construction methods had not been finalized. Therefore, the recommendations presented herein are preliminary. We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. We recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington '' J' z ,k: im :•, , p �� 231iA .<}. .� (EXP1REG 111a4/OZ r .2t;tek Susan G. Harrison, P.E. Kurt D. Merriman, P.E. Project Engineer Associate Engineer Attachments: Figure 1: Site and Exploration Plan Appendix: Exploration Logs March 13, 2001 ASSOCIATED EARTH SCIENCES, INC. SGH/da-KE01085G2-D:Iwpldal3-01 Page 18 APPENDIX EP-6 EP-7rs. s — � EP-5 ,esaas ,o VALLS — . me WONG K N r 1 IS!WM U EP-8 EP-9 UIL ILtAl 74t s" 4 EP-3 EP-10 num :. -_ Laiii,,--4 ii tow 4444iii ili E_ P-1 ' k 24.-o. N DUVALL AVENUE N.E. (138TH AVE. S.E.) 2 A Legend o 3o so a I EP-1 • Approximate location of exploration pit Reference: Modawell &Associates FEET 0 Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN FIGURE 1 L o- % :..: • ,...... tag ® ODEGARD PROPERTY DATE 03/01 s RENTON, WASHINGTON PROJECT'NO. KE01085G 18" MINIMUM GROUND SURFACE NATIVE BACKFILL w_ FILTER FABRIC - MIRAFI-140 N OR EQUIVALENT 12" OVERLAP 4 WASHED DRAIN ROCK (ABOVE PEA GRAVEL) C)p v cn PEA GRAVEL (MIN 3" SURROUNDING PIPE) � .r Till Till 3"TYP. ` v 6" DIAMETER, SCHEDULE 3034 L PERFORATED PVC PIPE TIGHTLINED TO AF PROVED STORMWATER DISCHARGE SYSTEM (SET PERFORATIONS DOWN) a Associated Earth Sciences, Inc. TYPICAL INTERCEPTOR TRENCH DETAIL itA1 � p,;N ODEGARD PROPERTY RENTON, WASHINGTON LOG OF EXPLORATION PIT NO. EP-1 This log is part of the report prepared by Associated Earth Sciences, Inc.(ABS')for the named project and should be £ read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are p a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill 1 — Forest duff and loose, black, SILTY SAND with gravel and abundant organics. (SM) 2 Recessional Outwash 3 Medium dense, wet, brown, fine to coarse SAND with gravel and cobbles and silt. (SP-SM) Grades to dense at 3'. 4 — 5 — Till Dense to very dense, wet, gray, SILTY fine to coarse SAND with rounded gravel and cobbles. (SM) 6 — 7 — Bottom of exploration pit at depth 7 feet 8 — Very rapid ground water seepage from 3'-5'. Minor caving from 0-3'. 9 — 10 — 11 — 12 — 13 — 14 — 15 16 — 17 — 18 — 19 — 20 O Odegard Property f Renton, WA N ASSOCIATED Project No. KE01085G Logged by: SGH EARTH • Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-2 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the cotime of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are p a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill Forest duff and loose, moist, black, SILTY SAND with gravel, occasional cobbles, and abundant 1 — organics. (SM) 2 3 Recessional Outwash 4 — Medium dense, wet, red-brown, fine to coarse SAND with silt and gravel and cobbles. (SP-SM) Till 5 — Dense, very moist, mottled gray, SILTY fine to medium SAND with gravel and cobbles. (SM) 6 — 7 Becomes very dense, cemented, and moist below 7'. 8 — 9 — 10 — Bottom of exploration pit at depth 10 feet 11 — Slow ground water seepage from 3'-4'. Slight caving from 0-4'. 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 Odegard Property 6 Renton, WA 2 a. ASSOCIATED Pro ect No. KE01085G Logged by: SGH AS1EARTH � Approved by: SCIENCES, INC March 2001 LOG OF EXPLORATION PIT NO. EP-3 This log is part of the report prepared by Associated Earth Sciences, Inc.(ABS')for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the C, time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are p a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill Forest duff and loose, moist, black, SILTY SAND with gravel, occasional cobbles, and abundant 1 _ organics; some brick, plastic, glass,and metal. (SM) 2 — Recessional 3 — Medium dense,wet, red-brown, SANDY GRAVEL. (GP) 4 Till Dense to very dense, very moist, gray mottled, SILTY fine to coarse SAND with gravel and 5 — occasional cobbles. (SM) 6 Grades to very dense at 6'. 7 — Bottom of exploration pit at depth 7 feet 8 — Very rapid ground water seepage from 2.5.-4'. Slight caving from 0-4'. 9 — 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 20 Odegard Property Renton, WA D. ASSOCIATED Project No. KE01085G o Logged by: SGH EARTH Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be o read together with that report for complete interpretation.This summary applies only to the location of this trench at the a) time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are O a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill Forest duff and loose, moist, black, SILTY SAND with gravel and some abundant organics,wood, 1 glass, and metal. (SM) Fill 2 — Loose, moist, brown, SILTY fine SAND with gravel, cobbles, brick, plastic, and glass. (SM) 3 — Relict Topsoil Recessional Outwash 4 — Medium dense, wet, SILTY fine to coarse SAND with gravel and cobbles. (SM) 5 — Till b _ Dense, wet, gray, SILTY fine to medium SAND with gravel and cobbles. (SM) — Grades to very dense and moist at 7'. 8 — Bottom of exploration pit at depth 8 feet 9 — Moderate ground water seepage from 3'-6'. Slight caving from 0-4'. 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — - 20 0 Odegard Property Renton, WA ASSOCIATED Project No. KE01085G Logged by: SGH /11M1 EARTH Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-5 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are p a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill Forest duff and loose, moist, black, SILTY SAND with gravel, cobbles, organics, tires, glass, and 1 — paper. (SM) 2 Recessional Outwash 3 — Medium dense, wet, red-brown, SANDY GRAVEL with silt and cobbles. (GP-GM) 4 — 5 — Till 6 — Dense, very moist, gray, SILTY fine to coarse SAND with gravel and cobbles. (SM) 7 — Grades to very dense. Bottom of exploration pit at depth 7 feet 8 — Moderate ground water seepage from 2'-4'. Slight caving from 0-3'. 9 — 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 Odegard Property cci Renton, WA 2 ? ASSOCIATED Project No. KE01085G to Logged by: SGH EARTH Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-6 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the $ time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill Forest duff and loose, moist, black, SILTY SAND with gravel and abundant organics. (SM) 1 — 2 Fill Loose, moist, red-brown, fine to medium SAND with silt and occasional gravel and cobbles. 3 —\(SP-SM) Recessional Outwash 4 — Loose, moist, red-brown, fine to coarse SAND with gravel, occasional cobbles, and traces of silt. (SP-SM) 5 — Grades to medium dense at 4' 6 Medium dense, wet, brown, SANDY GRAVEL with traces of silt and some cobbles, occasional boulders. (GP) 7 Grades to dense at 7'. 8 — 9 Till Very dense, wet, gray, cemented, SILTY SAND with gravel. (SM) 10 — Bottom of exploration pit at depth 10 feet 11 — Very rapid ground water seepage from 6'-9'. Slight caving from 6'-9'. 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 Odegard Property Renton, WA ASSOCIATED Project No. KE01085G CO Logged by: SGH /231 EARTH Approved by: SCIENCES, INC March 2001 fL U LOG OF EXPLORATION PIT NO. EP-7 This log is part of the report prepared by Associated Earth Sciences,Inc.(ABS!)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil Weathered Till 1 Loose to medium dense, moist, brown, SILTY fine SAND with gravel. (SM) 2 Grades to medium dense at 2'. Till 3 Dense, very moist, SILTY fine SAND with coarse sand, gravel, and occasional cobbles interbedded with SAND with silt. (SM/SP-SM) 4 — Becomes very dense, moist, cemented, and siltier below 4'. 5 6 — Bottom of exploration pit at depth 6 feet 7 — No ground water seepage. No caving. 8 — 9 — 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 ry Odegard Property f Renton, WA 2 ASSOCIATED Project No. KE01085G o Logged by: SGH EAS1 RTH• Approved by: A SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-8 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be n read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are o a simplfication of actual conditions encountered. DESCRIPTION Forest duff and Topsoil 1 — Fill 2 — Loose, moist, brown, SILTY fine SAND with gravel and occasional cobbles. (SM) 3 — Relict Topsoil Recessional Outwash Loose, very moist, red-brown, fine to medium SAND with gravel, silt, and occasional cobbles. 4 — (SP-SM) Grades to medium dense at 4'. 5 — 6 —Medium dense, very moist, gray, very fine SAND with silt, medium to coarse sand, gravel, and occasional cobbles. (SP-SM) 7 — 8 — Till 9 — Dense, very moist, gray, SILTY fine SAND with gravel and occasional cobbles. (SM) 10 — Very dense and cemented at 10'. 11 — Bottom of exploration pit at depth 11 feet 12 — No ground water seepage. No caving. 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 $ Odegard Property Renton, WA a Logged by: SGH ASSOCIATED Project No. KE01085G EARTH Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-9 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the cu time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill 1 — Forest duff and loose, moist, black, SILTY SAND with organics. (SM) 2 — Recessional Outwash Loose to medium dense, very moist, SANDY GRAVEL with traces of silt and some cobbles. (GP) 3 Grades to medium dense at 3'. Medium dense to dense, wet, brown-gray, fine SAND with silt. (SP-SM) 5 — 6 — Dense,wet, brown, SANDY GRAVEL with traces of silt and occasional cobbles. (GP) 8 — 9 — Till? Very dense,wet, gray, SILTY fine SAND with gravel and occasional cobbles. (SM) 10 — Bottom of exploration pit at depth 10 feet 11 — Very rapid ground water seepage below 4'. Slight caving from 0-7'. 12 — 13 — 14 — 15 — 16 — 17 — 18 -T 19 — 20 N Odegard Property Renton, WA AMall Logged by: SGH ASSOCIATED Project No. KE01085G EARTH• Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-10 This log is part of the report prepared by Associated Earth Sciences,Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil/Fill 1 Forest duff and loose, very moist, black, organic, SILTY SAND. (SM) 2 Recessional Outwash Loose, wet, red-brown, fine to medium SAND with gravel and traces of silt and occasional cobbles. 3 — (SP) Grades to medium dense at 3'. 4 Dense, SANDY GRAVEL with graces of silt and some cobbles. (GP) 5 — 6 7 — Bottom of exploration pit at depth 7 feet 8 — Very rapid ground water seepage from 4'-7'. Slight to moderate caving for the entire depth. 9 — 10 — 11 — 12 — 13 — 14 — 15 — 16 — 17 — 18 — 19 — 20 Odegard Property -5 Renton, WA ASSOCIATED Project No. KE01085G Logged by: SGH EARTH Approved by: SCIENCES, INC March 2001 U LOG OF EXPLORATION PIT NO. EP-11 This log is part of the report prepared by Associated Earth Sciences, Inc.(AESI)for the named project and should be read together with that report for complete interpretation.This summary applies only to the location of this trench at the time of excavation.Subsurface conditions may change at this location with the passage of time.The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil 1 — Fill 2 — Loose to medium dense, gray, fine SAND with silt, gravel, and occasional cobbles. (SP-SM) 3 Relict Topsoil Recessional Outwash Medium dense, moist, red-brown, fine to medium SAND with silt, gravel, and occasional cobbles 4 — interbedded with SANDY GRAVEL. (SP/GP) 5 — 6 — 7 — 8 Grades to very moist at 8'. 9 Grades to dense, wet, gray, fine SAND with silt, gravel, cobbles, and lenses of silty fine sand. (SP-SM) 10 — Till? Very dense, wet, gray, GRAVELLY, SILTY SAND. (SM) 11 — 12 — Bottom of exploration pit at depth 12 feet 13 — Rapid ground water seepage below 9'. No caving. 14 — 15 — 16 — 17 — 18 — 19 — 20 Odegard Property Renton, WA ASSOCIATED Project No. KE01085G Logged by: SGH EARTH Approved by: SCIENCES, INC March 2001 U ROCKERY DETAILS (NOT TO SCALE) No roadway, parking lots or building footings 1' I in this area i 3 (or flatter) min. 1 • 1 / A00002 6 ° o p° /� VO /Q �00° // 1 ° 1 00 / 0O°000 / o o• / 00 0 0 o o0 o0 0 / Hei ht . / Min. 1 foot wide layer of 2"-4" quarry g o 000 (max. 8') 000 // spalls a4scent to rockery opo0 / polo / °OQbp Stable cut face in natural material /o o see note 5 .000o 0o0 • Oo04 0080 1" (or less) diameter washed gravel; min. 12 inches / ':41:. min. 6" cover over pipe; min 2" gravel under pipe Firm, undisturbed soil Min. 4" diam. perf. rigid PVC pipe; see note 2 min. 1% continous slope to outlet. NOTES: 1 . Rockeries higher than 5' shall be constructed of rocks of graduated sizes from 5-man to 2-man from bottom to top. Rockeries of 5' or lower shall be constructed of 3-man to 2-man from bottom to top. 2. Inspection of subgrade, placement of base course and drainage, and finished rockery by geotechnical engineer is required. 3. Rock shall be sound and have a minimum density of 160 pounds per cubic foot. 4. The long dimension of all rocks shall be placed perpendicular to the wall. Each rock should bear on two rocks in the tier below. 5. Rockeries are erosion-control structures, not retaining walls. Natural material must be stable and free-standing in cut face. Maximum height of 3 feet for rockeries facing fill soils. Rock LB. 1 man 100-300 2 man 300-800 ' 3 man 800-1500 4 man 1500-2200 5 man 2200-4000 TYPICAL ROCKERY DETAILS ASSOCIATED EARTH ODEGARD PROPERTY SCIENCES, INC RENTON, WASHINGTON stems PROJECT NO. . KE01085G RENTON HIGHLANDS PROFESSIONAL PLAZA/LUA02-003 PARTIES OF RECORD Eugene Mjelde Annette Hayden 5623 S Bangor St 20548 SE 159th St. Seattle, WA 98178 Renton,WA 98059 (206) 725-5983 425-235-1222 01/25/02 MICROFILMED Last printed 01/25/02 1:23 PM Smooth Feed Sheets"' Use template for 5160® Lesley Murphy Betty Thornhill Alexander Reis III 587 Elma Ave NE 583 Elma Ave NE 579 Elma Ave NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Melanie Gilroy Garrett Baker John Earl Warner 575 Elma Ave NE 571 Elma Ave NE 565 Elma Ave NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Darrin&Amy Odell Brandon&Amy Summers Daniel&Janet Coats 561 Elma Ave NE 557 Elma Ave NE 553 Elma Ave NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Joseph Mobley Diane Dempsey Louise Hodges 533 Elma Ave NE 24210 SE 156Th St 525 Elma Ave NE Renton,WA 98059 Issaquah,WA 98027 Renton,WA 98059 Not Available From County Robert&Colleen Sheridan Gasca Lori Peters 521 Elma Ave NE 515 Elma Pl NE 511 Elma PI NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Chelsea Uyeda Adrianne Burns Jim Mason 507 Elma PINE 503 Elma Ave NE 4818 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Brad&Margie Lawrence Richard Lovelett George Tang 4812 NE 5Th St 4806 NE 5Th St 4800 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Joseph&Dolly Matsuzaki Jimmie&Noriko Yamaguchi Maria-Angela Moral&Jesus Raul Motta 4809 NE 5Th St 4818 NE 5Th St 4821 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 D Jamie Nakamoto Glenn Hirai&Lynette Chu Heidi Kooistra&Craig Standley 4827 NE 5Th St 4833 NE 5Th St 4839 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Nancy Osako Thomas&Elsie Norkol Luann Wing 4845 NE 5Th St 500 Elma PINE 504 Elma PI NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 6 AVERY® Address Labels Laser 5960TM Smooth Feed SheetsTM Use template for 5160® Brian Kramer Harry Ungefug Terrence&Adrienne Striek 508 Elma PINE 512 Elma PI NE 518 Elma PI NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Richard&Stephanie Nelson Alan&Cheryl Hoshino Wayne&Christina Grob 522 Elma PI NE 526 Elma P1 NE 530 Elma P1 NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Sharon Huvinen Anne Anex Robert Gervais 552 Elma PI NE 556 Elma PI NE 560 Elma PI NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Kierstan Grunow Carolyn Blott George&Susan Townley 570 Elma P1 NE 576 Elma PI NE 580 Elma PI NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Eric&Donna Cameron Jeffrey Stuart Carmen Ey 4834 NE 5Th Ct 4828 NE 5Th Ct 4822 NE 5Th Ct Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Mary Yansura Stephen Szeman Grzegorz&An Szwed 4818 NE 5Th Ct 4814 NE 5Th Ct 4810 NE 5Th Ct Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 H Lynn Gerstner Marjorie Collie Him Yin&Sarida Chey 4823 NE 5Th Ct 4817 NE 5Th Ct 4811 NE 5Th Ct Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Mohomed Elbasheer Charlie Fajarillo&Tracy Camus Derek&Terri Doremus 4807 NE 5Th Ct 5666 Elna Ave NE 562 Elma Ave NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Robert&Kay Haynes Jane Stanley Sean&Anna Murphy 551 Elma PINE 555 Elma PINE 559 Elma P1 NE#57 Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Jerry Montgomery Northwest Pacific Associates Llc Charles&Penny Lindberg 4526 NE 4Th St 600 108Th Ave NE#343 12920 SE 95Th Way Renton,WA 98059 Bellevue,WA 98004 Newcastle,WA 98056 ® AVERY® Address Labels Laser 5960TM Smooth Feed Sheets"' Use template for 5160® Richard Cowan Gary&Donna Merlino George Ury 4514 NE 4Th St J Donald 7663 S 134Th St Renton,WA 98059 9125 IOTh Ave S Seattle,WA 98178 Seattle,WA 98108 Bert&Laurie Corbella Linda Pillo Linda Pillo 12625 195Th P1 SE PO Box 2393 PO Box 2393 Issaquah,WA 98027 Renton,WA 98056 Renton,WA 98056 Timothy Mcclinoy Heinz Mjelde Washington Restaurant Properties 4604 NE 4Th St 5623 S Bangor St 7525 SE 24Th St#315 Renton,WA 98059 Seattle,WA 98178 Mercer Island,WA 98040 Washington Restaurant Properties Washington Restaurant Properties Annette Hicks 7525 SE 24Th St#315 7525 SE 24Th St#315 20548 SE 159Th St Mercer Island,WA 98040 Mercer Island,WA 98040 Renton,WA 98059 Lawrence&Sharon Griffith Lp Bales George&George Bales 14217 SE 146Th St 15221 SE 128Th St J Kim Renton,WA 98059 Renton,WA 98059 7517 Greenwood Ave N Seattle,WA 98103 George&George Bales Mike Su&Young Son Moon Zak&Catherine Ovadia J Kim 4615 NE 4Th St 4501 NE 5Th St 7517 Greenwood Ave N Renton,WA 98059 Renton,WA 98059 Seattle,WA 98103 Alberto&Joy Alverio Daniel Trutmann Sook Hee Pak 4507 NE 5Th St 4513 NE 5Th St 4519 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Vladimir&Marina Mitkovetski Hui Ci Chin Borah&Violet Popovich 4603 NE 5Th St 4609 NE 5Th St Family Popovich Renton,WA 98059 Renton,WA 98059 4615 NE 5Th St Renton,WA 98059 Wilfredo&Josephine Malana David Ulrich&A Julie Nathaniel Lynch&Sandra Elgin C Jehan 4627 NE 5Th St 4631 NE 5Th St 4621 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Scott Bodenbender Mark Andrews&Sandra Larsen Christopher&Jinhee Kuhl 500 Chelan Pb NE 506 Chelan PINE 512 Chelan Pb NE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 6 AVERY® Address Labels Laser 5960TM Smooth Feed SheetsTM Use template for 5160® Casey&Mindy Jones Frank&Wendy Castro Jr. Douglas Herman 518 Chelan PINE 524 Chelan PI NE 501 Bremerton PINE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Kathleen Macleod Joseph&Marilyn Banz Jamie Kessler&Mathew Hartill 4514 NE 5Th St 4520 NE 5Th St 4526 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Edward&Cheryl Sweeney Michael&Jomarie Dorsett Buong Tick Ung&Yeumie Hue Truong 4606 NE 5Th St 4612 NE 5Th St 4618 NE 5Th St Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Mike&Cummings Rain Shineman Kathleen Gunovick Vicki Fidler&Brian Keller 505 Chelan PI NE 511 Chelan PI NE 517 Chelan PINE Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Raymond Chin Jacqueline Delamater Mark Chervets&Elena Don 523 Chelan PI NE 4617 NE 5Th PI 4611 NE 5Th P1 Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Joel Snook Gary&Kimberly London Robin&Ho Ming Chin 4605 NE 5Th P1 4521 NE 5Th Pl 4515 NE 5Th PI Renton,WA 98059 Renton,WA 98059 Renton,WA 98059 Not Available From County Not Available From County 4Th&Bremerton Associates 1560 140Th Ave NE#101 1560 140Th Ave NE#101 2800E Lake St#Lake0012 Bellevue,WA 98005 Bellevue,WA 98005 Minneapolis,MN 55406 Baljinder&Rashpal Buttar Kim Nicholas 13324 27Th Ave S 4501 NE 4Th St#B Seattle,WA 98168 Renton,WA 98059 6 AVERY® Address Labels Laser 5960TM Umg I 11; - a©r,� ill=it 1 J=s..r�r P ..-i 'r kli; e ! x , Y9 \Ii � I i LI!11� IN6 Kai.. •31 - ' ••. i .77 ,%, II, 'a0 1 a.p? 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NE 4TH STREET/SE 128TH ST/ ACOUGH LINPORTERLUNOEEN C1.03 DRAINAGE CONTROL PLAN CONSULTING SIRUCTI,... no N « CORPORATION g • MIMEWAI.8IDI °° FmY34,-SYY1 0-i �P,a e 1 — 4 "1st.< Ili �\ � / Er.-IIIIIIII Q„ ` un'=l�I� Ins'' 01 1=1in i\'I III01,2' i Jijsi Iii)? . 1 *' i 1 'I % i ila 4 ii zt ll R _ ; E F. v I, n 1 a i li i II! I il UP lilit . 11 a 11113 lf, E C / IIi4I I M 1I {t H IIa o i �111!114 g ait I i 1 i WI ii o Hfii��1 1 R !. I j ,i, I EIf 11 EI F ., E ill. 1 I : 1 41 !I 3 : a Eft S l �,1Ii1r1�Mr�� r� n/11��1 �� �/ mirie 1111111111111111111111111111 -t ` iiI DETAIL SHEET ODEGARDOFFICE BUILDING Associates giF mwm 0 0 CITY OF RENTON - Planning/Building/Public Works o a a JAN 16'0 20:1 2 '* 1055 South Grady Way - Renton Washington 9805' R- w 1'13(179E: r 0 .3 2 ADDRESS SERVICE REQUESTED F'RS F' RST -CUSS SEA Vg 1i81 01 ! I try U.S. POSTAGE .* Northwest Pacific Associates Llc — 600 108Th Ave NE#343 (V. i 'Th;E Bellevue,WA 98004 ,p.c-i.-1 \ ' rt 6...%., ,' ...,„"*.- \c, -)2.- c:\ ..4.).k7, \ ,, c.,.. v- ..„..p. i \i , ` �� d:'P VZ /� �(�� z ,f r Y i •.p' F $ 7,—,,.� c, t R4IUF 1 i 4E rl is 1.C1 !3 f 1 tt ! F 1 ! f l �_m_,. _� _ J-10 AU iNCa1rLiTi$' il:iE' illillui i;iF!iF�:::iiF:Ff,i:FPF:F:i:i,f:ini:itHii:i a 0 CITY OF RENTON ri_. '7"P: .4. Planning/Building/Public Works 4.1 Ch ... < 4°7 to\itat..., ill 4.....sar........................4 rm.: IPA,4 * 0 (- JAN ri.i.•14)o 2 : 1055 South Grady Way - Renton Washington 98055 to 1-- I 5'0 2 :: 03 2. Its= .... ADDRESS SERVICE REQUESTED PRSRT F 1 RST •CLASS SEA A ial 011 1 03 / PBMLTER 7213196 U.S. POSTAGE .* Illko (2" Kierstan Grunow ,(Thl 570 Elma PI NE ...b. Renton, WA 98059 •c") its ^.' -N1,-- />4*'4 _. 6Utic?'' ii:-;_-...(l -irl -. --,,,- - _ • :..„,..., ' r,"• 1 ' Nvr tA `1. '', ,"-. cll. :z_., -, 4,• Iiii!!!!IiiEdd!!iiiii iiIiiiilikiikiiiiiiiIiiiiiiidiiiiIiiiiiiiii $ 0 CITY OF RENTON . t... , 0 .�✓ .: �+t Planning/Building/Public Works a x- 1 � " JAN 15'0 2 `�/I'✓N "' 1055 South Grady Way - Renton Washington 98055 w ; t o - a •3 z ? ADDRESS SERVICE REQUESTED 7 13196 U.S. POSTAGE i'''' . Lawrence & Sharon Griffith it? 14217 SE 146Th St Renton,WA 98059 iltj. 'f r1ESCrr .r - -__Vyl icj old r; !• ! j {JiNi\iV i.Jv j'Y a.!, Ott -. ...-!_-�:'i'_ iiiiii itiiiii!iiiiiiddiiiiii iii iilh Eiiiitii i ihiiiii „ p CITY OF RENTON L r*, • Planning/Building/Public Works >�- a �+ 0 JAN t5'02 • /r'ow IN ` 2 1055 South Grady Way - Renton Washington 98055 w I .2r ' - 0 .J� 2 .. '* PRSRT FIRST -CLASS SEA ' 031 01 /1 0] — PBMETErR ADDRESS SERVICE REQUESTED y213196 U.S. POSTAGE , Derek&Terri Doremus �. �� 562 Elma Ave NE (� p�AZik Renton,WA 98059 � 'L.J� 0 �O� DORE562* 980593018 1900 23 01/19/02 FORWARD TIME EXP RTN TO SEND *tb DOREMUS ' DEREK PME 364 6947 COAL CREEK PKWY SE 1 � NEWCASTLE WA 98059-3136 ` RETURN TO SENDER �q�- '�i ' 1 11 ' l l I I ' 4 } i } '[ l!hi l l l' l AUMP'��+���/-RC"'�� i+fl!f�4! fi }}}tj} } s�}i f !f{ I!�}Ifl1!if!!�1:}}�s�:sll}xsl! ! !1 3 ! !i:s %4 © CITY OF RENTON a � �._.. _' - .� Planning/Building/Public Works :g " .e,vA I 1055 South Grady Way Renton Washington 98055 w JAM 15'0 2 r r_ �y ADDRESS SERVICE REQUESTED PRSRT F P T -CL ,SS SEA W 01 Oil I PBME9Ea 7213196 U.S. POSTAGE f't c,.• Diane Dempsey S r 24210 SE 156Th St �..� Issaquah, WA 98027 8 . 0 1, t % ....., zoue tor II i, !URN TO SENDER ; i yy j i i !' 3 i i i i ij . . . ;f 0 R W 6 R 0 �.�...... I G/t -7:Jr_ /-7e,e �' i iiiiliiidliiiidiildiiiii!iaiiiiiiiiilliiiiiiilifidiiiidilidi f - Return Address: City Clerk's Office City Renton �����A 40� 1055 South Grady Way L Renton,WA 98055 20050512002401 24.Oe CITY 0 RENGE00i OF 0c" SAS 05/12/2005 1416 KING COUNTY, WA Title: UTILITIES EASEMENT Property Tax Parcel Number: 1 d�-35_1O ID-- Project File#: 14 t7 O`t' Street Intersection or Project Name: HI( .1,4—Lipr-rj TroffiAzci Reference Number(s) of Documents assigned or released: Additional reference numbers are on page . Grantor(s): p Grantee(s): j.,:i}`hI I� T 1"o� �fj 114 (l (� 1. City of Renton, a Municipal Corporation Additional legal is on page T)_ of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION: A LAA,2 A 4-51 _ ti k)11tA 1I& vo q)047,-; (Aril 401 N A-C aAGtt. / V+ ;0,,(Acor py) ID Vq\lvt?vmf cD5 -4 y,t, tee'S , \P` t n e2 7..}7 w IVYt (-)114Alt7 \1441(14/0/fir 4--p 2-oa 3 $WPM380A\ Page 1 FORM 03 0013fbh/CA2-21-97 EXCISE TAX NOT REQUIRED 041,14040td4 Division -fi /6>C De 1 That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County,Washington,more particularly described on page 1. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall,upon completion of any work within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a. Erect or maintain any buildings or structures within the easement;or b. Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee;or c. Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. 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. tt _ IN WITNESS WHEREOF,said Grantor has caused this instrument to be executed this oXi day of l 1 20 OS. a �r gd46141/(-6,64-1-44-ft.p. cep-u.0 $WPM38)A\ Page 2 FORM 03 0013/bh/CA2-21-97 Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. 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/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such 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 ) .,,, s�P.,�At, On this day of v„ 0 ,before me personally appeared CHARLES F. KOKKO C�'�I+. �.� Ed — to me known to NOTARY PUBLIC be e 1,10.�c/ , of the corporation that STATE OF WASHINGTON executed the within instrument,and acknowledge the said instrument to be the free COMMISSION EXPIRES and voluntary act and deed of said corporation,for the uses and purposes therein MARCH 19,2006 mentioned,and each on oath stated that he/she was authorized to execute said instrument a that the sea fixed i the corporate seal of said corporation. Notary Public in lli for)he State c) 'W sl}ington Notary(Print) C;"k4 frieJ � G� My appoint ent expires: dye / 2006 Dated: y $WPM380A\ Page 3 FORM 03 0013/bh/CA2-21-97 EXHIBIT 11 LEGAL DE CRIPTION PUBLIC WATER AND SANITARY SEWER UTILITY EASEMENT HIGHLANDS PROFESSIONAL CENTER A PUBLIC WATER AND SANITARY SEWER UTILITY EASEMENT OF VARYING WIDTHS,AS NOTED ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINES;AND LOCATED IN THAT PORTION OF THE FOLLOWING DESCRIBED PARCEL: THE EAST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 10,TOWNSHIP 23 NORTH,RANGE 05 EAST,W.M.,IN KING COUNTY,WASHINGTON,EXCEPT THE NORTH 80 FEET THEREOF;AND EXCEPT THE WEST 70 FEET OF THE SOUTH 130 FEET THEREOF;AND EXCEPT THE SOUTH 217 FEET LYING EAST OF THE WEST 70 FEET THEREOF;AND EXCEPT COUNTY ROADS;EXCEPT THE , 11 WEST 70 FEET OF THE NORTH 87 FEET OF THE SOUTH 217 FEET. 1 C � 1V N SITUATFy1N THE COUNTY OF KING,STATE OF WASHINGTON. CENTERLINE NO.1. BEING 25 FEET IN WIDTH,HAVING 12.5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: COMMENCING AT THE NORTHEAST CORNER OF THE ABOVE DESCRIBED PARCEL; THENCE SOUTH 00°01'50"WEST ALONG THE WESTERLY MARGIN OF DUVALL AVENUE NORTHEAST 37.04 FEET TO THE POINT OF BEGINNING: THENCE NORTH 87°50'21"WEST 50.74 FEET TO A POINT HEREIN AFTER TO BE KNOWN AS POINT"A"; THENCE CONTINUING NORTH 87°50'21"WEST 167.45 FEET TO A POINT HEREIN AFTER TO BE KNOWN AS POINT"B"; THENCE CONTINUING NORTH 87°50'21"WEST 55.75 FEET,MORE OR LESS TO THE WEST LINE OF THE ABOVE DESCRIBED PARCEL AND THE TERMINUS OF THIS DESCRIBED CENTERLINE NO. 1. SHORTEN OR LENGTHEN SIDELINES TO MEET THE EAST AND WEST LINES OF THE ABOVE DESCRIBED PARCEL. CENTERLINE NO.2. BEING 15 FEET IN WIDTH,HAVING 7.5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT THE AFOREMENTIONED POINT"B"; THENCE SOUTH 01°24'16"WEST 107.42 FEET TO A POINT HEREIN AFTER TO BE KNOWN AS POINT"C"; THENCE CONTINUING SOUTH 01°24'16"WEST 41.92 FEET TO A POINT HEREIN AFTER TO BE KNOWN AS POINT"D"; THENCE CONTINUING SOUTH 01°24'16"WEST 18.50 FEET TO THE TERMINUS OF THIS DESCRIBED CENTERLINE NO.2. c 1--X1 iil J CENTERLINE NO.3. BEING 15 FEET IN WIDTH,HAVING 7.5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE. BEGINNING AT THE AFOREMENTIONED POINT"A"; THENCE NORTH 02°09'39"EAST 24.76 FEET TO THE TERMINUS OF THIS DESCRIBED CENTERLINE NO.3. CENTERLINE NO.4 BEING 15 FEET IN WIDTH,HAVING 7.5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE. BEGINNING AT THE AFOREMENTIONED POINT"C"; THENCE NORTH 88°35'44"EAST 13.59 FEET TO THE TERMINUS OF THIS DESCRIBED CENTERLINE NO.4. CENTERLINE NO.5 BEING 25 FEET IN WIDTH,HAVING 12.5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE. BEGINNING AT THE AFOREMENTIONED POINT"D"; THENCE SOUTH 88°35'44"EAST 19.51 FEET TO THE TERMINUS OF THIS DESCRIBED CENTERLINE NO. 5. CONCEPT ENGINEERING,INC. kill `"`��""\\\' C " 455 Rainier Boulevard North VD Jr . , Issaquah,Washington 98027 �S;OF 'Wets". .� (425)392-8055 Fax:1425)392-0108 y k :Ee ,.Y , PROJECT N0.24120 DATED:March 29 2005 ' .� ':.$At •4670 ;„4,0 ' k DP , 3' EXPIRES: 03/08/07 �. am 1 , ,___., .........,...._ N88'08'11"W 273.95' i 50.00' INJ CENTERLINE NO.1 NO2'09'39"E `' LriN 24.76''l o --� C_15�——�r� r F N87.50'21"W 55.75 167.45' - - 50_74_ - W -1-)1\— PT."B" 15'-rt I CENTERLINE NO.3 PT."A" P.O.B. 4-4 i _ iIII rn'-Pi F CENTERLINE NO.2 ( , co i I f IQ m PT."C" 1 I� CENTERLINE NO.4 c,__ o 'yrC co Ckl I i � � N88'35'44'E I , I 13.59' 1 i 1 PT."D" N L_ILI N88'35'44"E r ^— `�V 19.51' 18.50' I LL _J , M CENTERLINE NO.5 o Q 0 0 z o I zO 5 % GRAPHIC SCALE J , o t•ofIWAs,,:Pep 60 0 30 60 :it 1 �i',�� z; ( IN FEET ) g,", 1 inch = 60 ft. A 10 j670 ti° d EXHIBIT ,�'N, ,15' PUBLIC SANITARY SEWER AND EXPIRES: 03/08/07 ,, WATER, UTILITY EASEMENT `' SE 1/4, SW 1/4, SEC. 10, T. 23 N., R. 05 E9 W.M. CONCEPT ENGINEERING, INC. DWN. BY DATE JOB NO.c455 Rainier Boulevard North DJK 03-29-05 24120 Issaquah, Washington 98027 (425) 392-8055 FAX (425) 392-0108 CHKD. BY SCALE SHEET DJK 1" =60' 1 OF 1 Copyright © 1999 Concept Engineering, Inc. All rights reserved. • .Return Address: 111111111111111111111111111 City of Office 20050512002400 City o of Renton 1055 South Grady Way CITY OF RENTON OS 20.00 PAGE001 OF 002 Renton,WA 98055 0I/12/2005NG 14:16 ]3ILL OF SALE ( Property Tax Parma Number: ( i W S-- Or?- l'Inject File#:, f r1 tv; l Street Intasation`r "a,'tl f• •�� Addy e:. 111 k A%it, k= I efes-enee Number(s)of l pc-oment i assigned or released:Additional reference markers are on page I;rantor(s): LGi '7)c "°` ? Grantee(s): . -��- tl?���� 1. City of Renton,a Municipal Corporation 1 he Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to t le Grantee,as named above,the following described personal property: WATER SYSTEM: ` I ett Size - Aktu J e�4 it) vwt_T- L.F.of j water Mafia • � q c). L.F.of 1 water Main (x9—O9-1 L.F.of Water Main -3 each of / " Gate Valves each of " Gate Valves each of Fire Hydrant Assemblies S ANITARY SEWER SYSTEM: Length Size Type )EtA)Et___ 8„ Y ,G() L.F.of - V C " Sewer Main L.F.of _ Sewer Main S —3o2? L.F.of Sewer Main each of `ffi) " Diameter Manholes each of " Diameter Manholes each of " Diameter Manholes S I'ORM DRAINAGE SYSTEM: Length Size Type L.F.of Hey " Storm Line s)k)/ O L) 41 /22t) LF.of /,-" " Storm Line 3 r 9-c/ L.F.of " Storm Line ' U each of " • Storm hilet/Outlet y _ each of Cf3 " Storm Catch Basin each of Manhole STREET IMPROVEMENTS: (Including Curb,Gutter,Sidewalk,Asphalt Pavement) Curb,Gutter,Sidewalk 3g0 L.P. Asphalt Pavement: 8,28 SY or L.F.of Width S'MEET LIGHTIN #of Poles B, 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, ad ninistrators and assigns forever. �'t Fj, Qbt:fil @, li:\F".LESYS WRMNIAHNDOLTIIBILISALEDOCNAB Page 1 • Form 84 0001/bh IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OPACKflOWLFJX M.KKT Notary Sea]must be within box STATE OP 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!mow or have satisfactory evidence that signed this instrument,on oath stated that be/she/they was/were authorized to execute the'instrument and acknowledged it as the and of to be the free and vohmtary act of such party/parties for the uses and purposes mentioned in the instrument. a 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 _ CO KING On this day of ), l ,t,before me personally appeared A , c( to me known to CHARLES E. KOKKO- be M GtN�_ of the corporation that NOTARY I A RY PUBLIC I V the within t'�acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein exeented STATE OF WASHINGTON m��,and�,on oath stated that be/she was authorized to execute said CUMMISSIO I EXPIRES i that tjie seal affixed is corporate seal of said corporation. i MARCH 19, 2006 '' - I'l. r....)_---7-- "---- Notary 1 blic inAd for�the S to,9f ashington Notary(Print) 4✓bJ f P( lc-)" My appoint',I} t expires: S (9' —0(> Dated: it/ V 70< — Page 2 ;; CITA )F RENTON •.LL '¢' Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman September 10, 2002 Robert&Elizabeth Odegard PO Box 165 Medina, WA 98039 Re: Renton Highlands Professional Building File No.: LUA-02-003,SA-H,V-H,ECF Dear Applicant: The Examiner's Report and on the above referenced matter,which was issued on August 20, 2002,was not appealed within the 14-day period established by ordinance. Therefore,this matter is considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. Please feel free to contact this office if further assistance or information is required. Sincerely, 9 t Fred J. Kaufman Hearing Examiner FJK/kw cc: Jason Jordan,Development Services Andree DeBauw,Development Services 1055 South Grady Way-Renton,Washington 98055-(425)430-6515 RENTON C. AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY U'F RENTON Planning/Building/PublicWorks Department Jesse Tani er,Mayor Gregg Zimmerman P.E.,Administrator June 6, 2002 Elizabeth Odegard 1620 Duvall Avenue NE#200 Renton,WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003, ECF, V, SA-H Dear Ms. Odegard: The Development Planning Section of the City of Renton has determined that the subject application, as resubmitted on June 5, 2002, is complete and will be taken off hold. The project is scheduled to go to the Environmental Review Committee (ERC) on June 25, 2002. Assuming the ERC issues an environmental threshold determination that day, the project will be tentatively scheduled to go before the City's Hearing Examiner on July 23, 2002 for final review. Please contact me, at(425) 430-7219, if you have any comments or questions. Sincerely, Jaso . Jordan Associate Planner cc: Robert& Elizabeth Odegard (owner) Jennifer Henning, Principal Planner Hold letter RENTON 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE ®This paper contains 50%recycled material,30%post consumer AFFIDAVIT OF PUBLICATION Christina Meyers, first duly sworn on oath states that he/she is the Legal Clerk of the NOTICE OF ENVIRONMENTAL DETERMINATION SOUTH COUNTY JOURNAL ENVIRONMENTALCOMMITTEEEVIEW RENTON,WASHINGTON 600 S. Washington Avenue,Kent,Washington 98032 The Environmental Review Committee has issued a a daily newspaper published seven(7)times a week. Said newspaper is a legal newspaper of Mitigated f for the followingof project Mitigaatect general publication and is now and has been for more than six months prior to the date of under the authority of the Renton publication, referred to, printed and published in the English language continually as a daily Municipal Code. newspaper in Kent, King County,Washington. The South County Journal has been approved as a HIGHLANDS PROFESSIONAL legal newspaper by order of the Superior Court of the State of Washington for King County. BUILDING LUA-02-003,ECF,V,SA-H The notice in the exact form attached,was published in the South County Journal (and Environmental review for not in supplemental form)which was regularly distributed to the subscribers during the below construction of a two-story office stated period. The annexed notice, a building. Location: West side of Duvall Avenue NE approximately HIGHLANDS PROFESSIONAL BLDG Ave feet north of t ot D Avenue NE and NE 4th Streett intersection. as published on: 7/1/02 Appeals of the environmental determination must be filed in writing onThe full amount of the fee charged for said foregoing publication is the sum of$90.38, charged to Appeals r before must5 PM fileJddgy n15, 2002. writing Acct. No. 8051067. l the required in wr5.00 together with $75.00 application fee with: Hearing The cost above includes a$6.00 fee for the printing of the affidavits. Examiner, City of Renton, 1055 South Grady Way, Renton, WA Legal Number 10539 ' 98055. Appeals to the Examiner are ` governed by City of Renton / Municipal Code Section 4-8-110.B. j Additional information regarding the Lege Clerk, Sou h Cot1n Jo al appeal process may be obtained from the Reston City Clerk's Office, (425)430-6510. Subscribed and sworn before me on this g��day of 2002 A Public Hearing will be held by the Renton Hearing Examiner in the • `\\``�� tq ILi i f� uly ����i, A 23,u2002 ancil t900rAM tto cony lsider, on Jthe �` �P,.•• q49'�i variance site plan. If the `�` c ,.��SSION 4.. 0% Notary Public of the State of Washington Environmental etermination is c,,- �. .• residing in Renton appealed, the appeal will be heard N0TAHy `r = King County, Washington as part of this public hearing. Interested parties are invited to —O— • attend the public hearing. the South.•� PUB LAG Journal July 1 Published1n2002. 10539 County .'1,�.;•.C H 8 2..•��`�� ,'0,,�F tW A S N\�. NO-110E . ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003,ECF,V,SA-H The applicant is requesting Hearing Examiner Site Plan Review,Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces.The proposed structure is two stories and would total approximately 45 feet in height.A 13,400 square loot Category II wetland and drainage course are located in the southeastern portion of the subject site.The applicant has requested to fill approximately 2,031 square feel of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland.The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging,which would require en enhanced buffer on the southern portion of the development.Lastly,a Critical Areas Variance Is necessary to culvert an existing drainage course In order to access the site from Duvall Avenue NE.Location:West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE end NE 4e Street intersection. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be Bled In writing on or before 5:00 PM July 15,2002.Appeals must be filed In writing together with the required 575.00 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 4-6-110.B.Additional Information regarding the sppeal 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 In the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,Washington,on July 23.2002 at 9:00 AM to consider the proposed Variance and Site Plan. If the Environmental Determination Is appealed,the appeal will be heard as pert of this public hearing. ...49_ '.+ at r g�_ 1 IS 111 A -' "It 1---- :Ali ;��lc. : 14:• 1 1 f'� Al iiir lt, 4 sl .s i i '._,, ..., ..„.....,� - iara`l A • 1---1 mot'�-T1'' s s 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 MARii..YN K41CHEFF NOTARY PUBLIC STATE OF WASHINGTON CERTIFICATION COMMISSION EXPIRES JUNE 29, 2003 I, C h e (l , hereby certify that3 copies of the above document were posted by me in 1 conspici Q s places on or nearby the described property on Signed:7) c-A1.J -o�'c �r� ATTEST:Subscribed worn before me,a Notary Public,in and for Mate of Washington residing i C.W T' ,on the as Yid day of �D� MARILYN KAMCk1EFF MY APPOINTMENT EXPIRES:6-29-03 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the ) t0 i'r day of Tu k vj , 2002, I deposited in the mails of the United States, a sealed envelope containing NeG✓'ma, c Xa L 2✓ Ioit- +1 5 a' documents. This information was sent to: Name Representing ).. ( 0,\e In e..14.- . . AviAt k.) &Laen , P. 0. (�. Ze\d. Y-� Ii7al2-c-f 1 Ubc(.4-c✓) ewn.c✓1 fie PLca-14f (Signal ure of Sender) �zxLL STATE OF WASHINGTON ) SS COUNT Y OF KING ) I certify that I know or have satisfactory evidence that 7 nvir 1/ ! �oBoftic.) signed this instrum nt and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the it strument.r � 71vZ� ILYN KAMGHEFFnand fr the State of Wington TARY PUBLICNotary(Print>MARIt_YN KAMCHEFF E IS ION EXWASHIN IRE My appointmet( MENT EXPIRES:6-29-03 MISSION EXPIRES JUNE 29, 2003 Project Name: ' I � Project Number: J IAA O l av3 , t=.C,>; i v , �PI- k NOTARY.Di)C AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Kelly Williams being first duly sworn,upon oath, deposes and states: That on the 20th day of August, 2002 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: \6a(b.j,Dasu&m5 SUBSCRJ 4ND SWORN to before me this da of 2002. ,....„ Y ri1'. ,„ L. 0 INo Public in and f r Ole State of Washington, Illttittptecorvidel ,� Residing at S,o A-ill a, ,therein. Application,Petition, or Case No.: Renton Highlands Professional Building LUA-02-003,ECF,V,SA-H The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT August 20,2002 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: Robert and Elizabeth Odegard PO Box 165 Medina, WA 98039 Renton Highlands Professional Building File No.: LUA-02-003,SA-H,V-H,ECF LOCATION: The proposed location for the office building is the west side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE Lim Street intersection. SUMMARY OF REQUEST: The proposal includes a two-story 21,800 square foot office building with 64 parking spaces. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on July 16,2002. 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 July 23,2002 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,July 23,2002,at 9:30 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: Drawing A001, Site Plan application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Drawing A202&A201,East,South, Exhibit No.4: Drawing A101 &A102,Lower and West and North Elevations Upper Level Floor Plans Exhibit No.5: City of Renton Zoning Map Exhibit No.6: Drawing C 1.04,Preliminary Utility Plan Exhibit No. 7: Drawing C 1.03,Drainage Control Exhibit No.8: Drawing C 1.02, Grading Plan Plan Exhibit No. 9: Drawing Ll &L2 Landscape Plans Exhibit No. 10: Neighborhood Map Renton Highlands Professional.,...ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 2 Exhibit No. 11: Aerial Photo of Site The hearing opened with a presentation of the staff report by Jason Jordan,Associate Planner,Development Services, City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant is proposing to construct a 21,800 square foot medical and professional office building. The subject site is located north of the NE 4th Street and Duvall Avenue NE intersection. The structure is proposed to be two stories in height and would be approximately 45 feet above finished grade. The medical professional office building has been designed in conjunction with 64 parking stalls,which would be located west and north of the proposed building. Pedestrian and vehicular access is proposed from Duvall Avenue NE. The applicant is also requesting a variance from the tree cutting and land clearing regulations to culvert approximately 30 linear feet of a drainage course. The Environmental Review Committee(ERC) issued a Determination of Non-Significance Mitigated(DNS-M) for the project. The DNS-M included 12 mitigation measures. There were no appeals filed. The first mitigation measure is related to the geotechnical report. Two through seven are related to storm water and erosion control conditions. Eight involves compensatory storage for flood control. Nine and 10 are associated with the wetland. Conditions 11 and 12 are standard impact fees. The applicant has worked with the biologist to ensure that the wetland will not be affected. They are also proposing to enhance the wetland and the current drainage course. The Comprehensive Plan Land Use designation for this property is Center Suburban(CS). This proposal is a medical and professional office building that is intended to serve the immediate area of the neighborhood and beyond with needed medical and professional services. In regard to landscaping requirements,the applicant has proposed perimeter and interior landscaping in the parking areas. The applicant is proposing to fill some wetland;however,per Code they are required to create new wetland at a two to one ratio so there will actually be additional wetland created. The subject site is zoned CS,which was established to provide for a wide variety of commercial,residential and professional uses and services. The CS zone allows medical professional office facilities subject to site plan approval. Development Standards within the CS zone allow lot coverage to be 65 percent. In this case there is only 11 percent lot coverage,which is well below the maximum allowed. The CS zone requires a minimum front yard setback of 10 feet to a maximum setback of 15 feet,which can be modified through the site plan process. The applicant is asking to modify this. The Code states that if there are critical areas or other site constraints the reviewing official may modify the maximum front yard setback. The applicant is proposing a 68-foot front yard setback. The reason for this request is the location of the wetland. The 68 feet is from the Duvall Avenue property line to the eastern building façade. There is an existing Category II wetland between the building façade and the property line and the wetland's 50-foot buffer. This is the reason the applicant is asking for the 68-foot setback which staff is in support of. No other side or rear setbacks are required unless the site is abutting a residential zone. Height within the CS zone is allowed to be a maximum of 50 feet. In this case the proposal is for a two-story structure,which will be approximately 45 feet above grade at its highest point. Renton Highlands Professional File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 3 The Municipal Code requires a minimum of three parking stalls per 1,000 square feet of gross floor area up to maximum of 4.5 parking stalls per 1,000 square feet of gross floor area. The applicant has indicated that the gross floor area for the proposed structure is 17,412 square feet. There is a difference between 17,412 and 21,800 total square feet because common spaces such as restrooms are subtracted. The minimum required parking for 17,412 square feet is 53 stalls to a maximum of 79 parking stalls. The applicant has proposed to locate 64 parking stalls on-site,which is in the middle of the range required. All parking would be accessed off of Duvall Avenue and it is critical to note that this is the only access point that the applicant is proposing as it is the only public street the property is abutting and they have located the access point in that location to try and minimize the impacts to the critical areas on-site. The subject site is also located within the Center Suburban Overlay District B;however, since there is no residential component associated with this project it is not subject to any additional standards. In regard to mitigation of impacts to surrounding properties,the site is surrounded by commercial uses. The proposed medical professional office building is not expected to adversely impact surrounding properties. The use is clearly supported by the Comprehensive Plan polices and would provide necessary medical and professional services to this area of the City. Construction activities would result in some short-term noise,dust and traffic impacts to surrounding properties. These impacts would be limited to the construction phase of the project. Per Code the applicant would be required to submit all construction mitigation plans outlining mitigation measures to be employed for minimizing dust,noise and odor to the surrounding area. In addition,the applicant would be required to fulfill all the mitigation measures imposed by the ERC during project construction,which should minimize impacts to surrounding property owners. There are also Code Provisions that would limit construction work hours,which would also mitigate potential impacts to neighboring properties. The applicant has not submitted a lighting plan as part of the review so staff is recommending a project condition asking the applicant to submit a lighting plan so that they can verify that there is adequate light on the property and that the light does not spill onto the neighboring properties or too far into the wetland area and disturb any wildlife that may be present. Staff is asking for a lighting plan prior to building permit approval. The applicant has proposed to locate the medical office building approximately 35 feet north and west of the existing wetland boundary. They have done this for a couple of reasons. First of all,they have asked to reduce the buffer by 25 feet. It is a Category 2 wetland,which requires a 50-foot buffer that may be reduced to 25 feet. The applicant is proposing to fill a portion of the wetland and proposing to relocate it in another area away from the structure. The applicant is proposing to include a 10-foot no build so beyond the 25-foot buffer there will be a 10-foot no build area. This will allow equipment during construction between the building façade and the 25- foot wetland buffer. They are really providing a 35-foot setback from the wetland edge. The buffer averaging will be made up in the southeast corner of the site at a one to one ratio as required by Code. The proposed building placement has allowed the applicant to provide open space courtyard like areas between the wetland, its buffer and the building. The building is oriented to view the wetland and utilize that space. Even though it is a sensitive area they may use it as an amenity to the site. In addition,the applicant has proposed to locate the only vehicular-pedestrian access at the northeast corner of the property,which minimizes the impact to the site by keeping the one access point as far away as possible from the existing wetland and drainage course. With respect to area wide conservation property values,this proposed development is expected to increase property values in the vicinity of the site. Renton Highlands Professional--ling File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 4 Staff feels that the medical and professional office building would not impact natural or artificial light to the site. The building is located in the center of the site and would not cast any significant shadows on neighboring properties. The building has been designed with multiple openings and windows that would provide adequate circulation throughout the building. The Fire Department and Police staffs have indicated that existing facilities are adequate to accommodate the proposal. In addition the City's Public Works Department has indicated that there are sufficient utilities in the area to serve this development. Mr. Jordan then reviewed the consistency with the variance criteria. This is not a critical areas variance,the stream regulations have not been moved into the critical areas section of the City's Code. They are still within the Land Clearing and Tree Cutting regulations. The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to culvert approximately 30 linear feet of the regulated drainage course to have a vehicular and pedestrian access point off of Duvall Avenue SE. In regard to questioning from the Examiner,Mr.Jordan stated that it is a small area and the applicant has gone through several renditions to try and work with the existing site constraints that are there. The applicant has worked with staff extensively on this project and has been working on this application since January of this year. The culvert is necessary as it is the only access point so staff does not feel that this would be out of line with the criteria established. This is the best location for the crossing; it minimizes the impacts to the existing critical areas. The project has been designed to provide the one vehicular access point. It is subject to the 1998 King County Storm Water Manual and it probably has been over designed in terms of making sure that the development will not impact the surrounding properties and if there is a 100-year flood event the property could handle it. Other properties in the area do have access,which is critical to their development and use. The applicant is asking for one access point in the area that would pose the least impact to the wetland and the drainage course. It should also be noted that other developments of this size would probably prefer two or three access points but the applicant has designed the project in such a manner that there in only one access point due to the existing site constraints. Staff does not feel that this is a grant of special privilege inconsistent with other properties in the area. The applicant has requested one access point in a location that poses the least amount of impacts to the existing Category II wetland and regulated drainage course. Staff recommends approval of the Renton Highlands Professional Office Building subject to the condition that the applicant provide a separate lighting plan to be reviewed and approved by the Development Services Division prior to the issuance of the building permit. Rich Wagner,Baylis Architects, 10801 Main Street,Bellevue,WA 98004 introduced the members of the team that have been working on this project. He stated that they have had two successes in relocating wetlands,both of which occurred in Issaquah. The measure of those successes has been the annual monitoring and cleaning up and planting when necessary. It has been recommended that they conduct a five-year monitoring program. Mr. Jordan added that it is actually a Code requirement for maintenance and monitoring. Mr. Wagner stated that the applicant supports staffs report. The applicant does not have a problem with submitting a lighting plan as staff has requested. He added that this has been a tough project. The applicant Renton Highlands Professional...ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 5 began working on it three years ago and he has been involved for two years. They recognized that there was a watercourse on site and determined it was an amenity they wanted to retain. The Department of Fisheries encouraged the retaining of the watercourse. In the original plans they had a building in the northwest portion of the site as well as the southeast portion of the site because it appeared that there was plenty of developable area there. One of the first things that happened when they began working with the City is that the ditch was actually classified as a stream which meant that not only would they have to leave it as an open amenity they would have to step back from it quite a bit. The banks at the time were thought of as overgrown but not as a wetland; however,when the biologists went to the site they saw some wetland indications and the wetlands were really paralleling the stream itself. This is why in their proposal there is substantial mitigation on the whole wetland watercourse. After the first submission to the City is when they were informed that it was actually a flood plain issue and it was a flood plain issue that was created by upstream impacts not impacts on the site. Once the flood plain was identified and worked over then the engineer had to work it again to accommodate the flood capacity. This area has performed as a flood capacity holding pond for many years. The need continues to increase as upstream capacities continue to change. In the final design they are in agreement with staff's final recommendation. He asked to reinforce that the variance they are requesting is for access only. He added that the modification to the setback requirement is clearly to preserve a critical area. Another impact looked at was the parking requirement. The applicant tried to hit the middle of the required range for parking and feel that it will be tolerable. Any fewer parking stalls would make the usability of the facility far less desirable. Elizabeth Odegard,PO Box 165,Medina,WA 98039 stated that her husband is a dentist in the Highlands and when he was outgrowing his space they looked all throughout the area and could find no available space. They came across the proposed site and loved the location. She has spent the last three years trying to develop it. She has letters from the Department of Fish and Wildlife stating that there is a watercourse on-site and they may change the watercourse. She was actually given a map showing where they could move it because it was considered insignificant. The original wetlands biologist determined that it was not a wetland,that it was basically a drainage ditch. She feels that what has happened is a last lot syndrome. What was a drainage ditch off the road had to handle any upstream development. She added that one of the deceiving things is that on the map is shows the area as green and beautiful and expanded. She has walked the entire property through every delineation and has seen car batteries. If there is anything living in the area she would be shocked. What they plan to do is enhance the site. She also pointed out that to the south of the property is 100 percent impervious and what they have done with the buffer will enhance the existing quality. Mr. Jordan added that this is a complicated site and many neighbors had many concerns initially. Ms. Odegard had talked with the neighbors and all parties of record and to her credit there are no parties of record present at the hearing. Nick Lenington,217 Pine Street, Suite 300, Seattle,WA 98101 stated that he is the engineer for the project. In terms of the flood plain mitigation what they are proposing to do is everything that is displaced by the building will be mitigated on the southeast corner as part of the wetland and they will regrade portions of that to add additional volume to the floodplain such that it does not create any issues with the neighboring properties. Additionally,they will regrade it such that it flows downstream so that when it backs up and dissipates it does not create a ponding situation. Renton Highlands Professional nu„ding - File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 6 In regard to bridging the entrance,they have looked at this possibility and the one issue that came up from the Utilities Department was that in order to get the bridging in they would have to create a bridge abutment which would be in the right-of-way creating an encumbrance for future utilities. The existing stream runs right along the property line so to put a bridge in they would have to be in the right-of-way. Another issue is cost. The bridge is a very expensive process as opposed to a culvert system. Kayren Kittrick,Development Services, 1055 S Grady Way,Renton, WA 98055 stated that there is a large diameter sanitary sewer right along the edge of the property so they did object to a bridge abutment in that vicinity. The location of the driveway was not considered ideal by the Transportation Division who was informed that going across the middle of the wetland was not acceptable. 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 10:30 a.m. FINDINGS,CONCLUSIONS&DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: Findings: 1. The applicants,Robert and Elizabeth Odegard,filed a request for approval of a Site Plan for an office building together with a Variance from the Land Clearing and Tree Cutting Ordinance. 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 west side of Duvall Avenue NE approximately 150 feet from NE 4th Street. 6. The subject site is approximately 2.26 acres or 98,654 square feet in area. The subject site is approximately 273 feet wide across the Duvall Avenue NE frontage and approximately 360 feet deep. 7. The subject site was annexed to the City with the adoption of Ordinance 4404 enacted in June 1993. 8. The subject site is zoned CS(Center Suburban). 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of center suburban uses including retail,residential and commercial uses,but does not mandate such development without consideration of other policies of the Plan. 10. The subject site slopes gently down toward the southeast where a wetland and drainage course run through the site. The drainage course enters the site near its northeast corner along Duvall Avenue. It then flows to the south, southwest and then west where it leaves the site in the southwest corner. Renton Highlands Professional....ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 7 11. The wetland dominates the southeastern quadrant of the subject site. It is approximately 13,400 square feet in size. It is a Category II wetland and requires a 50-foot buffer to protect it from intrusions or degradation. The applicant proposes changes to the buffer area and wetland itself to create a buildable pad oriented to the northwest portion of the parcel. The applicant proposes filling in approximately 2,031 square feet of wetland at its northernmost extent adjacent to Duvall Avenue and west of the stream course and creating an additional 4,080 square feet of wetland as compensation. The new wetland would be along the southeast margin of the existing wetland. This meets the requirements of a 2 to 1 ratio for filling and replacing of Category II wetlands. 12. The applicant has also proposed buffer averaging. It would reduce a portion of the 50-foot buffer along the northwest side of the wetland to the minimum permitted 25 feet and enhance the buffer at the most southeastern corner of the site. While reducing the buffer on the northwest side of the wetland to 25 feet, the applicant has proposed creating an additional 10 foot"no build zone" in effect,creating a 30 foot buffer adjacent to the building's wetland facade. 13. The proposed building will contain 21,800 square feet over two-stories. The building will be generally triangular in shape to work around the wetland that runs at a northeast to southwest diagonal. The building will have a stepped or saw tooth southeast facing facade facing the wetland. The interstices between the steps will have plantings and fenced decks to allow enjoyment of the wetland features but keep people from straying into the wetland. The roof will have a stepped design providing visual breaks in the overall height. The building will be 45 feet tall,which is five(5)feet less than the 50 feet permitted. 14. The building will require between 53 stalls and 79 stalls(3 to 4.5 per 1,000 square feet of gross area). Staff calculated the building to be approximately 17,412 square feet. The applicant has chosen the midrange of 64 stalls. Parking would be located north and west of the building,away from the wetland areas. Access to the parking would be from the northeast corner of the site to Duvall Avenue. 15. In order to provide access to the subject site the applicant has proposed culverting the creek that crosses the site adjacent to Duvall Avenue. The applicant contends it is the only location for a driveway since the remaining areas of the lot are either bounded by wider expanses of wetland or third party private property. 16. In order to allow access at the location noted above,the applicant would need a variance to culvert approximately 30 linear feet of the drainage feature. The applicant needs a variance from the Land Clearing and Tree Cutting Ordinance. Staff and the applicant note that this is the narrowest area of the wetland and an area where the drainage course is closest to Duvall Avenue. 17. The applicant proposes improving the drainage course and enhancing both its natural appearance and flow. Conclusions: 1. It appears appropriate to determine if the Variance is appropriate for the subject site before discussing the Site Plan. The site could not be developed as proposed if the variance were inappropriate. Variance 2. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; Renton Highlands Professional ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 8 b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 3. A large portion of the site's frontage along Duvall Avenue is dominated by the wetland or wetland buffer or stream course. If the variance were not granted,there would be no direct access to the subject site from a public street. The applicant is,at least,entitled to access to a street. The wetland and associated constrained property are a sufficient constraint in this case and would truly limit access to the site. 4. While culverting a drainage course is not the best way to preserve precious environmental characteristics of a site,the proposed culverting is limited to the smallest segment necessary to allow reasonable access to the site. It should unduly not harm the public welfare or other property in the vicinity. While culverting can affect stream flow by smoothing channel sides,which could increase velocity,the limited run of culverted stream and the increased wetland should limit the impacts. 5. Staff noted that allowing access to a private parcel from a public street even if it requires culverting is not the grant of a special privilege. This is due to the fact that property owners are entitled to reasonable access and reasonable development potential. 6. The 30-foot culvert provides enough room for a safe driveway width. It minimizes the intrusion into the remaining stream course or wetland areas. It appears to be the minimum necessary to provide access to the subject site. Site Plan 7. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; Renton Highlands Professional ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 9 The proposed use satisfies these and other particulars of the ordinance. 8. The proposed professional office building is compatible with the goals and policies of the Comprehensive Plan. It will provide space for service uses that support the community. The proposal also makes good use of a rather constrained site. The building has been specifically designed to take advantage of the wetlands environment that dominates the southwest quadrant of the subject site. The environment is not only protected but with the building design will be able to be enjoyed by tenants and patrons of the future businesses. 9. The building meets the Zoning Code's bulk dimensional standards and complies with the required setbacks of the Center Suburban Zone. Compliance with the Building and Fire Codes will be determined when a building permit application is submitted. The increased 68 foot setback to avoid the wetland is an appropriate modification. 10. The building is setback from its property lines and at only two-stories in height should not create any untoward impacts on its neighbors. There will be additional traffic but that was anticipated with the adoption of the Comprehensive Plan designation and the zoning attached to the site. The building is well layed out on the site and, as noted above, it relates well to the wetland and buffer areas. Site lighting could be an issue if the wetland is to serve some habitat value. The applicant will have to submit a lighting plan that shall be subject to staff review and approval. 11. The development of the subject site should increase property values and developing a vacant lot should increase the tax base of the City. 12. There seem to be reasonable circulation patterns for both vehicles and pedestrians on this constrained site. 13. The low-rise,two-story building should not impede the passage of light and air to the site or to surrounding uses. 14. The site is located in a growing suburban area and has adequate utilities. The applicant will be paying appropriate mitigation fees to offset its impacts on traffic and emergency operations. 15. In conclusion, if the ultimate development mirrors the creative design plans,the project should be a welcome addition to this area of the City. Decision: The Site Plan and Variance are approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant shall be required to submit for a separate lighting plan to be reviewed and approved by the Development Services Division prior to issuance of building permits. Renton Highlands Professional ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 10 ORDERED THIS 20th day of August,2002. Ill N FRED J. KAU HEARING EXAMINER TRANSMI FI bD THIS 20th day of August,2002 to the parties of record: Jason Jordan Robert&Elizabeth Odegard Rich Wagner 1055 S Grady Way PO Box 165 Baylis Architects Renton, WA 98055 Medina,WA 98039 10801 Main Street Bellevue, WA 98004 Kayren Kittrick Nick Lenington Eugene Mjelde 1055 S Grady Way 217 Pine Street,#300 5623 S Bangor St Renton, WA 98055 Seattle, WA 98101 Seattle,WA 98178 Annette Hayden 20548 SE 159th Street Renton, WA 98059 TRANSMITTED THIS 20th day of August,2002 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev. Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Alex Pietsch,Economic Development Director 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.,September 3,2002. 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 110,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. Renton Highlands Professional ding File No.: LUA-02-003,SA-H,V-H,ECF August 20,2002 Page 11 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. 4,iiktolil illaall...„4 1 I 05P t, S ! 1l '''' 00 51‘ UN\oN PJ�NVi. t ® ®� air 11�� 3 e 'I . ' ' i4 4 n® 1 ' J S 2 n z �_' [ iI a 7 =• 47f •f• tTX S.a 1rc..�w, _i. _ � "'"*"'le.... �' �'+' f ..le skat a, rr --. ..._.. , aEjr 1YB TM �l,�`- ....T'"'" ,a r -" Ze )11 -- -,-ice -y — — .. •S ,'.S .,.. Se,28TN..� . f .,., rye s..< sf~3zerH < q .1 ¢� '� " ' � . T— eta_ i . _ DI I T23N R5E W 1/2 [CIO -.." 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H 1; ���, Q.'....1 ' —Alit ..l• enwe ,adoS.F . _. .w ... _L • aarve':w a \0A4M ON. DUVALL AVENUE 1 E: '•r':• SITE PLAN SITE PLAN ..WAY 01 1 =1 PRELIMINARY-NOT FOR CONSTRUCTION A00 I • RIOIMA WAGER I I I I I I I I I i I I I I I Ip.la I KJm I I oz I I I I ---I— I 1 1 •` m' "--. I I Z o I f ��^APMLI Z 1Illll� !l1�IR=1, !� ���e�� _ ra=4 - I „DA, I I I 14 NORTH ELEVATION I i ZQ I I I I I I I I n. 0 LII I I I I I I I 1-------4 I I HCL � Y;y— I — I I - - No, r r Irit-ir. ,, \, .. km Fil i 1 1 _t._ -- - EXTERIOR -- ELEVATIONS Ib EAST ELEVATION 1 w.� PRELIMINARY-NOT fORCONSTRUCTION A20 n n �J RICHARD WAGNER i I I I I I I I I I I I r I I I I I I I I I I �Z Z° I I I . I I I I i p i r I - _ -1 = _;;ram._ -. - ,^ i:- LV co !lc -1 ME ,YllgJNiWii�iitrf - rz s-iy E� Z =-=--===i==-=—=--= wilimi0.1111.11111:7-.- t LT. Fewo�r.•�ovso�Y1�irof�0,.:*:a�YIY:dim. - --=--==--ii,;iiiii I I I '_. .m 14 SOUTH ELEVATIONnoon ow..„p o-„IN ZJ I I I I I I I I I I I I I i I ! 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GREr 1 i , I, .., -:, . - TENANT IA I ' I I . 4250 5F 1 . — ., "..,/ \ 1 1-- . .:., l'. ,, I UJ,--. -.4.• .- ..,. , I i 1 I la t.. 0< .._,.. ., .1, . . si, -..1, .1, . 1 , i .,..- ,.!, N.1., .1, .1„ . , TQ i ,Il , \ _ , .. , 1 . \ , I N 1,. ...__=., - .. N. ....... ---- N -"--. LEVEL I `..., FLOOR PL4N 1 I LEVEL I FLOOR PLAN Mr PRELIMINARY-NOTFORCONSTRUCTION A101 11 CITY OF RENTON HEARING EXAMINER PUBLIC HEARING J U LY 23, 2002 AGENDA COMMENCING 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: Parkview Homes PROJECT NUMBER: LUA-02-061, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for an 10 lot subdivision of a 1.77 acre site located within the Residential - 8 (R- 8) zoning designation. The proposed lots are intended for the eventual development of detached single family homes—lots ranging in size from 5,565 square feet to 14,034 square feet. The existing residence is proposed to remain on new Lot 1 and all out-buildings will be removed. Access is proposed via improvements to the east half of a new public street, Camas Avenue NE, that extends north from NE 24th Street and terminates in a cul-de-sac. Location: Northeast corner of NE 24th Street and Camas Avenue NE. PROJECT NAME: Highlands Professional Plaza PROJECT NUMBER: LUA-02-003, ECF, V, SA-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the required 50-foot wide wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require enlarging the buffer on its southern boundary. Lastly, a Variance from the City's Land Clearing and Tree Clearing regulations is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. Location: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. hexagenda , 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: July 23, 2002 Project Name: Renton Highlands Professional Building Applicant/Owner Robert& Elizabeth Odegard Address: PO Box 165 Medina, WA 98039 File Number: LUA-02-003, SA-H, V-H, ECF Planner: Jason E. Jordan • Project Description: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the required 50-foot wide wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require enlarging the buffer on its southern boundary. Lastly, a Variance from the City's Land Clearing and Tree Clearing regulations is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. Project Location: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. _,,t1° ,..•'/,L''' ' u.t°3 1 44, 1 I I WI,, 0,I I, ;(.:111,„",3S:3::,1-,-.7:3'; `.4.;! „3 " ii'"' " N ' ' - .;:i 11' I 1 Ft-Va'' I V Ls ' r eo°°oE 4s 1 ' SIT` ,.< '4., 1 1 N PJ a I.O. 8, ,.I' « r...o.w ••: 471" uN � i . es__ ..,..© a e • t' A S� Np I` ��0;i ;! � $ 4iL Z ,,.' 0 i sfP M• /(3 I „...I ,,•I .,... ; jz , , e,.'•, .^r.Folea.;,,o:+l 'f z. ••-sr.... �•; gr C�'/ w .:,-1;,',..., �> �� v ....: . . .,..«�. .... SE I28 iMr4 -- a• 5E�12BT1.9T. t \ t4/.: [j_i; Ste• R ly1.,". 1 W '•1i t 4.4 ®1 _. _'O� .t <cN <�Re.po6[9,oeW5 SN 3n01 i' 4d '� I �.—_ C ; ,{�SII I ...� • City of Renton P/B/PW Department aliminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003,SA-H, V-H, ECF PUBLIC HEARING DATE:July 23,2002 Page 2 of 10 B. EXHIBITS The following exhibits are entered into the record: Exhibit No. 1: Yellow file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing A001, Site Plan (Received June 6, 2002). Exhibit No. 3: Drawing A202 & A201, East, South, West and North Elevations (Received June 6, 2002). Exhibit No. 4: Drawing A101 &A102, Lower and Upper Level Floor Plans (Received June 6, 2002). Exhibit No. 5: City of Renton Zoning Map Exhibit No. 6: Drawing C1.04, Preliminary Utility Plan (Received June 6, 2002). Exhibit No. 7: Drawing C1.03, Drainage Control Plan (Received June 6, 2002). Exhibit No. 8: Drawing C1.02, Grading Plan (Received June 6, 2002). Exhibit No. 9: Drawing L1 & L2 Landscape Plans (Received June 6, 2002). Exhibit No. 10: Neighborhood Map (Received January 4, 2002) C. GENERAL INFORMATION: 1. Owner of Record: Robert& Elizabeth Odegard PO Box 165 Medina, WA 98039 2. Zoning Designation: Center Suburban (CS) 3. Comprehensive Plan Center Suburban (CS) Land Use Designation: 4. Existing Site Use: Vacant 5. Neighborhood Characteristics North: Commercial Day care, Center Suburban (CS) zone East: Duvall Avenue NE, Center Suburban (CS)zone South: Commercial; Center Suburban (CS) zone West: Commercial; Center Suburban (CS) zone 6. Access: Duvall Avenue NE 7. Site Area: 98,654-sf (2.26 acres) 8. Project Data: Area comments Existing Building Area: N/A N/A New Building Area: 21,800-sf N/A Total Building Area: 21,800-sf N/A HEXRPT.doc City of Renton P/B/PW Department . .aliminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H,ECF PUBLIC HEARING DATE:July 23,2002 Page 3 of 10 D. HISTORICALJBACKGROUND: Action Land Use File No. Ordinance No. Date Zoning N/A 4404 06/07/93 Comprehensive Plan N/A 4498 02/20/95 Annexation N/A 3553 6/08/1981 E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULATIONS (RMC TITLE IV): 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-120.B: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Area Regulations Section 4-3-120B: Centers Residential Demonstration District Overlay Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations—General Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading, and Driveway Regulations Section 4-4-090: Refuse and Recyclables Standards Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-200: Site Plan Review Section 4-9-250B: Hearing Examiner Variance 6. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Economic Development Element 3. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Review and Variance approval for the construction of a 21,800 square foot medical and professional office building. The subject site is located on the west side of Duvall Avenue NE approximately 150 north of the NE 4h Street/Duvall Avenue NE intersection. The project is located within the Center Suburban (CS) zoning and Comprehensive Land Use designation. The structure is proposed to be two stories in height and would be approximately 45 feet above finished grade. The medical/professional office building has been designed in conjunction with 64 proposed parking stalls, which would be located to the west and north of the proposed building. Of the 64 parking stalls, 40 are proposed to be regular stalls (9' x 20'), 21 are proposed to be compact stalls (8'6"x 16') and three are proposed to be ADA accessible stalls. Both pedestrian and vehicular access to the site is proposed from Duvall Avenue NE. Vehicles would enter the site from a vehicular drive located near the northeast corner of the property. Parking is proposed to be located along the drive near the building's north façade and behind the building adjacent HEXRPT.doc City of Renton P/B/PW Department . .aliminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H,ECF PUBLIC HEARING DATE:July 23,2002 Page 4 of 10 to the building's western building façade. A raised concrete pedestrian walkway from the parking areas and from Duvall Avenue NE is also proposed, which would allow visitors to enter the building from the parking area or directly off of Duvall Avenue NE. The applicants have also proposed an entry plaza with decorative brick and asphalt surfaces, which would be located directly before the building lobby. The medical/professional building has been designed to accommodate multiple medical and professional uses such as: dentist offices, medical offices, and professional offices. The building's placement within the site has been designed to minimize the impacts to the Category II wetland and regulated drainage course located on the property. Specifically, the applicant has requested to fill approximately 2,031 square feet of wetland located near the western and northern wetland boundary and in return create approximately 4,080 square feet of wetland near the wetland's southern and eastern edge. Upon the wetland relocation, the applicant has proposed to locate the building 35 feet north and west of the wetland's edge. In addition, the applicant has requested to average the required 50-foot wide wetland buffer such that the minimum width at any one point would not be less than 25 feet. This would ensure the 25-foot wide buffer would remain undisturbed during project construction, while providing and additional 10-foot wide area for construction equipment to operate. Lastly, the applicant is requesting a variance from the Tree Cutting and Land Clearing regulations (RMC4- 4-130) to culvert approximately 50 linear feet of the Maplewood Drainage Course in order to access the property. Specifically, the drainage course flows from the northeast corner of the site to the southwest property boundary, through the middle of the Category II wetland. As the wetland widens to the south, the applicant has proposed to culvert the drainage course at its narrowest point (at the northeast corner of the property) to access their site from Duvall Avenue NE. As this proposal requires work within 25 feet of the ordinary high water mark associated with this drainage course, a variance is required. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on November 13, 2001 the Environmental Review Committee issued a Determination of Non-Significance- Mitigated, for the project. The DNS-M included 12 mitigation measures. A 14-day appeal period commenced on July 1, 2002 and ended on July 15, 2002. No appeals of the environmental threshold determination have been filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from this proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance-Mitigated: 1. The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. HEXRPT.doc City of Renton P/B/PW Department . ..liminary Report to the Hearing Examiner REI/TON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H, ECF PUBLIC HEARING DATE:July 23,2002 Page 5 of 10 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. 7. The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. 8. The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. 9. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. 10. The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. 11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the 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 SITE PLAN APPROVAL CRITERIA As per RMC 4-9-200.E, "The Reviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following": (A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The Comprehensive Plan Land Use Map designation for the project property is Center Suburban (CS). The intent of the "Center Suburban" designation is to create designations including commercial and residential uses with site planning oriented to automobile access and circulation (Objective LU-T) The following Comprehensive Plan policies are applicable to the proposal: Policy LU-118.2. Serve the basic, on-going needs of the population in adjacent and surrounding neighborhoods. The proposed medical/professional office building is intended to serve the needs of the adjacent and surrounding neighborhoods by providing necessary medical and professional services to area residents. HE{RPT.doc City of Renton P/B/PW Department . .aliminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H,ECF PUBLIC HEARING DATE:July 23,2002 Page 6 of 10 Policy LU-118.5. Design parking lots to include both perimeter and interior landscaping to reduce the visual effects of expanses of impervious surface. The proposed office building has been designed with a surface parking area to the side and behind the proposed structure. In addition, the parking area provides perimeter and interior landscaping along with a rockery retaining wall, which would screen the parking area from adjacent properties. Policy LU-118.9. Limit office uses to two stories in height. The proposed medical/professional office building has been designed at two stories in height and approximately 45 feet above existing grade. Policy EN-5. Degraded channels and banks should be rehabilitated by public programs and new development. As part of this proposal, the applicant intends to enhance the existing drainage course, which has been degraded over time. Policy EN-8. Achieve no overall net loss of the City's remaining wetland base. The applicant has proposed to create new wetland area at a ratio of 2:1, thereby providing a net gain of existing plus created wetland area. (B) CONFORMANCE WITH LAND USE REGULATIONS The subject site is zoned Center Suburban (CS). The CS zone was established to provide for a wide variety of uses including commercial, residential, entertainment and personal/professional services. The CS zone allows medical/professional office facility uses within this zone, subject to site plan review. Development Standards The subject site is located in the Center Suburban zoning designation. Therefore, the following standards apply to projects located within this designation. Lot Coverage — The maximum lot coverage allowed in the CS zone is 65% for projects without structured parking. In this case, the applicant has proposed a lot coverage of 11% (11,200 sf first floor/98,654 total sf of property area= 11%), which is below the maximum allowed in this zone. Setbacks/Landscaping — The CS zone requires a minimum front yard setback of 10 feet to a maximum front yard setback of 15 feet, which can be modified through the site plan review process. Rear and side yard setbacks are not required unless the subject site abuts a residential zone, in which case the setback is 15 feet. When rear and side yard setbacks are required in the CS zone, they must also be landscaped with a 15-foot landscaped visual barrier. The applicant has proposed an approximate 68-foot front yard setback, as measured from Duvall Avenue NE to the closest building façade. In this case, the enlarged setback is required in order to locate the proposed structure outside of the wetland and its associated buffer. Pursuant to the Renton Municipal Code, front yard setbacks may be modified by the reviewing official if the applicant can demonstrate site constraints exist due to significant sensitive areas (RMC4-2- 120C). As aforementioned, a Category II wetland and regulated drainage course is located between the front property line and the proposed structure, thus creating a substantial site constraint. No other setbacks are required as the subject site is surrounded by other CS zoned property. Height— The CS zone allows a maximum building height of 50 feet, unless the subject site is located adjacent to a residential zone. The applicant has proposed a medical/professional office building planned to be 45 feet above finished grade, which is five feet below the maximum building height allowed in this zone. Parking, Loading, and Driveway Regulations—The Renton municipal code requires a minimum of 3 parking stalls per 1,000 feet of gross floor area up to a maximum of 4.5 parking stalls per 1,000 square feet of gross floor area. The applicant has indicated that the gross floor area of the HEXRPT.doc City of Renton P/B/PW Department 'liminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H,ECF PUBLIC HEARING DATE:July 23,2002 Page 7 of 10 proposed structure is 17,412 square feet, which would require a minimum of 53 parking stalls to a maximum of 79 parking stalls. The applicant has proposed to locate 64 parking stalls throughout the subject site, of which 40 are proposed at regular stalls (9'x20'); 21 as compact stalls (8'6"x16') and three ADA accessible stalls. All parking would be accessed from Duvall Avenue NE. The conceptual parking plan conforms to the minimum requirements for drive aisle dimensions and the provision of ADA accessible parking stalls. Suburban Center Overlay District While the subject site is located within the Suburban Center Overlay District B, the Suburban Center Overlay District regulations are not applicable as this project does not have a residential component associated with the land use permit. (C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE The subject site is located in Renton Highlands and is surrounded by commercial uses. The proposed medical/professional office building is not expected to adversely impact surrounding properties. In fact, the use is clearly supported by Comprehensive Plan policies and would provide necessary medical and professional services to this area of the City. Construction activities would result in short-term noise, dust and traffic impacts on surrounding properties. These impacts would be limited to the construction phase of the project, which is estimated to last for a duration of approximately 9 months (August 2002 to April 2003). Per code, the applicant would be required to submit a Construction Mitigation Plan outlining mitigation measures to be employed for minimizing dust, noise and traffic impacts during construction prior to the issuance of any building or construction permit. In addition, the applicant would be required to fulfil all other mitigation measures imposed by the City's Environmental Review Committee during project construction, which should minimize impacts to surrounding property owners. There are existing code provisions that would limit construction work hours, which would also mitigate potential impacts. Finally, as the applicant has not submitted a lighting plan as part of this review, staff recommends a project condition requiring the applicant to submit a lighting plan to be reviewed and approved by the Development Services Division prior to issuance of building permits. This condition would ensure that the placement of parking lot and exterior building lighting would not negatively impact the surrounding area. (D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE The applicant is proposing to locate the medical/professional office building approximately 35 feet north and west of the existing wetland boundary. The rear of the proposed building was designed to face the prominent wetland feature within the site. This proposed building placement has allowed the applicant to provide open space "courtyard like" areas between the rear building façade and the wetland buffer. The applicant has also proposed an open space courtyard area near the building entrance located on the west side of the development. This open space area would allow individuals to congregate prior to entering the building or just after exiting the building. In addition, the applicant has proposed to locate the only pedestrian/vehicular access point at the northeast corner of the property, which would minimize the impact to the existing Category II wetland and regulated drainage course. Staff has determined that the applicant has proposed to locate the building and provide pedestrian/vehicular access and circulation in such a manner that limits impacts to the proposed site. (E) CONSERVATION OF AREA-WIDE PROPERTY VALUES The proposed development is expected to increase property values in the vicinity of the site. Moreover, adding a nearby medical/professional office building would improve professional services in neighboring areas for both residential and commercial uses. Therefore, the medical/professional office building would be considered a community asset and potentially elevate neighboring property values. HEXRPT City of Renton P/B/PW Department . ..Iiminary Report to the Hearing Examiner REIITON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H, ECF PUL'LIC HEARING DATE:July 23,2002 Page 8 of 10 (F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION Vehicular egress and ingress is proposed from Duvall Avenue NE, which abuts the east side of the site. Pedestrian access to the site is also planned from Duvall Avenue NE; however, the applicant has proposed a concrete sidewalk paralleling the vehicular access drive to the building entrance. In addition, the applicant has proposed a pedestrian connection from the parking area in order to facilitate individuals exiting their cars and walking to the building entrance. It should also be noted that the applicant has proposed to locate the emergency vehicle turn around near the main entrance of the building; however, the turn around area will be clearly marked with decorative brick and/or asphalt markings in order to assure pedestrians do not interfere with emergency aid vehicles. (G) PROVISION OF ADEQUATE LIGHT AND AIR With respect to both natural and artificial light, staff does not anticipate the proposed medical/professional office structure to cast significant shadows on neighboring properties or prominent open space areas within the subject site. Specifically, the building is limited to two stories in height and is proposed to be located near the center of the 2.26-acre site. With respect to artificial light, the applicant has not submitted an exterior lighting plan illustrating building and parking lot illumination. Nevertheless, exterior lighting would be needed around the building facade and within the surface parking areas in order to provide a safe and secure environment. Therefore, staff recommends that a lighting plan be submitted to the Development Services Division prior to building permit issuance. Upon review, staff would ensure that all light generated on site would be contained and that no significant light impact would occur in the wetland area or on neighboring properties. Staff does not anticipate airflow blockage or air channelization to become an issue associated with this project. Specifically, the proposed structure is limited to two stories in height and would be located in the middle of the 2.26-acre site. In addition, there are no other structures situated near the proposed building that would aid in channeling or blockage. (H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS It is anticipated that the most significant noise, odor and other potentially harmful impacts would occur during the construction phase of the project. The applicant would be required to submit a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. prior to any construction/building permits being issued. The proposed development would not generate any harmful or unhealthy conditions. There would be noise impacts including increased traffic and activity that are normally associated with a medical/professional office building; however, those impacts are not out of character with development expected within the CS zoning designation. (I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE Fire Department and Police staffs have indicated existing facilities are adequate to accommodate the subject proposal. In addition, the City's Public Works department has indicated there are sufficient utilities in the area to serve this development and that the existing street system is adequate for this type of project. (J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT The proposal would improve an existing vacant site that is currently overrun with excessive garbage and invasive weeds. The investment in the area and the added presence of a medical/professional office building would serve to prevent neighborhood deterioration and blight. Furthermore, the increase landscaping associated with the project would benefit the overall streetscape, while promoting the City's goals of revitalizing the Renton Highlands area. HE;.RPT.doc City of Renton P/B/PW Department . .aliminary Report to the Hearing Examiner RENTON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H,ECF PUBLIC HEARING DATE:July 23,2002 Page 9 of 10 6. CONSISTENCY WITH VARIANCE CRITERIA Development Regulations Section 4-9-250.B.5 — The Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: (1) That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to culvert approximately 30 linear feet of a regulated drainage course near the subject site's northeastern property boundary. This is necessary, as the only access to the subject site is from Duvall Avenue NE, which runs north/south directly adjacent to the subject site's eastern property boundary. Moreover, the applicant has elected to place the ingress/egress drive in a location that minimizes the disturbance to the Category II wetland insofar as the culvert is planned to be located at the wetland narrowest point. All disturbed wetland areas would be relocated at a 2:1 ratio adjacent to the wetland's southern boundary, opposite the area of building construction. If the City did not allow a drainage course crossing, the applicant would be deprived of access to their property. Therefore, staff is in support of this proposed variance, as the crossing has been designed to minimize the impacts to the existing drainage course and Category II wetland. (2) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant has requested a variance from the Land Clearing and Tree Cutting regulations in order to culvert a 30-foot wide section of a regulated drainage course, which then would allow pedestrian an vehicular access to the property form Duvall Avenue NE. The project has been designed pursuant to the 1998 King County Stormwater Manual and is not expected to be injurious to this property or any neighboring property. In fact, the proposal would enhance the existing wetland and drainage course by adding additional wetland and buffer and improving the flow of the existing drainage course, which would benefit the surrounding community. Therefore, staff is in support of the proposed variance. (3) That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant has requested to culvert a 30-foot wide section of a regulated drainage course in order to gain access to their property from a public street (Duvall Avenue NE). The applicant has elected to locate the crossing in a location that would pose the lease impact to the existing Category II wetland and existing regulated drainage course. Granting the variance would allow the applicant to construct a culvert over a regulated drainage course, which in return would provide access to the property. Staff does not consider access to a property a grant of special privilege inconsistent with other properties and is therefore in support of the proposal. (4) That the approval as determined by the Hearing Examiner is the minimum variance that will accomplish the desired purpose: As the applicant has elected to locate the culvert in a location that posses the least amount of impacts to the existing Category II wetland and regulated drainage course and because the applicant has only proposed one access point, staff considers this request to be the minimum necessary to accomplish the applicant's desired purpose. Specifically, the proposed ingress/egress drive would be located at the subject site's northeast property boundary, which is where the existing Category II wetland is at it narrowest point. In addition, the applicant is only requesting one drainage course crossing, which is the minimum crossing necessary in order to access the subject site from a public road. HEXRPT.doc City of Renton P/B/PW Department liminary Report to the Hearing Examiner REI ITON HIGHLANDS PROFESSIONAL BUILDING LUA-02-003, SA-H, V-H, ECF PUE'LIC HEARING DATE:July 23,2002 Page 10 of 10 H. RECOMMENDATION: Staff recommends approval of the Renton Highlands Professional Office Building Hearing Examiner Site Plan Review and Variance Application, Project File No. LUA-02-003, SA-H, V-H & ECF subject to the following condition: 1. The applicant shall be required to submit for a separate lighting plan to be reviewed and approved by the Development Services Division prior to issuance of building permits. EX3IRATION PERIODS: Site' Plan Approvals (SA): Two (2)years from the final approval (signature) date. HE:{RPT.doc i�1= 1 . 517E DATA-ANALYSIS \`-- vmuwrww ��—I � _J ' I. TOTAL SIR A.M. V..r aa.MJ SOW°W12431 &i a1N ire. rmrw+1.9 OW20 ALMA AAOSS AA., ago WNW FOLT MST MAXIM A010- WT.. 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E� 1 Eil..l.Li i la L77-1, CITY RENTON .aL , Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 16, 2002 Ms. Elizabeth Odegard 1620 Duvall Avenue NE#200 Renton, WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003,ECF,V,SA-H Dear Ms. Odegard: This letter is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed. The applicant must comply with all ERC Mitigation Measures. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on July 23, 2002 at 9:00 AM to consider the proposed Variance and Site Plan. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report is enclosed. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, ason . Jordan Associate Planner cc: Robert & Elizabeth Odegard/Owners Ms. Annette Hayden, Mr. Eugene Mjelde/Parties of Record Enclosure FINAL R E N T O N 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer Ii '4OTKiE ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION RENTON HIGHLANDS PROFESSIONAL BUILDING L U A-02-003,E C F,V,S A-H The applicant is requesting Hearing Examiner Site Plan Review,Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. Lastly,a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. Location:West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15,2002. 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 4-8-110.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 in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on July 23, 2002 at 9:00 AM to consider the proposed Variance and Site Plan. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. . .: o-';r.AM `.----t g IT 'w..- � ID i - .- " • 7 I I P rY i' 11 " ®1aAmd al r1 v:5.1' Y ��� 11 r, l,i3 3 I maQ d . r I ii tlN .:I�FiIt'•pli__� y4r4;.i ti 1 i1 re. •�`�'� a •.I •~- l.k,.. • tic F, i vi i ,,---, vi , $ ,,L .. „:„....„, ,\. ;, ____ ,0.,.. ___.. ,,,„.:, ,, , ,..,,..„,,,., „._ ,, , ,, 7 ,,,-- - r-- . II 11 t_.-4_. ' ' 1 . i L.,'.1 , .. ! .. ii 1. -.. .� FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. HIGHLANDS PROFESSIONAL BUILDING LUA-02-003,ECF,V,SA-H Environmental review for construction of a two-story office building. Location: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15, 2002. 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 4-8-110.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 in the Council Chambers, City Hall, on July 23, 2002 at 9:00 AM to consider the variance site plan. 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: July 1, 2002 Account No. 51067 dnsmpub.dot .,', CITY ( , RENTON ail/ IN Planning/Building/PublicWorks Department Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor June 27, 2002 Ms. Elizabeth Odegard 1620 Duvall Avenue NE #200 Renton, WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003,ECF,V,SA-H Dear Ms. Odegard: 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 issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed , Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15, 2002. 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 4-8-110.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 in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on July 23, 2002 at 9:00 AM to consider the proposed Variance and Site Plan. 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, J son E.Jor n Associate Planner cc: Robert& Elizabeth Odegard/Owners Ms. Annette Hayden, Mr. Eugene Mjelde/Parties of Record Enclosure Jnsinletter RENTON 1055 South Grady Way-Renton,Washington 98055 ® AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert& Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4t Street intersection MITIGATION MEASURES: 1. The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. 7. The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. 8. The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. 9. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. 10. The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. 11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. mitigationmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert& Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4'h Street intersection 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. The subject site is located within the Center Suburban (CS) zoning and comprehensive land use designation area. 3. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Prior to building permit approval, the applicant will be required to revise the proposed site plan to include a loading area subject to RMC 4-4-080J. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety(90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 6. The applicant shall be required to create a separate native growth protection area containing the wetland and its buffer via a conservation easement, protective easement or tract /deed prior to the issuance of building permits (RMC4-3-050G). 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to the issuance of building permits. 8. The applicant shall be required to permanently identify the native growth protection area by including a wood or metal sign on treated or metal posts. Suggested wording of the sign is as follows: "Protection of this natural area is in your care. Alteration or disturbance is prohibited by law" (RMC4-3-050G5). Renton Highlands Professional Plaza LUA-02-003,ECF,V,SA-H Advisory Notes (continued) Page 2 of 3 9. The applicant shall submit a final wetland mitigation plan prior to the Development Services Division prior to the issuance of building or construction permits (RMC 4-3-050M16). 10. The applicant shall be required to submit a Performance Surety Device acceptable to the city such as a letter of credit, irrevocable set-aside letter or cash estimated at 1.5 times the cost of the performance of the wetland (RMC4-3-050M17a). 11. The applicant shall be required to submit a Maintenance Surety Device acceptable to the City such as a letter of credit, irrevocable set-aside letter or cash guaranteeing the wetland enhancements perform satisfactory for a period of no less than five years after project completion (4-3-050M17b). Building 1. Soils to be monitored by Geotechnical firm. 2. Exit doors on east and south elevations do not appear at grade. Fire 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum of 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Fire Department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as a fire lane turnaround. The turnaround as shown must be marked as a fire lane turnaround and no curb installed within the turning surface. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Plan Review—Surface Water 1. Surface Water System Development Charge in the amount of $0.183/sq.ft. of new impervious area apply.This fee is payable with the construction permit. 2. A drainage report per the 1998 KCSWDM has been submitted and reviewed. Applicant is proposing a detention vault (for flow control) and a wetpond (for water quality). The drainage report shows a delineation of the 100 year floodplain and the proposed grades for compensatory storage. 3. Applicant is required to submit separate structural plans for review and approval under a building permit for proposed detention vault. Special inspection from the building department is required. Plan Review—Water 1. Water System Development Charge in the amount of $0.154/sq.ft. of property apply. This fee is payable with the construction permit 2. Preliminary fire flow is 2,250 gpm. Two additional fire hydrants are required: one within 150 feet and the other within 300 feet of the building. Existing hydrants will be required to be retrofitted with Storz "quick disconnect"fittings. 3. A 12-inch water main extension, from Duvall Ave NE to the West property line and to connect the new fire hydrants is required. A 15-feet easement along the water main is also required. 4. The new water main extension should, if possible, cross over the proposed box culvert. 5. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. If backflow device is to be installed inside the building, applicant shall submit a copy of the mechanical plan showing location and installation of the device as part of the utility plan submittal. 6. For office buildings exceeding 30 feet in height, a backflow device installed on the domestic water meter is required. 7. Applicant to notify and coordinate with Water District 90 regarding potential relocation of district's water line. Advisory Notes Renton Highlands Professional Plat LUA-02-003,ECF,V,SA-H Advisory Notes (continued) Page 3 of 3 Plan Review—Sanitary Sewer 1. Sewer System Development Charge in the amount of $0.106/sq.ft. of the property apply. This fee is payable with the construction permit. 2. A sewer main extension to serve the site will be required. The sewer main shall extend from Duvall Ave NE to the West property line. Sewer main size shall be 8-inch.A 15-feet easement along the sewer main is also required. 3. Side sewer shall be a minimum 6-inch at 2%slope. 4. East Renton Interceptor special assessment district (SAD) fees will be required. Fees are $0.069 per square-foot of the property+ interest. Plan Review—Transportation 1. Sidewalk, curb and gutter, street paving, channelization, storm and street lighting will be required in the frontage of the property with Duvall Ave NE. Plan Review—General 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters and backflow device are required. Advisory Notes { CITY 1 i RENTON Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 27, 2002 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 • Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on June 25, 2002: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED RENTON HIGHLANDS PROFESSIONAL BUILDING L U A-02-003,E C F,V,S A-H The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. Location: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15, 2002. 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, ason E. ordan Associate Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers Enclosure Agency Letter\ R. E N T O N 1055 South Grad Way-Renton,Washington 98055 COAHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert & Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4t Street intersection MITIGATION MEASURES: 1. The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. 7. The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. 8. The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. 9. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. 10. The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. 11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. mitigationmeasures • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert& Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. The subject site is located within the Center Suburban (CS) zoning and comprehensive land use designation area. 3. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Prior to building permit approval, the applicant will be required to revise the proposed site plan to include a loading area subject to RMC 4-4-080J. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety(90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 6. The applicant shall be required to create a separate native growth protection area containing the wetland and its buffer via a conservation easement, protective easement or tract /deed prior to the issuance of building permits (RMC4-3-050G). 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to the issuance of building permits. 8. The applicant shall be required to permanently identify the native growth protection area by including a wood or metal sign on treated or metal posts. Suggested wording of the sign is as follows: "Protection of this natural area is in your care. Alteration or disturbance is prohibited by law" (RMC4-3-050G5). Renton Highlands Professional Plaza LUA-02-003,ECF,V,SA-H Advisory Notes (continued) Page 2 of 3 9. The applicant shall submit a final wetland mitigation plan prior to the Development Services Division prior to the issuance of building or construction permits (RMC 4-3-050M16). 10. The applicant shall be required to submit a Performance Surety Device acceptable to the city such as a letter of credit, irrevocable set-aside letter or cash estimated at 1.5 times the cost of the performance of the wetland (RMC4-3-050M17a). 11. The applicant shall be required to submit a Maintenance Surety Device acceptable to the City such as a letter of credit, irrevocable set-aside letter or cash guaranteeing the wetland enhancements perform satisfactory for a period of no less than five years after project completion (4-3-050M17b). Building 1. Soils to be monitored by Geotechnical firm. 2. Exit doors on east and south elevations do not appear at grade. Fire 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum of 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. • 4. Fire Department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as a fire lane turnaround. The turnaround as shown must be marked as a fire lane turnaround and no curb installed within the turning surface. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Plan Review—Surface Water 1. Surface Water System Development Charge in the amount of $0.183/sq.ft. of new impervious area apply. This fee is payable with the construction permit. 2. A drainage report per the 1998 KCSWDM has been submitted and reviewed. Applicant is proposing a detention vault (for flow control) and a wetpond (for water quality). The drainage report shows a delineation of the 100 year floodplain and the proposed grades for compensatory storage. 3. Applicant is required to submit separate structural plans for review and approval under a building permit for proposed detention vault. Special inspection from the building department is required. Plan Review-Water 1. Water System Development Charge in the amount of $0.154/sq.ft. of property apply. This fee is payable with the construction permit 2. Preliminary fire flow is 2,250 gpm. Two additional fire hydrants are required: one within 150 feet and the other within 300 feet of the building. Existing hydrants will be required to be retrofitted with Storz "quick disconnect"fittings. 3. A 12-inch water main extension, from Duvall Ave NE to the West property line and to connect the new fire hydrants is required. A 15-feet easement along the water main is also required. 4. The new water main extension should, if possible, cross over the proposed box culvert. 5. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. If backflow device is to be installed inside the building, applicant shall submit a copy of the mechanical plan showing location and installation of the device as part of the utility plan submittal. 6. For office buildings exceeding 30 feet in height, a backflow device installed on the domestic water meter is required. 7. Applicant to notify and coordinate with Water District 90 regarding potential relocation of district's water line. Advisory Notes 1 Renton Highlands Professional PL. LUA-02-003,ECF,V,SA-H Advisory Notes (continued) Page 3 of 3 Plan Review—Sanitary Sewer 1. Sewer System Development Charge in the amount of $0.106/sq.ft. of the property apply. This fee is payable with the construction permit. 2. A sewer main extension to serve the site will be required. The sewer main shall extend from Duvall Ave NE to the West property line. Sewer main size shall be 8-inch. A 15-feet easement along the sewer main is also required. 3. Side sewer shall be a minimum 6-inch at 2%slope. 4. East Renton Interceptor special assessment district (SAD) fees will be required. Fees are $0.069 per square-foot of the property+ interest. Plan Review—Transportation 1. Sidewalk, curb and gutter, street paving, channelization, storm and street lighting will be required in the frontage of the property with Duvall Ave NE. Plan Review—General 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters and backflow device are required. Advisory Notes CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert & Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4t Street intersection LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15, 2002. 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: July 1, 2002 DATE OF DECISION: June 25, 2002 SIGNATURES: • 4 / 7 - 12 Gregg im e a inistrator DATE Departmen Planning/Building/Public Works 6:79d(O Jim Shepher , Admi trator DAT Community Services Lee Wheeler, Fire Chief AT Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert & Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4' Street intersection LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 15, 2002. 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: July 1, 2002 DATE OF DECISION: June 25, 2002 SIGNATURES: g / 7z/v1 Gregg ime a inistrator DATE Departme Planning/Building/Public Works Od(C 7 Jim Shepherd tratorAdmi DAT Community Services 0,45; ado Lee Wheeler, Fire Chief ATE Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert & Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Ayrenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4t Street intersection MITIGATION MEASURES: 1. The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. 7. The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. 8. The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. 9. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. 10. The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. 11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. mitigationmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-003, ECF, V, SA-H APPLICANT: Robert & Elizabeth Odegard PROJECT NAME: Renton Highlands Professional Building DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. LOCATION OF PROPOSAL: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. The subject site is located within the Center Suburban (CS) zoning and comprehensive land use designation area. 3. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 4. Prior to building permit approval, the applicant will be required to revise the proposed site plan to include a loading area subject to RMC 4-4-080J. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety(90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 6. The applicant shall be required to create a separate native growth protection area containing the wetland and its buffer via a conservation easement, protective easement or tract /deed prior to the issuance of building permits (RMC4-3-050G). 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to the issuance of building permits. 8. The applicant shall be required to permanently identify the native growth protection area by including a wood or metal sign on treated or metal posts. Suggested wording of the sign is as follows: "Protection of this natural area is in your care. Alteration or disturbance is prohibited by law" (RMC4-3-050G5). Renton Highlands Professional LUA-02-003,ECF,V,SA-H Advisory Notes (continued) Page 2 of 3 9. The applicant shall submit a final wetland mitigation plan prior to the Development Services Division prior to the issuance of building or construction permits (RMC 4-3-050M16). 10. The applicant shall be required to submit a Performance Surety Device acceptable to the city such as a letter of credit, irrevocable set-aside letter or cash estimated at 1.5 times the cost of the performance of the wetland (RMC4-3-050M17a). 11. The applicant shall be required to submit a Maintenance Surety Device acceptable to the City such as a letter of credit, irrevocable set-aside letter or cash guaranteeing the wetland enhancements perform satisfactory for a period of no less than five years after project completion (4-3-050M17b). Building 1. Soils to be monitored by Geotechnical firm. 2. Exit doors on east and south elevations do not appear at grade. Fire 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum of 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Fire Department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as a fire lane turnaround. The turnaround as shown must be marked as a fire lane turnaround and no curb installed within the turning surface. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Plan Review—Surface Water 1. Surface Water System Development Charge in the amount of $0.183/sq.ft. of new impervious area apply.This fee is payable with the construction permit. 2. A drainage report per the 1998 KCSWDM has been submitted and reviewed. Applicant is proposing a detention vault (for flow control) and a wetpond (for water quality). The drainage report shows a delineation of the 100 year floodplain and the proposed grades for compensatory storage. 3. Applicant is required to submit separate structural plans for review and approval under a building permit for proposed detention vault. Special inspection from the building department is required. Plan Review—Water 1. Water System Development Charge in the amount of $0.154/sq.ft. of property apply. This fee is payable with the construction permit 2. Preliminary fire flow is 2,250 gpm. Two additional fire hydrants are required: one within 150 feet and the other within 300 feet of the building. Existing hydrants will be required to be retrofitted with Storz "quick disconnect"fittings. 3. A 12-inch water main extension, from Duvall Ave NE to the West property line and to connect the new fire hydrants is required. A 15-feet easement along the water main is also required. 4. The new water main extension should, if possible, cross over the proposed box culvert. 5. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. If backflow device is to be installed inside the building, applicant shall submit a copy of the mechanical plan showing location and installation of the device as part of the utility plan submittal. 6. For office buildings exceeding 30 feet in height, a backflow device installed on the domestic water meter is required. 7. Applicant to notify and coordinate with Water District 90 regarding potential relocation of district's water line. Advisory Notes Renton Highlands Professional Pk L UA-02-003,EC F,V,SA-H Advisory Notes (continued) Page 3 of 3 Plan Review—Sanitary Sewer 1. Sewer System Development Charge in the amount of $0.106/sq.ft. of the property apply. This fee is payable with the construction permit. 2. A sewer main extension to serve the site will be required. The sewer main shall extend from Duvall Ave NE to the West property line. Sewer main size shall be 8-inch. A 15-feet easement along the sewer main is also required. 3. Side sewer shall be a minimum 6-inch at 2%slope. 4. East Renton Interceptor special assessment district (SAD) fees will be required. Fees are $0.069 per square-foot of the property+ interest. Plan Review—Transportation 1. Sidewalk, curb and gutter, street paving, channelization, storm and street lighting will be required in the frontage of the property with Duvall Ave NE. Plan Review—General 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters and backflow device are required. Advisory Notes STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT A. BACKGROUND ERC MEETING DATE June 25, 2002 Project Name: Renton Highlands Professional Building Applicant: Robert& Elizabeth Odegard PO Box 165 Medina, WA 98039 File Number: LUA-02-003, ECF, V, SA-H Project Manager: Jason E.Jordan, Associate Planner Project Description: The applicant is requesting Hearing Examiner Site Plan Review, Variance Approval and Environmental Review to construct a 21,800 square foot professional office building with 64 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and drainage course are located in the southeastern portion of the subject site. The applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland boundary and replace it with 4,080 square feet of wetland along the southern portion of the wetland. The applicant has also requested to reduce the 50-foot wetland buffer on the northern portion of the wetland to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. Lastly, a Critical Areas Variance is necessary to culvert an existing drainage course in order to access the site from Duvall Avenue NE. Project Location: West side of Duvall Avenue NE approximately 150 feet north of the Duvall Avenue NE and NE 4th Street intersection. Exist. Bldg. Area gsf: N/A Proposed New Bldg. 21,800 square feet Area: Site Area: 2.26 acres Total Building Area gsf: 21,800 square feet RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance—Mitigated(DNS-M). • ��'® l .-. ' f tit � f� >��.. ist,i •! i ' i. /, 1 . • r----...,„.„ ' r i I I _ ti i �_ 10 t ois M Project Location Map _ Aa 4 B a � �_,d ercrpt.doc : c i+ x 1 !• ".� a City of Renton P/B/PW Department Enviro ital Review Committee Staff Report RENTON HIGHLANDS PROFESSIONAL. _AZA LUA-02-003,ECF, V, SA-H REPORT OF June 25,2002 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 XX NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. XX 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. The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 5. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 6. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. 7. The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. 8. The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. 9. The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. 10. The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. 11. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. 12. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. ercrpt.doc City of Renton P/B/PW Department Enviro tal Review Committee Staff Report RENTON HIGHLANDS PROFESSIONAL I-LAZA LUA-02-003,ECF, V, SA-H REPORT OF June 25,2002 Page 3 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. 1. Earth Impacts: The subject site is generally flat and is characterized by having little slope. The site gradually slopes from north to south at less than four percent. A Geotechnical Study prepared by Associated Earth Sciences, Inc, dated March 2001, explores soils within the project area. According to the geotechnical report, approximately 2 feet of topsoil fill is present on the subject property. The fill primarily consists of loose, moist, dark brown to gray silty sand with gravel and an abundance of organics. Beyond the fill, the geotechnical report indicates the site contains medium dense to dense, brown, clean silty sand and gravel, which was interpreted to be recessional outwash found at depths up to 10 feet. The outwash encountered at the site was determined to be mostly medium dense to dense and contains various amounts of silt, gravel and cobbles, which is considered suitable for shallow spread footing foundations and pavement support. As proposed, all vegetation north of the northern 25-foot wetland buffer would be removed. Earthwork activities for the project would require some cutting of existing soils, along with importing of fill material. In order to ensure proper excavation and fill associated with the proposed project, staff recommends that the applicant be required to adhere to all recommendations contained within the geotechnical report. Potential erosion impacts that could occur during project construction would be mitigated by an approved Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 1998 King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's submittal package indicates the use of erosion control measures, including silt fences, drainage ditches, and sedimentation control ponds during site construction. However, in order to ensure potential erosion impacts are adequately mitigated, staff recommends that temporary erosion control measures be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. In addition, staff recommends that the project contractor perform daily reviews and maintenance of all erosion and sedimentation control measures at the site during project construction. Staff also recommends that the project engineer perform weekly reports on the status and condition of the erosion control plan and conveyed any recommendations to the Public Works inspector. Finally, in order to ensure that the erosion control system is constructed to sufficiently contain stormwater runoff during site construction, staff recommends the following conditions. First, the applicant be required to install a silt fence along the downslope perimeter of the area that is to be disturbed, which would collect any silt generated from the project construction activities. Lastly, the applicant be required to construct shallow drainage swales, which would intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Mitigation Measures: • The applicant shall be required to adhere to all of the recommendations contained within the March 13, 2001 Geotechnical Report prepared by Associated Earth Sciences, Inc. • Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. • The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the 1998 King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. • Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in Section 4.4.1 of the 1998 KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. ercrpt.doc City of Renton P/B/PW Department Enviro 7tal Review Committee Staff Report RENTON HIGHLANDS PROFESSIONAL rz.AZA LUA-02-003,ECF, V, SA-H REPORT OF June 25,2002 Page 4 of 7 • The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. • Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector for the site construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to issuance of Final Occupancy Permits. Nexus: SEPA Environmental Regulations; 1998 KCSWDM 2. Water—Stormwater Impacts: The applicant has submitted a Drainage Report prepared by Caughlin, Porter and Lundeen dated May 2002. The report indicates that the entire site is pervious surfaces consisting of compact earth, grass, blackberries, and some trees. The site drains into an existing tributary creek that divides the site into two sections. The drainage course also conveys runoff from the drainage basin upstream of the site. The drainage basin includes roadway runoff as well as site runoff. The report indicates that surface water runoff from proposed parking areas, roadways, walkways and the building roof will be collected by catch basins and conveyed through the site to a detention vault and wetpond, which will eventually discharge into the on-site Category II wetland. From the wetland, on-site runoff will discharge into the Maplewood Creek Sub-basin and then into the Cedar River. As the project is located in the Maplewood Creek sub-basin, which has been identified as experiencing flooding and other drainage problems within the City, staff recommends that the stormwater facilities be required to be designed in accordance with the 1998 King County Surface Water Design Manual (KCSWDM). The water quality treatment would be subject to the 1998 KCSWDM. Prior to the issuance of construction permits for the installation of the stormwater system, staff will verify the proposed drainage facility is appropriately designed to accommodate stormwater runoff (e.g., intiltration pond and/or detention vault. In addition, as areas near the subject site have had flooding problems in the past, staff recommends that the applicant be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate a 100-year flood event. Mitigation Measures: • The stormwater system shall be subject to the 1998 King County Surface Water Design Manual. • The applicant shall be required to provide compensatory storage for upstream runoff normally stored on the property, which shall be designed to accommodate the 100-year flood event. Nexus: SEPA Environmental Regulations; 1998 KCSWDM 3. Water—Wetlands & Streams Impacts: The property contains a 13,400 square foot Category II wetland, which bisects the property from the southwest corner of the site to the northeast property corner. A regulated drainage course flowing northeast to southwest is also located within the middle portion of the Category II wetland. The applicant has submitted a wetland report and buffer mitigation plan prepared by Associated Earth Sciences, Inc. dated November 13, 2001. The report indicates that the wetland would be classified as a palustrine scrub-shrub wetland under the US Fish and Wildlife Service's (USFWS) Cowardin classification system. In addition, the report notes the presence of a drainage course "channelization"throughout the middle portions of the wetland. The drainage course has been identified as part of the Maplewood Creek system that eventually discharges into the Cedar River. The drainage course enters the site from the northeast corner of the property through a 36-inch culvert and flows through the wetland area to the southwest corner of the property. The applicant has requested a Critical Areas Variance to culvert a portion of the drainage course that runs parallel with Duvall Avenue NE. Moreover, as the drainage course and wetland bisects the subject property from the northeast corner to the southwest corner of the site, the applicant has proposed to culvert the drainage course near the subject site's northeastern property corner. This location is directly adjacent to Duvall Avenue NE and poses the least amount of disturbance to the on-site wetland. Upon culverting the drainage course in this location, the applicant has proposed to locate a 25- foot wide ingress and egress drive from Duvall Avenue NE. Due to the remaining portions of the Category II wetland and drainage course, no additional access ways are proposed for the development. In order to locate the proposed commercial building in the center of the subject site, the applicant is proposing to fill a portion of the wetland, while creating additional wetland area further away from the proposed structure. In addition, ercrpt.doc City of Renton P/B/PW Department Enviro ital Review Committee Staff Report RENTON HIGHLANDS PROFESSIONAL.rLAZA LUA-02-003, ECF, V, SA-H REPORT OF June 25,2002 Page 5 of 7 the applicant has proposed to average the width of the wetland buffer. Specifically, the applicant has requested to fill approximately 2,031 square feet of wetland area along the northern wetland edge and relocate approximately 4,080 square feet of wetland area directly adjacent to the southern wetland edge. The newly created wetland area compensates for filling at a 2:1 ratio pursuant to the City's Critical Areas regulations (RMC4-3-050M11 i). As mentioned above, the applicant is also proposing wetland buffer averaging. The buffer averaging proposed would reduce the northern 50-foot wetland buffer to 25 feet (approximately 4,272 square feet of buffer) and enhance the southern 50-foot wetland buffer by adding approximately 4,280 square feet of buffer area. The reduced wetland buffer width would not be less than 50% of the required buffer width or less than 25 feet and would be in compliance with code provisions allowing buffer averaging (RMC 4-3-050M). The project has been redesigned from the initial application to be approximately 35 feet from the wetland's northern boundary. This would ensure the first 25 feet of the wetland buffer would remain undisturbed and allow a 10-foot wide construction and maintenance area beyond the initial 25-foot wetland buffer to the proposed building. Nevertheless, in order to ensure the wetland continues to function satisfactorily, staff recommends that the applicant be required to adhere to all recommendations contained within the wetland evaluation report dated November 2001. In order to ensure the wetland remains undisturbed during project construction, staff also recommends that the applicant be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction or building permits. Mitigation Measures: In order to ensure the wetland and drainage course are protected and will continue to function as planned in the future the following mitigation measures will be required: • The applicant shall comply with the recommendations contained within the Wetland Evaluation Report dated November 13, 2001 prepared by Associated Earth Science, Inc. with regard to wetland maintenance, monitoring and construction of the project. • The applicant shall be required to install silt fencing with brightly colored construction flags to indicate the boundaries of the wetland area and buffer prior to the issuance of construction permits. Nexus: SEPA Environmental Regulations; Critical Areas Regulations 4. Fire Protection Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and pay appropriate mitigation fees. The proposal would add 21,800 square feet of new commercial building area to the City commercial building inventory, which would impact the City's Fire Emergency Services. Therefore, staff recommends that the applicant be required to pay a Fire Mitigation Fee estimated at$11,336.00 (21,180 square feet x$0.52 = $11,336.00) for the proposal. The payment of the fee is required prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building space prior to the issuance of building permits. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Transportation Impacts: Access to the site is proposed via Duvall Avenue NE, which intersects with NE 4th Street approximately 150 feet south of the proposed development. From Duvall Avenue NE, the applicant has proposed a 25-foot wide ingress/egress driveway to the development. The drive would widen to approximately 62 feet to accommodate 90 degree parking on both sides of the drive. The proposal would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the appropriate Traffic Mitigation Fee be imposed on this project. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional trip generated by the proposed project. For the proposal, the Traffic Mitigation Fee is estimated at $59,072.55 (787.634 daily trips x $75 per trip = $59,072.55). The fee is payable prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. ercrpt.doc City of Renton P/B/PW Department Enviro ltal Review Committee Staff Report RENTON HIGHLANDS PROFESSIONAL rLAZA LUA-02-003, ECF, V, SA-H REPORT OF June 25,2002 Page 6 of 7 E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicaole, 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 July 15, 2002. Appeals must be filed in writing together with the required $75.00 pplication fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the E<aminer are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the app( al process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Advisoi y Notes to Applicant: The fo lowing 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. The subject site is located within the Center Suburban (CS) zoning and comprehensive land use designation area. 3. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Sa urdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work sh�;ll be permitted on Sundays. 4. Prier to building permit approval, the applicant will be required to revise the proposed site plan to include a loading area subject to RMC 4-4-080J. 5. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be prc posed between the dates of November 1st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 6. The applicant shall be required to create a separate native growth protection area containing the wetland and its buffer via a conservation easement, protective easement or tract /deed prior to the issuance of building permits (RI IIC4-3-050G). 7. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the Development Services Division denoting the edge of the wetland buffer boundary prior to the issuance of building permits. 8. The applicant shall be required to permanently identify the native growth protection area by including a wood or metal sign on treated or metal posts. Suggested wording of the sign is as follows: "Protection of this natural area is in your care. Alteration or disturbance is prohibited by law" (RMC4-3-050G5). 9. The applicant shall submit a final wetland mitigation plan prior to the Development Services Division prior to the issuance of building or construction permits (RMC 4-3-050M16). 10. The applicant shall be required to submit a Performance Surety Device acceptable to the city such as a letter of credit, irrevocable set-aside letter or cash estimated at 1.5 times the cost of the performance of the wetland (RIJIC4-3-050M17a). 11. Th) applicant shall be required to submit a Maintenance Surety Device acceptable to the City such as a letter of credit, irrevocable set-aside letter or cash guaranteeing the wetland enhancements perform satisfactory for a pei iod of no less than five years after project completion (4-3-050M17b). Building 1. Soils to be monitored by Geotechnical firm. 2. Exit doors on east and south elevations do not appear at grade. Fire 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hyd ants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of the fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum of 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. ercrpt.doc City of R 9nton P/B/PW Department Enviro -gal Review Committee Staff Report RENTOII HIGHLANDS PROFESSIONAL PLAZA LUA-02-003, ECF, V, SA-H REPORT OF June 25,2002 Page 7 of 7 4. Fire Department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as a fire lane turnaround. The turnaround as shown must be marked as z fire lane turnaround and no curb installed within the turning surface. 5. Pro'"ide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Plan Re✓iew—Surface Water 1. Surface Water System Development Charge in the amount of $0.183/sq.ft. of new impervious area apply. This fee is payable with the construction permit. 2. A d-ainage report per the 1998 KCSWDM has been submitted and reviewed. Applicant is proposing a detE ntion vault (for flow control) and a wetpond (for water quality). The drainage report shows a delineation of the 100 year floodplain and the proposed grades for compensatory storage. 3. Applicant is required to submit separate structural plans for review and approval under a building permit for prof losed detention vault. Special inspection from the building department is required. Plan Review—Water 1. Water System Development Charge in the amount of $0.154/sq.ft. of property apply. This fee is payable with the ;onstruction permit 2. PrE liminary fire flow is 2,250 gpm. Two additional fire hydrants are required: one within 150 feet and the other within 300 feet of the building. Existing hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. 3. A 12-inch water main extension, from Duvall Ave NE to the West property line and to connect the new fire hydrants is required. A 15-feet easement along the water main is also required. 4. The new water main extension should, if possible, cross over the proposed box culvert. 5. A :separate utility permit and separate plans will be required for the installation of the double detector check val✓e assembly for fire sprinkler systems. If backflow device is to be installed inside the building, applicant shall submit a copy of the mechanical plan showing location and installation of the device as part of the utility plan submittal. 6. Fo office buildings exceeding 30 feet in height, a backflow device installed on the domestic water meter is rec uired. 7. Ap)licant to notify and coordinate with Water District 90 regarding potential relocation of district's water line. Plan Re view—Sanitary Sewer 1. Sever System Development Charge in the amount of $0.106/sq.ft. of the property apply. This fee is payable with the construction permit. 2. A sewer main extension to serve the site will be required. The sewer main shall extend from Duvall Ave NE to the WEst property line. Sewer main size shall be 8-inch. A 15-feet easement along the sewer main is also required. 3. Side sewer shall be a minimum 6-inch at 2% slope. 4. East Renton Interceptor special assessment district (SAD) fees will be required. Fees are $0.069 per square-foot of the property+ interest. Plan Re✓iew—Transportation 1. SidE walk, curb and gutter, street paving, channelization, storm and street lighting will be required in the frontage of tf-e property with Duvall Ave NE. Plan Re✓iew—General 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to Cit!r of Renton drafting standards by a licensed Civil Engineer. 3. 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FT Residential 1 du/ac I CS Center Suburban* r----i Residential 5 du/ao i CD JCenter Downtown* <P) Publicly owned I—] Residential S du/ac I CDR Center Office Residential Renton City Limits El -.-..-.-Adjacent City Limits Residential Manufactured Homes COMMERDAIT Residential 10 du/ac Ca Commercial Arterial* .. .=,Book Pages Boundary to Commercial Office•MO Residential 14 du/the KROLL E—I Residential Multi-Family innu CC Convenience Commercial I cm Residential Multi-Family Neighborhood Center 1JIDUSTRIS1 PAGE# PAGE CM Residential Multi-Family Suburban Center Is Industrial - Heavy SF CTrt OWN/RANGE I RN-U 1 Residential Multi-Family Urban Center* Si Industrial - Medium INDEX 1-1 Industrial - Light 1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cv yl Stottheri SQ U COMMENTS DUE: JANUARY 29, 2002 APPLICATION NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JANUARY 15,2002 APPLICANT: Robert&Elizabeth Odegard PROJECT MANAGER: Jason E.Jordan PROJECT TITLE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 LOCATION: Duvall Avenue NE and NE 4thCY> SITE AREA: 99,213 SF I BUILDING AREA(gross): 22,568JS 4h SUMMARY OF PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review arr ariance proval with Environmental Review to construct a 22,568 square foot professional office building with 70 parkin ces. "Tfhe pttposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue •proximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wet_r c .nd waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 - feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly,the applicant has requested':r•• ce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require -n enhanced buffer on the southern portion of the development. 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 S�►L_5 I—c) BE✓ }-1,pot r t (p 1 i(- door (c v oeo vt 0 l e2r' � � c r a C- 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. G I g1 02 Signature of Director or Authorized Representative �- Date Routing Rev.10/93 I CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS , AND STRATEGIC PLANNING MEMORANDUM DATE: January 29, 2002 TO: Jason Jordan FROM: Don Erickson SUBJECT: Renton Highlands Professional Plaza,LUA-02-003,ECF, SA-H The 2.28 acre site is designated CS on the Comprehensive Plan Land Use Map and is zoned Center Suburban. An existing wetland traverses the site and is retained. The applicants are proposing a two-story 22,568 square foot articulated brick office building on the northern half of the site. Professional offices are permitted as a secondary use in the CS Zone subject to a 65,000 gross square foot limitation unless a conditional use permit is obtained. Such professional office uses are intended to serve the surrounding neighborhoods and not provide "City-wide services". The site is also located in Area B of the Centers Residential Demonstration District. Because the proposed office complex is non-residential the development standards of this overlay district do not apply. Some of the relevant policies of the Center Suburban land use designation include: Policy LU-118.1. Serve the basic, on-going needs of the population in adjacent and surrounding neighborhoods. Policy LU-118.3. Provide a medium intensity of development organized around a landscaped arterial boulevard with boulevard features and/or park like landscaping. Policy LU-118.5. Design parking lots to include both perimeter and interior landscaping to reduce the visual effects of expanses of impervious surface. Policy LU-118.9. Limit office uses to two stories in height. It is unclear whether this proposal includes boulevard and/or park like street landscaping improvements where it abuts Duvall Avenue. Assuming future tenants primarily serve the surrounding neighborhoods, it would appear that the proposed office complex does meet the general intent of these other relevant Center Suburban policies. cc: Rebecca Lind H:\ECON_DEV\New H Drive Folders\Interdepartmental\Development Review\Green File\Comments\Renton Highland Professional Plaza.doc\d 1111 S City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 7 i OrtDwt t � f/Q /090y1lCOMMENTS DUE: JANUARY 29, 2002 APPLICATION NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JANUARY 15,2002 APPLICANT: Robert& Elizabeth Odegard PROJECT MANAGER: Jason E. Jordan PROJECT TI ILE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 RET,.._ _ . 5 LOCATION: Duvall Avenue NE and NE 4th JAN 1 tiO2 SITE AREA: 99,213 SF BUILDING AREA(gross): 22,568 SF ECONOMIC ULVtLUI Mt:.N r, SUMMARY OF PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance ApproIMHBORHOOD5. nATECIC ?i.A ING Environmentll Review to construct a 22,568 square foot professional office building with 70 parking spaces. The `" pb9ed-- is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly,the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. 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 I lealth Public Services Energy/ Historic/Cultural Natural Resour es Preservation _ Airport Environment 10,000 Feet 14,000 Feet B. POLIC'-RELATED COMMENTS C. CODE-,?ELATED 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 Representative Date Routing Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIi2ONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: , Ks COMMENTS DUE: JANUARY 29, 2002 APPLICATIOU NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JANUARY 15, 2002 APPLICANT: Robert& Elizabeth Odegard PROJECT MANAGER: Jason E.Jordan RECEIVED PROJECT TI-LE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 JAN .1 5 2002 LOCATION: Duvall Avenue NE and NE 4th SITE AREA: 99,213 SF BUILDING AREA(gross): 22,568 SF CITY COMMulvll'{ �tnvlC;E$ SUMMARY C F PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance Approval with Environmental Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and ea:t of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly,the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. 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 Jse Utilities Animals Transportation Environmental I lealth Public Services Energy/ Historic/Cultural Natural Resoun es Preservation Airport Environment 10,000 Feet 14,000 Feet „_ ��� ir/ �2d 'r/'r>;4 ,1� �7 � ? /- ��'` - Al a prod a 1Atic\_ SO P6cktcX�-zi B. POLIC`'-RELATED COMMENTS CUlk id4 C. CODE-RELATED COMMENTS ctA)4_ „e,41-f -c,•4 76- 4,2)p We have wed 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. / / Sign ture of Director or Authorized Representative Date Routing Rev.10/93 . ® . CITY OF RENTON vTo� 4�i FIRE PREVENTION BUREAU MEMORANDUM DATE: January 15, 2002 TO: Jason Jordan, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Highlands Professional Plaza, Duvall Av. NE & NE 4th St. MITIGATION ITEMS; 1. A fire mitigation fee of $11,735.36 is required based on $.52 per square foot of the building square footage. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permit are required for the installation of fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. 4. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as fire lane turnaround and no curb installed within the turning surface. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fire Pre t l_e y fior COMMENTS DUE: JANUARY 29, 2002 APPLICATION NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JANUARY 15,2002 APPLICANT: Robert&Elizabeth Odegard PROJECT MANAGER: Jason E.Jordan PROJECT TITLE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 LOCATION: Duvall Avenue NE and NE 4th JAN 1 5 2002 SITE AREA: 99,213 SF I BUILDING AREA(gross): 22,568 SF , SUMMARY OF PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance Approval with Environmental Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly,the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. 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 NiA) A 1 rO: I 0 li- .17$4,i)a C/5 B. POLICY-RELATED COMMENTS il, 4 C. CODE-RELATED COMMENTS / d , t 6-ee etc r c We have review d this application ith particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad itional information/ eeded to properly assess this proposal. /5/.4..---- Signature;of erector or Authorized Re sentative Date Routing Rev.10/93 A TY ) O ® + CITY OF RENTON , N�O� FIRE PREVENTION BUREAU MEMORANDUM DATE: January 15, 2002 TO: Jason Jordan, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Highlands Professional Plaza, Du 11 Av. NE & NE 4th St. MITIGATION ITEMS; 1. A fire mitigation fee of $11,735.36 is required based on $.52 per square foot of the building square footage. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permit are required for the installation of fire alarm and sprinkler systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. 4. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. The turnaround as shown must be marked as fire lane turnaround and no curb installed within the turning surface. 5. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public VVVI KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Rel, COMMENTS DUE: JANUARY 29, 2002 APPLICATICN NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JANUARY 15,2002 APPLICANT: Robert& Elizabeth Odegard PROJECT MANAGason E.Jor rO PROJECT TI FLE: Renton Highlands Professional Plaza WORK ORDER NO: 78932- LOCATION: Duvall Avenue NE and NE 4th SITE AREA: 99,213 SF BUILDING AREA(gross): 22,568 SF SUMMARY OF PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance Approval with Environment ii Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly, the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. 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 i lealth Public Services Energy/ Historic/Cultural Natural Resour es Preservation Airport Environment 10,000 Feet 14,000 Feet 2U(- Oached B. POLIC RELATED COMMENTS C. CODE ?ELATED COMMENTS We have revie Ned 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. VCOA)th 2 s-o Signature of Director or Authorized Representative Date Routing Rev.10/93 PROJECT LUA 02-003, ECF, V, SA-H Renton Highlands Professional Plaza City of Renton Department of Planning/Building/ Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 12 Police Calls for Service Estimated Annually CONSTRUCTION PHASE 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. The use of off-duty police officers or private security guards to patrol the site during the hours of darkness is also recommended. COMPLETED BUILDING It's important to direct all foot traffic into the main entrance of the building; this should be monitored during hours of business by way of a front desk reception area. This will assist with control of the pedestrian traffic in the building's public areas. In addition, it is recommended that the building have a legend(or directory) located at the main front entrance. This will assist individuals who may be entering the complex to find their destination quickly. Entrance through other exterior doors should be by coded access only to prevent trespassing of individuals who have no authorization to enter private locations. All doors should be made of a solid core wood or metal with auxiliary locking devices with latch guards or pry-resistant cylinders around the locks. This particular area of Renton attracts a large amount of transient activity due to the coffee shop that has been in this location for a number of years. It is recommended that this building, and the individual offices inside, have monitored security alarms installed. All doors leading to the outside should have the words "Alarmed Door"in red lettering and at least 6"in height painted on the outside of each door to deter any criminals from breaking in at these points of entry. PROJECT LUA 02-003, ECF, V, SA-H Renton Highlands Professional Plaza City of Renton Department of Planning/Building/ Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) Providing access to offices by way of the elevators during normal business hours is expected,but it should be considered by the developer to allow access after hours only by a keycard or access code. The building should have its individual address listed clearly with the numbers in a color that contrasts with the color of the building and preferably placed under a light. Landscaping around the exterior of the buildings 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 burglar sufficient coverage to break into the buildings, especially during the hours of darkness. The parking area should have appropriate lighting. This will assist in the deterrent of theft from motor vehicle(which is one of the most frequent calls for service in the City of Renton), as well as provide safe travel for those parking their vehicles in this area. The dumpster screening should be of slated wood fencing so there is some casual surveillance into this area. This type of screening will help to deter criminal activity from occurring at this enclosed location. Key for a complex of this size is proper lighting and an abundance of signage. The public needs to be made aware at all times of what space is private and what space is public. Proper No Trespassing signs should be posted in conspicuous locations throughout the outside of the buildings (including parking areas) so enforcement action can be taken if needed. These signs need to have the proper verbiage, which contains the City of Renton Code(see attached.) Trespass 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 46-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code 46-18-10. 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. ;vs( r. COURTESY OF RENTON POLICE DEPARTMENT • • CRIME PREVENTION UNIT -N • 235 - 2571 CITY OF RENTON MEMORANDUM DATE: June 13, 2002 TO: Jason Jordan FROM: Juliana Sitthidet (x:7278) SUBJECT: Renton Highlands Professional Plaza - LUA 02 - 003 Duvall Ave NE and NE 4th Street I have reviewed the application for this commercial site, located at Duvall Ave NE and have the following comments: EXISTING CONDITIONS WATER The site is within Aquifer Protection Zone 2. There is a 16-inch water main in Duvall Ave NE. Available fire flow is 5,500 gpm. Static Pressure is 70 psi. Pressure Zone is 565. SEWER There is a 12-inch sewer main in Duvall Ave NE. STORM The site contains a stream that conveys runoff from the drainage basin upstream of the site. The site drains to Maplewood Creek. STREETS There is no curb/gutter and sidewalks fronting the property with Duvall Ave NE. CODE REQUIREMENTS WATER 1. Water System Development Charge in the amount of $0.154/sq.ft. of property apply. This fee is payable with the construction permit 2. Preliminary fire flow is 2,250 gpm. Two additional fire hydrants are required: one within 150 feet and the other within 300 feet of the building. Existing hydrants will be required to be retrofitted with Storz "quick disconnect" fittings. 3. A 12-inch water main extension, from Duvall Ave NE to the West property line and to connect the new fire hydrants is required. A 15-feet easement along the water main is also required. 4. The new water main extension should, if possible, cross over the proposed box culvert. 5. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for fire sprinkler systems. If backflow device is to be installed inside the building, applicant shall submit a copy of the mechanical plan showing location and installation of the device as part of the utility plan submittal. 6. For office buildings exceeding 30 feet in height, a backflow device installed on the domestic water meter is required. 7. Applicant to notify and cuu!dinate with Water District 90 regar j potential relocation of district's water line. SANITARY SEWER 1. Sewer System Development Charge in the amount of $0.106/sq.ft. of the property apply. This fee is payable with the construction permit. 2. A sewer main extension to serve the site will be required. The sewer main shall extend from Duvall Ave NE to the West property line. Sewer main size shall be 8-inch. A 15-feet easement along the sewer main is also required. 3. Side sewer shall be a minimum 6-inch at 2% slope. 4. East Renton Interceptor special assessment district (SAD) fees will be required. Fees are $0.069 per square-foot of the property + interest. SURFACE WATER 1. Surface Water System Development Charge in the amount of $0.183/sq.ft. of new impervious area apply. This fee is payable with the construction permit. 1. A drainage report per the 1998 KCSWDM has been submitted and reviewed. Applicant is proposing a detention vault (for flow control) and a wetpond (for water quality). The drainage report shows a delineation of the 100 year floodplain and the proposed grades for compensatory storage. 2. Applicant is required to submit separate structural plans for review and approval under a building permit for proposed detention vault. Special inspection from the building department is required. TRANSPORTATION 1. Sidewalk, curb and gutter, street paving, channelization, storm and street lighting will be required in the frontage of the property with Duvall Ave NE. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits for side sewers, water meters and backflow device are required. RECOMMENDED CONDITIONS 1. The Traffic Mitigation Fee of $75 per additional generated trip shall be assessed. The fee for the site has been calculated to be $ 61,153.64, based on the 6th Edition of the ITE Manual. 2. Due to flooding problems in the adjacent properties, staff will recommend as a SEPA condition that the applicant provides compensatory storage for upstream runoff normally stored on the property. The 100-year floodplain boundaries shall be delineated and calculations shall be provided to demonstrate that compensatory storage is provided. 3. Due to downstream flooding and erosion control problems, staff also recommends a SEPA condition that this project comply with the 1998 King County Surface Water Manual for design for both detention (level II flow control) and basic water quality. 4. 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. 5. The applicant shall install a silt fence along the down slope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Lie King County Surface Water Design Manual. This will be required during the construction of both off-site and on-site improvements as well as building construction. 6. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. The design and construction of drainage swales shall conform to the specifications presented in KCSWDM. This will be required during the construction of both off-site and on-site improvements as well as building construction. 7. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 8. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be 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 final inspection approval. cc: Kayren Kittrick City of RI 1 Department of Planning/Building/Public cs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: pi at) COMMENTS DUE: JUNE 14, 2002 APPLICATION NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JUNE 6, 2002IT REyOFNTory • RECEIVES APPLICANT Robert& Elizabeth Odegard PROJECT MANAGER: Jason E.Jordan PROJECT T TLE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 jr,UN 0 6 21 LOCATION: Duvall Avenue NE and NE 4th BUILDIN1-OIVlSIQN SITE AREA: 99,213 SF I BUILDING AREA(gross): 22,568 SF SUMMARY i)F PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance Approval with Environmenlal Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and ee st of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in th?southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and rer lace it with 1,237 square feet of wetland in a different location. Lastly, the applicant has requested to reduce the 50-foot wetland buff:r on the northern portion of the wetland down to 25 feet through buffer averaging, which would require an enhanced buffer on the southern portion of the development. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of th 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 Li ht'Glare Plants Recreation • Land/Shorelini Use Utilities • Animals Transportation Environmental Health Public Services • Energy/ Historic/Cultural Natural Resou ces Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLIC Y-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 whe additional informati 's needed to properly assess this proposal. Signat6 e of Director or A t orized Representative Date Routing Rev.10/93 City of Department of Planning/Building/Public _._..s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEW INC, DEPARTMENT: ')�( I fi�lCP/l_l.4fll.Zt7e` COMMENTS DUE: JUNE 14, 2002 APPLICATION NO: LUA-02-003,ECF,V,SA-H DATE CIRCULATED: JUNE 6, 2002 APPLICANT Robert& Elizabeth Odegard PROJECT MANAGER: Jason E.Jordan 1,11 Y OF RENTON PROJECT TITLE: Renton Highlands Professional Plaza WORK ORDER NO: 78932 R E C E I V E D LOCATION: Duvall Avenue NE and NE 4th JUN 0 6 2C. SITE AREA: 99,213 SF I BUILDING AREA(gross): 22,568 SF SUMMARY OF PROPOSAL:The applicant is requesting Hearing Examiner Site Plan Review and Variance Approvval wiitRIVISION Environmental Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly, the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. A. ENVIR DNMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of th,, 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/Shorelinm Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resou ces Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS -Le� ' c • �� We have reviewed this application 'th particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional informatio i needed to properly assess this proposal. . Sign re of Director or Au prized Representative Date Routin' ✓ Rev.10/93 yt3 Ol • Ni- • �'.::+��'�:s#:i'. S,\.�.;FR;.M1e^r"::q�yn•�•s� •'a-we�„'�'rr ,t .,nRx....�vr�s�s.� t�•){}..�,: ,,<.4 !*.c.^?c.�?at^,rE!M1-,e�'•.�,'�'r'4.".�'e - ry -s'.ao-.,.,. c:.....::.•:rad.r,L:a.rs...�.;.:�la•:u. ..a.c...:'ssuiis...�c`a..�.o+c.., r,:.ea�.-...,..ce:,<o�..�....::r1. - _._.., .....,...._ Project Name 1 L ‘-\\(. NUAms. W-oCE. -Am-)YA- ?IrsZrA- Project Address NG ` '^ ST /T: JJ.L A.'J NL Contact Person 'Rode-c- 112a ,. Address en 1435 IA ON to Icy \k 9P o 9 Phone Number 1--k2S — L SZ — c 1$(0 Permit Number LuR -O a-003 Project. Description 22,5L05 PRoFESS1OPRL WIC-6 3LieL) • Land Use Type: Method of Calculation: L2yk Gn►T1ok) 0 Residential �TE Trip Generation Manual 0/Retail 0 Traffic Study (710) A CO/Non-retail 0 Other (DGFi" ELIZA) 1 / low. Calculation: • — , 3la 3 -787' 14' 31-1 2-1 ,800 y 5q, d-7a• SS �ti- � -78-? ( `-1 X 75 - 1 1 Transportation Mitigation Fee: ) Z 3' �'t Calculated by: )), Date: 1 d3 3pUe- Account Number: Date of Payment Transportation Engineering NorthWest, LLC Memorandum DATE: February 12, 2002 TO: Liz Odegard DEV CHOP,0Lt NTNN IN," FROM: Curtis Chin P.E. Transportation Engineering Northwest, LLC RE: Renton Highlands Professional Plaza RECEIVED Site Access Assessment TENW Project No. 2168 This memorandum provides a qualitative assessment of the preferred access location for the proposed Renton Highlands Professional Plaza. The Renton Highlands Professional Plaza is proposed to include approximately 21,000 square feet of medical office space. The site is located on the west side of Duvall Avenue NE north of NE 4th Street in the City of Renton. Access to the site is proposed by a full access driveway onto Duvall Avenue NE (see attached figure 1). The location of the proposed driveway was chosen to maximize the developable area of the site and to minimize the impacts to an existing wetland. As shown in the attached figure 1, the proposed driveway is located between two existing driveways on the east side of Duvall Avenue NE that provide access to the QFC/Bartells development, and just south of an existing driveway on the west side of Duvall Avenue NE that provide access to a child care facility(ABC Learning Center). We recommend and support the proposal to provide full access to the site via the current proposed location for the following reasons: 1. Along the project frontage, Duvall Avenue NE is a five lane section with a striped center two way left turn lane (TWLT). Left turns entering and exiting the site would share the TWLT with the property to the east. (QFC and Bartells). 2. The Bartell driveway on the east side of Duvall Avenue NE is used primarily as an entrance for vehicles using the pharmacy drive through window. The Bartell driveway is located approximately 40 feet north of the proposed driveway. Potential vehicle conflicts between the proposed driveway and the Bartell driveway include left turns exiting the proposed Renton Highlands Professional Plaza and left turns exiting the Bartell drive through driveway. Since the Bartell driveway is used primarily as an entrance, minimal conflicts between the two driveways would be expected. 3. Potential vehicle conflicts between the proposed driveway and the QFC/Bartells driveway on the east side of Duvall Avenue NE include southbound left-turns entering the QFC/Bartell driveway and northbound left-turns entering the proposed Renton Highlands Professional Plaza. To minimize the potential left- turn conflicts between the two driveways, the proposed driveway is located to maximize the distance between the two driveways (approximately 120 feet). In addition, during the p.m. peak hour the majority of the trips generated by the proposed Renton Highlands Professional Plaza would be exiting the site, which would not impact the entering trips at the QFC/Bartell driveway. Transportation Engineering/Operations • Impact Studies• Design Services•Transportation Planning/Forecasting Eastside Office: 11410 NE 124th Street,#691 • Kirkland,WA 98034 ♦ Office(425) 820-1728 • Fax(425) 820-5913 Seattle Office: PO Box 65254 • Seattle,WA 98155 • Office/Fax(206)361-7333 • Toll Free(888)220-7333 9 Transportation Engineering NorthWest, LLC Renton Highland Professional Plaza February 12,2002 Page 2 Based on the three items identified, it is our recommendation that full access be provided at the proposed Renton Highlands Professional Plaza on Duvall Avenue NE. However, if in the future it is determined that the driveway is considered to be un-safe, consideration should be given to restricting movements at the proposed access. Please call us at(206)714-7421 if you have any questions regarding the information included in this memorandum. \\Renton Highlands Professional Plaza-#2168\Word\Renton Highlands Access Memo.doc Transportation Engineering/Operations• Impact Studies • Design Services • Transportation Planning/Forecasting Eastside Office: 11410 NE 124th Street,#691 • Kirkland,WA 98034 ♦ Office(425) 820-1728 • Fax(425) 820-5913 Seattle Office: PO Box 65254 ♦ Seattle,WA 98155 •Office/Fax(206)361-7333 ♦ Toll Free(888)220-7333 I BARTELL DRIVE THROUGH i u BOLDING DRIVEWAY \\\\\\ LEARNING t CENTER 3°-- D--0-___o-- 0„ .• DRIVEWAY _ __ EDGE OF ASPHALT \*\ \ XW ,X H- 0W W au- W ®m i S i RLL Q? . dN -a ' ~ PROPOS▪E • DRIVEWAY V /I! EOM ,\ da1rl1a�ri i 111 i��" •i i 7/ is u _ _ . /� 1. ~ al j " PROPOSED RENTON aN i " • ---- • HIGHLANDS PROFESSIONAL a,- r PLAZA ///l t •A%" i r - f i 'y' �/ i „f f QFC/BARTELL i i y DRIVEWAY % i ter. :w. i` . • i �/ i "S .. iii - ,� Z l' W _ Q yl"..-„, �... S o NOT TO SCALE SOLE PLAN PROVIDE J BY CPL JANUARY 31,2002. Transportation1.9 Figure 1 Renton Highlands Engineering Professional Plaza Northwest, LLC Site Plan r _ Associated Earth Sciences, Inc. May 3.1, 2002 • Project No. KB01225A • Elizabeth Odegard DEVELOPMENT pi._A<„•:;, A _ P.01 Box 165 Medina, Washington 98039 RECEIVED Subject: Review of Floodplain Mitigation Proposed Highlands Dental Office Renton, Washington " Dear Ms. Odegard: Over the past year, Associated Earth Sciences, Inc. (AESI)has provided_wetland-related services on the above-referenced project site. Work,has included the limited delineation of a portion of the single on-site wetland located within the central portion of the site and the preparation of letter-. , reports discussing the limited wetland delineation and the averaging of the on-site wetland buffer. AESI understands that analysis has indicated construction of the proposed project will decrease the existing on-site floodwater storage capacity capabilities and that the City is now requiring on-site replacement of this lost floodwater storage capacity. AESI further understands that, to accommodate the City's request, grading within on-site habitats (including wetland buffer)will be required. In order to ensure that no adverse impacts to the on-site wetland will occur as a result of this grading, Renton has requested that a wetland biologist review the proposed floodplain mitigation effort. This letter has been prepared to address this request. Based on information provided by Coughlin Porter Lundeen(CPL), grading will occur throughout - much of the southeastern portion of the site. As noted above, this grading"will include work within a portion of the buffer associated with the on-site wetland. Although tree species such as black cottonwood (Populus trichocarpa and red alder. (Alnus rubra) do occur within buffer and non-buffer habitats located in the southeastern portion of the site, this entire area is dominated primarily by non-native plant species such as Himalayan blackberry (Rubus discolor) and evergreen blackberry (Rubus laciniatus). - -As proposed, single, large trees and groups of trees will remain undisturbed as a result of the floodplain mitigation-related grading. Through the use of barriers(e.g., silt fencing, construction, fencing, etc.), the areas to remain undisturbed will be separated from the areas of active grading and grading will occur outside the dripline of the trees to be retained. Additionally, grading,will - be,conducted so as to ensure-there remains a low slope gradient between the graded and non- 91 I Fifth Avenue,Suite 100• Kirkland,WA 98033 • Phone 425 827-7701 •Fax 425 827/5424 • • graded areas (e.g., 3:1, etc.). As proposed, a landscape architect or arborist will be on-site during grading activities within the vicinity of trees to be retained. Following the grading effort, the installation of native woody plant species within all graded habitats and seeding is proposed, ensuring that the loss of vegetation in the graded areas will be temporal in nature. Provided that appropriate best management practices (BMP's), including erosion and . sedimentation control (ESC),measures, are utilized, no adverse impacts to the on-site wetland or 'buffer should occur during grading. Additionally,provided that plantings are installed at sufficient densities and maintenance (including non-native species control) is implemented, the overall habitat value of the wetland and wetland buffer should increase as a result of the proposed floodplain mitigation project. Please contact me at (425)-827-7'701 if I may he of f irther assistance on this project. Thank you. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington -1457-4 `--Erederick L. Huston, Jr. Senior Biologists Wetlands • • • • FLHJ/da KB01225A6 Projects\2001225\KE\WP-W2K • Us, ��Y °' City of Renton ♦ .,u Development Services Division 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: 4/15/02 TO: Nick Lenington FROM: Jason E. Jordart4y Coughlin Porter Lundeen Associate Planner c.c. Liz Odegard City of Renton Phone: Phone: (425) 430-7219 Fax Phone: 206 343-5691 & 425 452- Fax Phone: (425) 430-7300 9186 SUBJECT: Drainage Report I Number of pages including cover sheet: 1 REMARKS: ❑ Original to ❑ Urgent ❑ Reply ❑ Please ® For your be mailed ASAP Comment review Per our telephone call, once the final floodway boundary is determined, the Development Services Division will need a revised drainage report (5 copies), a detailed grading plan (for compensatory storage requirements showing all work) and a letter from a certified wetlands biologist stating the function and value of the wetland will not be compromised by the proposed grading. Should you have any additional questions or comments, please feel free to contact me at (425) 430-7219. Thank you Jason 13Chlrli+Ana1 Ahead of the curve CITY OF RENTON MEMORANDUM DATE: April 10,2002 TO: Jason Jordan FROM: Juliana Sitthidet x 7278 SUBJECT: Renton Highlands Professional Plaza—LUA02-003 Revised Drainage Report On April 3, 2002, I received revised calculations for the drainage report for the above referenced project. The calculations are based on information of the tributary area we provided to the engineer. The backwater program gave results that appear not to reflect what would occur in the site under a 100-year storm. Another approach presented by the engineer was to route the 100-year storm hydrograph through the site using level pool routing. Under Section 4.4.2.1 of the 1998 KCSWDM, Minor Floodplain Studies, floodplain determination for wetlands and closed depressions should be modeled using level pool routing procedures. I talked to Surface Water Division and they agreed with this approach. However the revised calculation in the drainage report did not account for datum differences between the on-site survey and the topographic as-built drawings. Today(4/8/02) I informed the engineer of the two different datum and he will send revised calculations for review. cc: Kayren Kittrick C:\Projects\Highlands Professional Plaza\Flood_Memo.doc\cor Cityotflenton Esl ♦ .� ♦ Development Services Division (--N 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: 3/19/02 TO: Liz Odegard FROM: Jason E. Jordan Associate Planner Phone: Phone: (425) 430-7219 Fax Pb one: 425-452-9186 Fax Phone: (425) 430-7300 ' SUBJECT: Wetland Buffers I Number of pages including cover sheet: 2 REMARKS: ❑ Original to ❑ Urgent ❑ Reply ❑ Please ® For your be mailed ASAP Comment review Liz: I wantE d to follow-up with you on where we are with respect to your project. I understand that Julian Sitthidet has been in contact with your engineer regarding storm drainage issues. For your use an I review, I have attached a copy of the latest comments from Juliana regarding the revised drainage report. These comments have also been forwarded to your engineer. Upon review, you will not'ce that additional analysis is still required prior to moving forward on this project. Please call me at (425) 430-7219 if you have any comments or questions regarding this matter. Thank you Jason tars+rt1 iV'i1Lvtil. Ahead of the curve CITY OF RENTON MEMORANDUM DATE: March 19, 2002 TO: Jason Jordan FROM: Juliana Sitthidet x 7278 SUBJECT: Renton Highlands Professional Plaza—LUA02-003 Revised Drainage Report Review I received a copy of the revised drainage report for the above referenced project. Although the applicant revised the report to incorporate the additional backwater analysis as part of the 100-yr flood delineation requirement, it appears that part of the analysis was done incorrectly. The following items in the modeling need to be addressed: ■ The report states that flow from the upstream basin travels approximately 450' downstream of the site through two 30" culverts before entering the storm pipe under Bremerton Ave.. This is incorrect. I conducted a field investigation and determined there is one long 24" culvert that extends from the manhole in Bremerton Ave. several hundred feet east where a small creek enters the pipe from the wetlands on the project site. The backwater model will need to be revised to include the smaller pipe. As a follow up to this comment, the downstream pipe backwater model does not include the last segment of pipe upstream of Junction 9—the 24"pipe. Including this section will effect the HW elevation of the pipe which will intern effect the starting water surface elevation of the channel backwater model. • The report will need to include a plan sheet showing the locations of all the cross-sections used in the channel backwater model. • The flow from the upstream basin 2 was assumed to be the flow that would be pushed through an 18"pipe (assumed as 20 cfs). In a field investigation we observed that there is an overflow directly into the manhole that connects to the 18" pipe to the 36" culvert (there is also a 12"pipe from south discharging to the culvert). We recommend that the applicant run the model assuming the full 45 cfs flow. C:\Projects\Highlands Professional Plaza\MEMO Drainage_2.doc\cor e Proposed Mitigation Measures: U��Y �� 1. The applicant will be required to pay the appropriate Fire Mitigation Fee based on$0.52 per square foot of new non- residential structures. * 2. The applicant will be required to pay the appropriate Traffic Mitigation Fee based on$75.00 per net new average daily • rip. ,,t� 3. Temporary erosion control measures will need to be installed. r�N.00 4. A split rail fence or other approved barrier will be required to be installed along the wetland buffer to denote the critical area. NOTICE OF APPLICATION Comments on the above application must be submitted In writing to Jason E.Jordan,Associate Planner,Development AND PROPOSED DETERMINATION OF NON- Services Division,1055 South Grady Way,Renton,WA9B055,by5:00PMon January 29,2002.This matter is also SIGNIFICANCE -MITIGATED(DNS-M) • scheduled Grady Way,Renton.If you aeblic hearing on rinterestedh 12, On atte ding Athe hearing,please cil rcontact the Development Servis,Seventh Floor,Renton City ces Division,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,please contact the project manager.Anyone who submits written comments will DATE: January 15,2002 automatically become a party of record and will be notified of any decision on this project. LAND USE NUMBER: LUA-02-003,ECF,V,SA-H CONTACT PERSON: JASON E.JORDAN APPLICATION NAME: RENTON HIGHLANDS PROFESSIONAL PLAZA (PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review and Variance a - � Approval with Environmental Review to construct a 22,568 square toot professional office building with 70 parking spaces. ® ww ✓•� i9 The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall __f' r�.®�i© ,, .dt`x 'j ,� Avenue NE approximately 150 feet north and east of the NE 4th Street end Duvall Avenue Intersection.A 13,400 square ( t^'' h _... ' foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has 4I',� ©gr® .� requested to fill approximately 618 square feet of wetland area and replace 8 with 1,237 square feel of wetland in a i' a 6.. zz--�� = "e different location. Lastly,the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the 1 -' .1 -...;- - e wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the [ �� ',.,-, it I i°', ><S?61i'r i)r"�,�'t � �,L.;parr 1 development. I I■7- ,b:x Ip4 , lug, ' ! A fill.,• W.6 d PROJECT LOCATION: Duvall Avenue NE and NE 4th t tt �, OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of s e;; } !A7 a ja 're;Renton has determined that significant environmental impacts ere unlikely to result from the proposed project Therefore, - �' v¢ ll .M'F 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 1la,X' -!�I Crittl1 -4}9ryees; 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- �� I IISignificance-Mtigated(DNS-M).A 14 day appeal perid will follow the issuance of the DNS-M. 111 I , ' tPERMIT APPLICATION DATE: Jenua 04,2002 NOTICE OF COMPLETE APPLICATION: January 15,2002 7 „r, e i g1 . Perks/Review Requested: Environmental(SEPA)Review,Hearing Examiner Site Plan Review and ., Variance Review J -' r t 'R�Y�I1.1 j I Other Permits which may be required: Building and Construction Permits .+ I ®/ -I" 1 1 cos LI e .!` Y f Requested Studies: Wetland Assessment end Geotechnical Review A; fit -.., "�. Location where application may ; ' I' - 1 be reviewed: Planning/Building/Public Works Division,Development Services Department, __a„✓...-- YYgpl■1055 South Grady Way,Renton,WA 98055 - n ...,.. PUBLIC HEARING: Public hearing scheduled for March 12,2002 before the Renton Hearing T-�' q :"f I'I j: 'f Examiner in Renton Council Chambers.Hearings begin at 9:00 AM on the 71h •floor of the new Renton City Hall located at 1055 Grady Way South. J�G' �_: _ 4 -;[� CONSISTENCY OVERVIEW: ff n± _. .. . 9 H iumntro Land Use: The subject site is designated Center Suburban on the C - -- '- k .... --- 1 gn Zoning Comprehensive Plan Land Use Map and Canter Suburban on the City's Zoning Map.The proposed to create a 22,568 square foot professional office building with 70 If you would like to be made a party of record to receive further information on this proposed project,complete parking spaces is consistent with both the Comprehensive Plan and Zoning this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. designations. File No./Name: LUA-02-003,ECF,V,SA-H/Renton Highlands Professional Plaza Environmental Documents that NAME: Evaluate the Proposed Project: Wetland Evaluation Report and Geotechnical Review ADDRESS: Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code,Public TELEPHONE NO.: Works Standards,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION NOTICE OF APPLICATION CERTIFICATION I, 0 I Z€ , 1 1 t I , hereby certify that copies of the above document were posted by me in '- conspicuous places on or nearby the described property onQ\ JVV\I \ (0 1 �Z • J Signed: ,?)-r. �-! ca ATTEST: Subscribed a d-sworn before me,a Notary Public,in and for th State of W shh_ngon residing in 7'�0-/ 2- `1 ,on the I x day of D..�• �P oc�- MARILYN KAMCHEFF MARILYN KAMCHEFF NOTARY PUBLIC MY APPOINTMENT EXPIRES:6-29-03 STATE OF WASHINGTON COMMISSION EXPIRES JUNE 29,2003 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF RR: UNDIN G PROPERTY OWNERS vuihi�i3>I1eetof the subject site rr PP.OJECTNAME: I� �� '���Cnk_ APPLICATION NO: 672 6762 5, EC /" / V, SII _H TI-e following is a list of property owners within 300 feet of the subject site. The Development Services Di iision will notify these individuals of the proposed development. N/ ME ADDRESS ASSESSOR'S PARCEL NUMBER 4-r-itme,t-fLD OFVCtoOF�P RF�ONtiMNG r tifiZry za (Attach additional sheets, if necessary) 4 (Continued) ME ADDRESS ASSESSOR'S PARCEL NUMBER • Applicant Certification I, _ l�-t vAc ((rz5-okef7, hereby certify that the above list(s) of adjacen property (Print Name) . .. LYi•• , . .. ,L: i' owners and their addresses were obtained from: NOTARY PUBLIC ❑ Title Company Records STATE OF WASHINGTON ❑ King County Assessors Record , COMMISSION EXPIRES `a JUNE 29, 2003 Signe Gketafii Date k 0 (Applicant) NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at` toff y, on the� 1 day of T7160 - , 20 O Signed 7rD,m r.A•• '' (Notary Public) j i MARILYN ItAMCEFF .AV AoonmrfA1lENT EXPIRES:62043 ::::::;::;:::.;:: 'i'i:::::>M:,:: ::iii::;:.;::i::;:::>;:.;::::;::;:.:. .... .::.::::::.:::. :.;:.;;:.: �.;:. .;:;.::.:.;..;:•.:::.>;:.>:.;:.;:.,.;:.;:.::.;:.: t!�►t► f �`I � .I�...1?�. .... ....'wea`;::.: >:<::::::::::>::::::: . .;:.;:.< :.;:.;;;:;::.;;;;:.::,:.;;.:.;:.: ;:.::.;:: . , :fie I;v f..a on�. . :. ;::>:::.;;;.;:> CERTIFICATION OF MAILIN ` " 1'.:.:::;.: <g .. t.,.. , hereby certify that notices of the propo TA: d t (ad a"'`::;.:: : :. . .: : ::.>:>:.:.:::.:.:.::: :.:.::.::::.:::::::.:.::.:::.::.:::.::::.::.::.::.::.::.::.::.::;:.:: ::.:::.::.::.::.::.:.:.:.: ..Aid ...... mac c1. ..„:.:.:...........,......:„„.....:........:;„„:::.. .„....„,:::::,.::::::::......:..;&se::::„:„..,..,..........,..................,::::,„„........:::::::::::::...............„:„....:„......,..„:„..,..........„:::::::„:„......:,.......:......„................................................. .... .. ....................... ............. .........,:::::,...,.......,. ::::::»::>::::::.: ;::;;:::::;::: :::,>a:::: NOTARY ....:,,,,:..-...„:.,.-._::_:_...-_,-.:_::,.::,,,,:,,,,o,:„:„,,,.::,:,_,_,_:,„,:-...:.:„..,„„„„...:,,,•,.._,,.:E.:.:.,,,,,,,,,:„..,,,.,.,,,„,,,,,:::„:,,,„,,,,:,:::::,:_.:,,:„,,..,,,,„,::::„„„, AA]' � nbed and sworn before me, a Notary Public, in a5d for the State of Washington residing I on the t �`' day of .:-;) :� 20 )l Signed �.......... - tic"""""::::::::::':::.:""":'::::'::::::'........":::::::""":''"""""::::':::::-...---:'.:-::::-::'::::'::::::::::'::'::::'::::'''''''':::'::'::::::'''':: ....... ° 0 M REVEv 0310ARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 2 atroScan / King (WA) Parcel # Owner Name Site Address YB Owner Phone 086970 001J Murphy Lesley J 587 Elma Ave NE Renton 9805 425-226-1809 086970 0020 Thornhill Betty A 583 Elma Ave NE Renton 9805 086970 0030 Reis Alexander J III 579 Elma Ave NE Renton 9805 1998 425-255-9055 086970 0040 Gilroy Melanie 575 Elma Ave NE Renton 9805 1998 086970 0050 Baker Garrett V 571 Elma Ave NE Renton 9805 1998 425-793-1945 086970 0060 Warner John Earl 565 Elma Ave NE Renton 9805 1999 425-226-0771 086970 0070 Odell Darrin R/Amy H 561 Elma Ave NE Renton 9805 1999 086970 0080 Summers Brandon K/Amy M 557 Elma Ave NE Renton 9805 1999 425-793-5259 086970 0090 Coats Daniel E/Janet E 553 Elma Ave NE Renton 9805 1999 086970 0100 Mobley Joseph R 533 Elma Ave NE Renton 9805 1999 425-255-6175 086970 0110 Dempsey Diane S 529 Elma Ave NE Renton 9805 1999 086970 0120 Hodges Louise 525 Elma Ave NE Renton 9805 1999 086970 0130 Not Available From County 521 Elma Ave NE Renton 9805 1999 086970 0140 Gasca Robert G/Colleen She 515 Elma P1 NE Renton 98059 1999 086970 0150 Peters Lori J 511 Elma P1 NE Renton 98059 1999 086970 0160 Uyeda Chelsea S 507 Elma P1 NE Renton 98059 1999 086970 0170 Burns Adrianne L 503 Elma Ave NE Renton 9805 1999 086970 0180 Mason Jim C 4818 NE 5Th St Renton 98059 086970 0190 Lawrence Brad E/Margie 4812 NE 5Th St Renton 98059 086970 0200 Lovelett Richard M 4806 NE 5Th St Renton 98059 425-687-3117 086970 0210 Tang George H 4800 NE 5Th St Renton 98059 425-430-2905 086970 0220 Matsuzaki Joseph H/Dolly 4809 NE 5Th St Renton 98059 1999 086970 0230 Yamaguchi' Jimmie '/Noriko 4815 NE 5Th St Renton 98059 1999 086970 0240 Moral Maria-Angela;Motta J 4821 NE 5Th St Renton 98059 1999 086970 0250 Nakamoto D Jamie 4827 NE 5Th St Renton 98059 1999 086970 0260 Hirai Glenn;Chu Lynette J 4833 NE 5Th St Renton 98059 1999 086970 0270 Kooistra Heidi;Standley Cr 4839 NE 5Th St Renton 98059 1999 086970 0280 Osako Nancy N 4845 NE 5Th St Renton 98059 1999 086970 0290 Norkol Thomas L/Elsie M 500 Elma P1 NE Renton 98059 1999 086970 0300 Wing Luann E 504 Elma P1 NE Renton 98059 1999 086970 0310 Kramer Brian M 508 Elma P1 NE Renton 98059 1999 086970 0320 Ungefug Harry H 512 Elma P1 NE Renton 98059 1999 086970 0330 Striek Terrence R/Adrienne 518 Elma P1 NE Renton 98059 1999 086970 0340 Nelson Richard J/Stephanie 522 Elma P1 NE Renton 98059 1999 086970 0350 Hoshino Alan T/Cheryl T 526 Elma P1 NE Renton 98059 1999 425-277-9666 086970 0360 Grob Wayne G/Christina L 530 Elma P1 NE Renton 98059 1999 086970 0370 Huvinen Sharon 552 Elma P1 NE Renton 98059 1999 425-255-5658 086970 0380 Anex Anne K 556 Elma P1 NE Renton 98059 1999 425-254-9591 086970 0390 Gervais Robert 560 Elma P1 NE Renton 98059 1999 086970 0400 Grunow Kierstan. I4.:,.., 570 Elma P1 NE Renton 98059 1999 425-271-9965 086970 0410 Blott Carolyn K 576 Elma P1 NE Renton 98059 1999 425-271-4223 086970 0420 Townley George J/Susan L 580 Elma P1 NE Renton 98059 1999 425-254-8288 086970 0430 Cameron Eric D/Donna J 4834 NE 5Th Ct Renton 98059 1999 425-793-0290 086970 0440 Stuart Jeffrey A 4828 NE 5Th Ct Renton 98059 1999 425-687-5080 086970 0450 Ey Carmen M 4822 NE 5Th Ct Renton 98059 1999 425-227-0677 086970 0460 Yansura Mary E 4818 NE 5Th Ct Renton 98059 1999 425-235-5729 086970 0470 Szeman Stephen J 4814 NE 5Th Ct Renton 98059 1999 425-687-6043 086970 0480 .Szwed Grzegorz A/Aneta 4810 NE 5Th Ct Renton 98059 1999 425-687-0422 086970 0490 Gerstner H Lynn 4823 NE 5Th Ct Renton 98059 1999 086970 0500 Collie Marjorie L 4817 NE 5Th Ct Renton 98059 1999 425-228-2004 086970 0510 Yin Him;Chey Sarida 4811 NE 5Th Ct Renton 98059 1999 425-271-5246 086970 0520 Elbasheer Mohomed Z 4807 NE 5Th Ct Renton 98059 1999 086970 0530 Fajarillo Charlie M;Camus 566 Elma Ave NE Renton 9805 1999 086970 0540 Doremus Derek/Terri L 562 Elma Ave NE Renton 9805 1999 425-687-0790 086970 0550 Haynes Robert M/Kay N 551 Elma P1 NE Renton 98059 1999 425-277-7521 086970 0560 Stanley Jane 555 Elma P1 NE Renton 98059 1999 425-235-5982 086970 0570 Murphy Sean D/Anna N 559 Elma P1 NE Renton 98059 1999 102305 9037 Montgomery Jerry L 4526 NE 4Th St Renton 98059 1936 425-255-4941 102305 9047 Northwest Pacific Associat 4708 NE 4Th St Renton 98059 1999 102305 9054 Lindberg Charles C/Penny *No Site Address* Renton 425-271-1221 102305 9065 Cowan Richard D 4514 NE 4Th St Renton 98059 1943 425-226-3297 102305 9066 Merlino Gary M/Donna M/Don *No Site Address* Renton 206-762-9125 102305 9068 Ury George R 4502 NE 4Th St Renton 98059 1943 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. troScan / King (WA) Parcel # Owner Name Site Address YB Owner Phone 102305 9086 Corbella Bert/Laurie A 4520 NE 4Th St Renton 98059 1937 425-271-6334 102305 9119 Pillo Linda 11614 137Th Ave SE Renton 9 1958 102305 9119 Pillo Linda 11614 137Th Ave SE Renton 9 1999 102305 9140 Mcclinoy Timothy 4604 NE 4Th St Renton 98059 1984 206-228-3427 102305 9303 Mjelde & Heinz 12744 SE 128Th St Kirkland 1977 206-725-5983 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9375 Hicks Annette M 483 Duvall Ave NE Renton 98 1972 509-235-7135 152305 9057 Griffith Lawrence L & Shar 4701 NE 4Th St Renton 98059 1982 425-226-5107 152305 9071 Bales Lp 4525 NE 4Th St Renton 98059 1950 152305 9094 Bales George H/George J/Ki 4605 NE 4Th St Renton 98059 1928 152305 9102 Bales George H/George J/Ki *No Site Address* Renton 152305 9124 Moon Mike Su/Young Son 4615 NE 4Th St Renton 98059 1960 156087 0010 Ovadia Zak/Catherine 4501 NE 5Th St Renton 98059 1999 425-687-9788 156087 0020 Alverio Alberto/Joy 4507 NE 5Th St Renton 98059 1999 425-687-9784 156087 0030 Trutmann Daniel R 4513 NE 5Th St Renton 98059 1999 425-228-9354 156087 0040 Pak Sook Hee 4519 NE 5St St Renton 98056 1999 425-793-0946 156087 0050 Mitkovetski Vladimir/Marin *No Site Address* Renton 1999 156087 0060 Chin Hui Ci 4609 NE 5Th St Renton 98059 1999 156087 0070 Popovich Borah/Violet Trus *No Site Address* Renton 1999 425-277-4618 156087 0080 Malana Wilfredo R/Josephin 4621 NE 5Th St Renton 98059 1999 425-226-8412 156087 0090 Ulrich David K;Julie A 4627 NE 5Th St Renton 98059 1998 425-271-4738 156087 0100 Lynch Nathaniel W;Elgin Sa 4631 NE 5Th St Renton 98059 1998 425-254-3662 156087 0110 Bodenbender Scott A 500 Chelan P1 NE Renton 980 1998 425-271-9624 156087 0120 Andrews Mark R;Larsen Sand 506 Chelan P1 NE Renton 980 1998 425-235-4667 156087 0130 Kuhl Christopher A/Jinhee 512 Chelan P1 NE Renton 980 1998 425-235-6750 156087 0140 Jones Casey D/Mindy A 518 Chelan P1 NE Renton 980 1998 156087 0150 Castro Frank C Jr/Wendy W 524 Chelan P1 NE Renton 980 1998 425-793-0590 156087 0380 Herman Douglas W 501 Bremerton P1 NE Renton 1999 425-227-4490 156087 0390 Macleod Kathleen 4514 NE 5Th St Renton 98059 1999 156087 0400 Banz Joseph D/Marilyn L 4520 NE 5Th St Renton 98059 1998 156087 0410 Kessler Jamie E;Hartill Ma 4526 NE 5Th St Renton 98059 1998 156087 0420 Sweeney Edward L/Cheryl A 4606 NE 5Th St Renton 98059 1998 156087 0430 Dorsett Michael D/Jomarie 4612 NE 5Th St Renton 98059 1998 156087 0440 Ung Buong Tick;Truong Yeum 4618 NE 5Th St Renton 98059 1998 156087 0450 Shineman Mike & Cummings R 505 Chelan P1 NE Renton 980 1998 425-271-8265 156087 0460 Gunovick Kathleen A 511 Chelan P1 NE Renton 980 1998 156087 0470 Fidler Vicki;Keller Brian; 517 Chelan P1 NE Renton 980 1998 156087 0480 Chin Raymond T 523 Chelan P1 NE Renton 980 1998 156087 0500 Delamater Jacqueline L 4617 NE 5Th P1 Renton 98059 1998 156087 0510 Chervets Mark M;Don Elena 4611 NE 5Th P1 Renton 98059 1998 156087 0520 Snook Joel Et Al 4602 NE 5Th St Renton 98059 1998 425-793-7263 156087 0530 London Gary S/Kimberly M 4521 NE 5Th P1 Renton 98059 1998 425-793-0800 156087 0540 Chin Robin K/Ho Ming 4515 NE 5Th P1 Renton 98059 1998 425-793-7159 156087 0640 Not Available From County *No Site Address* Renton 156087 0650 Not Available From County *No Site Address* Renton 205050 0010 4Th/Bremerton Associates 4513 NE 4Th St Renton 98059 1982 722700 0010 Buttar Baljinder S/Rashpal 4505 NE 4Th St #A Renton 98 1995 206-243-0234 722700 0020 Nicholas Kim A 4505 NE 4Th St #B Renton 98 1995 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. ,troScan / King (WA) Parcel # Owner Name Site Address YB Owner Phone 086970 0010 Murphy Lesley J 587 Elma Ave NE Renton 9805 425-226-1809 086970 0020 Thornhill Betty A 583 Elma Ave NE Renton 9805 086970 0030 Reis Alexander J III 579 Elma Ave NE Renton 9805 1998 425-255-9055 086970 0040 Gilroy Melanie 575 Elma Ave NE Renton 9805 1998 086970 0050 Baker Garrett V 571 Elma Ave NE Renton 9805 1998 425-793-1945 086970 0060 Warner John Earl 565 Elma Ave NE Renton 9805 1999 425-226-0771 086970 0070 Odell Darrin R/Amy H 561 Elma Ave NE Renton 9805 1999 086970 0080 Summers Brandon K/Amy M 557 Elma Ave NE Renton 9805 1999 425-793-5259 086970 0090 Coats Daniel E/Janet E 553 Elma Ave NE Renton 9805 1999 086970 0100 Mobley Joseph R 533 Elma Ave NE Renton 9805 1999 425-255-6175 086970 0110 Dempsey Diane S 529 Elma Ave NE Renton 9805 1999 086970 0120 Hodges Louise 525 Elma Ave NE Renton 9805 1999 086970 0130 Not Available From County 521 Elma Ave NE Renton 9805 1999 086970 0140 Gasca Robert G/Colleen She 515 Elma P1 NE Renton 98059 1999 086970 0150 Peters Lori J 511 Elma P1 NE Renton 98059 1999 086970 0160 Uyeda Chelsea S 507 Elma P1 NE Renton 98059 1999 086970 0170 Burns Adrianne L 503 Elma Ave NE Renton 9805 1999 086970 0180 Mason Jim C 4818 NE 5Th St Renton 98059 086970 0190 Lawrence Brad E/Margie 4812 NE 5Th St Renton 98059 086970 0200 Lovelett Richard M 4806 NE 5Th St Renton 98059 425-687-3117 086970 0210 Tang George H 4800 NE 5Th St Renton 98059 425-430-2905 086970 0220 Matsuzaki Joseph H/Dolly 4809 NE 5Th St Renton 98059 1999 086970 0230 Yamaguchi Jimmie F/Noriko 4815 NE 5Th St Renton 98059 1999 086970 0240 Moral Maria-Angela;Motta J 4821 NE 5Th St Renton 98059 1999 086970 0250 Nakamoto D Jamie 4827 NE 5Th St Renton 98059 1999 086970 0260 Hirai Glenn;Chu Lynette J 4833 NE 5Th St Renton 98059 1999 086970 0270 Kooistra Heidi;Standley Cr 4839 NE 5Th St Renton 98059 1999 086970 0280 Osako Nancy N 4845 NE 5Th St Renton 98059 1999 086970 0290 Norkol Thomas L/Elsie M 500 Elma P1 NE Renton 98059 1999 086970 0300 Wing Luann E 504 Elma P1 NE Renton 98059 1999 086970 0310 Kramer Brian M 508 Elma P1 NE Renton 98059 1999 086970 0320 Ungefug Harry H 512 Elma P1 NE Renton 98059 1999 086970 0330 Striek Terrence R/Adrienne 518 Elma P1 NE Renton 98059 1999 086970 0340 Nelson Richard J/Stephanie 522 Elma P1 NE Renton 98059 1999 086970 0350 Hoshino Alan T/Cheryl T 526 Elma P1 NE Renton 98059 1999 425-277-9666 086970 0360 Grob Wayne G/Christina L 530 Elma P1 NE Renton 98059 1999 086970 0370 Huvinen Sharon 552 Elma P1 NE Renton 98059 1999 425-255-5658 086970 0380 Anex Anne K 556 Elma P1 NE Renton 98059 1999 425-254-9591 086970 0390 Gervais Robert 560 Elma P1 NE Renton 98059 1999 086970 0400 Grunow Kierstan L 570 Elma P1 NE Renton 98059 1999 425-271-9965 086970 0410 Blott Carolyn K 576 Elma P1 NE Renton 98059 1999 425-271-4223 086970 0420 Townley George J/Susan L 580 Elma P1 NE Renton 98059 1999 425-254-8288 086970 0430 Cameron Eric D/Donna J 4834 NE 5Th Ct Renton 98059 1999 425-793-0290 086970 0440 Stuart Jeffrey A 4828 NE 5Th Ct Renton 98059 1999 425-687-5080 086970 0450 Ey Carmen M 4822 NE 5Th Ct Renton 98059 1999 425-227-0677 086970 0460 Yansura Mary E 4818 NE 5Th Ct Renton 98059 1999 425-235-5729 086970 0470 Szeman Stephen J 4814 NE 5Th Ct Renton 98059 1999 425-687-6043 086970 0480 Szwed Grzegorz A/Aneta 4810 NE 5Th Ct Renton 98059 1999 425-687-0422 086970 0490 Gerstner H Lynn 4823 NE 5Th Ct Renton 98059 1999 086970 0500 Collie Marjorie L 4817 NE 5Th Ct Renton 98059 1999 425-228-2004 086970 0510 Yin Him;Chey Sarida 4811 NE 5Th Ct Renton 98059 1999 425-271-5246 086970 0520 Elbasheer Mohomed Z 4807 NE 5Th Ct Renton 98059 1999 086970 0530 Fajarillo Charlie M;Camus 566 Elma Ave NE Renton 9805 1999 086970 0540 Doremus Derek/Terri L 562 Elma Ave NE Renton 9805 1999 425-687-0790 086970 0550 Haynes Robert M/Kay N 551 Elma P1 NE Renton 98059 1999 425-277-7521 086970 0560 Stanley Jane 555 Elma P1 NE Renton 98059 1999 425-235-5982 086970 0570 Murphy Sean D/Anna N 559 Elma P1 NE Renton 98059 1999 102305 9037 Montgomery Jerry L 4526 NE 4Th St Renton 98059 1936 425-255-4941 102305 9047 Northwest Pacific Associat 4708 NE 4Th St Renton 98059 1999 102305 9054 Lindberg Charles C/Penny *No Site Address* Renton 425-271-1221 102305 9065 Cowan Richard D 4514 NE 4Th St Renton 98059 1943 425-226-3297 102305 9066 Merlino Gary M/Donna M/Don *No Site Address* Renton 206-762-9125 102305 9068 Ury George R 4502 NE 4Th St Renton 98059 1943 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. troScan / King (WA) Parcel # Owner Name Site Address YB Owner Phone 102305 9086 Corbella Bert/Laurie A 4520 NE 4Th St Renton 98059 1937 425-271-6334 102305 9119 Pillo Linda 11614 137Th Ave SE Renton 9 1958 102305 9119 Pillo Linda 11614 137Th Ave SE Renton 9 1999 102305 9140 Mcclinoy Timothy 4604 NE 4Th St Renton 98059 1984 206-228-3427 102305 9303 Mjelde & Heinz 12744 SE 128Th St Kirkland 1977 206-725-5983 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9351 Washington Restaurant Prop 13800 128Th Ave NE Kirkland 1999 102305 9375 Hicks Annette M 483 Duvall Ave NE Renton 98 1972 509-235-7135 152305 9057 Griffith Lawrence L & Shar 4701 NE 4Th St Renton 98059 1982 425-226-5107 152305 9071 Bales Lp 4525 NE 4Th St Renton 98059 1950 152305 9094 Bales George H/George J/Ki 4605 NE 4Th St Renton 98059 1928 152305 9102 Bales George H/George J/Ki *No Site Address* Renton 152305 9124 Moon Mike Su/Young Son 4615 NE 4Th St Renton 98059 1960 156087 0010 Ovadia Zak/Catherine 4501 NE 5Th St Renton 98059 1999 425-687-9788 156087 0020 Alverio Alberto/Joy 4507 NE 5Th St Renton 98059 1999 425-687-9784 156087 0030 Trutmann Daniel R 4513 NE 5Th St Renton 98059 1999 425-228-9354 156087 0040 Pak Sook Hee 4519 NE 5St St Renton 98056 1999 425-793-0946 156087 0050 Mitkovetski Vladimir/Marin *No Site Address* Renton 1999 156087 0060 Chin Hui Ci 4609 NE 5Th St Renton 98059 1999 156087 0070 Popovich Borah/Violet Trus *No Site Address* Renton 1999 425-277-4618 156087 0080 Malana Wilfredo R/Josephin 4621 NE 5Th St Renton 98059 1999 425-226-8412 156087 0090 Ulrich David K;Julie A 4627 NE 5Th St Renton 98059 1998 425-271-4738 156087 0100 Lynch Nathaniel W;Elgin Sa 4631 NE 5Th St Renton 98059 1998 425-254-3662 156087 0110 Bodenbender Scott A 500 Chelan P1 NE Renton 980 1998 425-271-9624 156087 0120 Andrews Mark R;Larsen Sand 506 Chelan P1 NE Renton 980 1998 425-235-4667 156087 0130 Kuhl Christopher A/Jinhee 512 Chelan P1 NE Renton 980 1998 425-235-6750 156087 0140 Jones Casey D/Mindy A 518 Chelan P1 NE Renton 980 1998 156087 0150 Castro Frank C Jr/Wendy W 524 Chelan P1 NE Renton 980 1998 425-793-0590 156087 0380 Herman Douglas W 501 Bremerton P1 NE Renton 1999 425-227-4490 156087 0390 • Macleod Kathleen 4514 NE 5Th St Renton 98059 1999 156087 0400 Banz Joseph D/Marilyn L 4520 NE 5Th St Renton 98059 1998 156087 0410 Kessler Jamie E;Hartill Ma 4526 NE 5Th St Renton 98059 1998 156087 0420 Sweeney Edward L/Cheryl A 4606 NE 5Th St Renton 98059 1998 156087 0430 Dorsett Michael D/Jomarie 4612 NE 5Th St Renton 98059 1998 156087 0440 Ung Buong Tick;Truong Yeum 4618 NE 5Th St Renton 98059 1998 156087 0450 Shineman Mike & Cummings R 505 Chelan P1 NE Renton 980 1998 425-271-8265 156087 0460 Gunovick Kathleen A 511 Chelan P1 NE Renton 980 1998 156087 0470 Fidler Vicki;Keller Brian; 517 Chelan P1 NE Renton 980 1998 156087 0480 Chin Raymond T 523 Chelan P1 NE Renton 980 1998 156087 0500 Delamater Jacqueline L 4617 NE 5Th P1 Renton 98059 1998 156087 0510 Chervets Mark M;Don Elena 4611 NE 5Th P1 Renton 98059 1998 156087 0520 Snook Joel Et Al 4602 NE 5Th St Renton 98059 1998 425-793-7263 156087 0530 London Gary S/Kimberly M 4521 NE 5Th P1 Renton 98059 1998 425-793-0800 156087 0540 Chin Robin K/Ho Ming 4515 NE 5Th P1 Renton 98059 1998 425-793-7159 156087 0640 Not Available From County *No Site Address* Renton 156087 0650 Not Available From County *No Site Address* Renton 205050 0010 4Th/Bremerton Associates 4513 NE 4Th St Renton 98059 1982 722700 0010 Buttar Baljinder S/Rashpal 4505 NE 4Th St #A Renton 98 1995 206-243-0234 722700 0020 Nicholas Kim A 4505 NE 4Th St #B Renton 98 1995 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. „ Via, CITY 1 F RENTON (. ) ..ILA,` Plannin uilding/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 25, 2002 Elizabeth Odegard 1620 Duvall Avenue NE#200 Renton, WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003, ECF, V, SA-H Dear Ms. Odegard: The Development Planning Section of the City of Renton has determined that the subject application will be required to be placed on hold until additional information is obtained. As you already know, the next step in the site plan review permit process is to complete the environmental review portion of the project. However, staff has determined that additional drainage analysis, transportation analysis, and my previous comments from the January 18th letter will need to be addressed prior to meeting with the Environmental Review Committee (ERC). For your use and review, I have attached the comments generated from the City's Plan Review Section so that you may give them to your engineers, which should provide adequate direction regarding additional information required. I also wanted to take this opportunity to discuss one more wetland issue that will need to be addressed prior to taking the project off hold. Specifically, the 253 square feet of wetland area located in the northeast corner of the site that is proposed to be relocated will need to be enlarged. Moreover, the wetland area directly south of the proposed 253 square foot section labels "25-foot buffer”will need to be counted as relocated wetland, otherwise the wetland would be located directly abutting the proposed drive, which would not provide the minimum buffer(25-feet) required by code. For the above-mentioned reason, this project will be placed on hold until such time that the required information is submitted. Please contact me, at (425) 430-7219, if you have any questions. Otherwise, might I suggest that once you have had time to meet and discuss these items with your engineers, that we schedule a meeting to go over all of the issues. In any event, I look forward to reviewing the revised information as soon as possible. Sincerely, Jason E ordan Associate Planner cc: Robert& Elizabeth Odegard (owner) Jennifer Henning, Principal Planner 1-7 T Hold letter - R FIl� 1 T O N 1055 South Grady Way-Renton,Washington 98055 1 1 �� AHEAD OF THE CURVE :.� This paper contains 50%recycled material,30%post consumer CITY OF RENTON MEMORANDUM DATE: January 24, 2002 TO: Jason Jordan FROM: Juliana Sitthidet x 7278 SUBJECT: Renton Highlands Professional Plaza—LUA02-003 Drainage and Transportation Review While reviewing the green folder for the above referenced project, several concerns come up. 1. Due to significant flooding probleips in the adjacent properties, City will require that Core Requirement #2 — Offsite Analysis provide a Level 3 downstream analysis for a '/ mile as specified in Section 1.2.2 (1998 KCSWDM). The Level 3 downstream analysis would be based on the floodplain results from Special Requirement#2. 2. The drainage report did not completely address the Special Requirement #2 — Floodplain/floodway delineation. The tributary area to the on-site wetland does not appear to end at the City boundaries. It appears that the tributary area is bigger than presented. A tributary area, taking in consideration the basin topography and existing drainage systems should be used instead. At least a Minor Floodplain Study, per Section 4.4.2 (1998 KCSWDM) is required. 3. Currently the site is serving as a natural storage area for upstream runoff. The proposed grading plan does not show any contour from the East Side of the building to the wetland. Will there be any fill? What is the volume of fill over the flood elevation? How will the fill be stabilized? Any embankment? What is the slope of the embankment? Is there any compensatory storage proposed for the fill area? 4. The proposed elevation for the wet pond appears to be lower than the existing wetland elevation.How would the project prevent water from the wetland entering the pond? 5. The proposed access driveway could compromise efficient and safe vehicular traffic operation on Duvall Ave NE. A traffic study of the proposed access showing the impacts on the existing driveway access on the day care center and on the 2 north access to the Plaza (across the street)is requested. cc: Kayren Kittrick C:\ProjectsV-Iighlands Professional Plaza\MEMO Drainage.doc\cor CITY (ter, RENTON Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 18, 2002 Ms. Elizabeth Odegard 1620 Duvall Avenue NE #200 Renton, WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003,ECF,V,SA-H Dear Ms. Odegard: This letter is being sent to you in order to address some preliminary comments generated from Staff's initial review of your proposed professional plaza development. Specifically, there are three items that need to be addressed prior to the project's environmental review and the public hearing: • Parking Stalls Within the Required Buffer: Staff has determined that 55 parking stalls are the minimum required per code; however, your proposal provides 70 parking stalls. While this amount does not exceed the maximum number of parking stalls allowed by code, at this time, Staff does not support the buffer reduction request to allow additional parking stalls to be located within the 50-foot wetland buffer (northeast corner of the subject site see area A of attached drawing). Therefore, we suggest that you revise your proposal to eliminate the six (6) parking stalls located within the 50-foot wetland buffer. This in turn, would reduce the overall amount of wetland buffer averaging necessary, as part of this proposal. • Wetland Relocation: Your proposal to fill approximately 618 square feet of wetland near the northeast corner of the site and create 1,237 square feet of additional wetland near the southeastern edge of the existing wetland is consistent with the ratios established by City code. However, Staff does not believe the area of proposed wetland creation is planned in the most suitable location. Instead, we suggest you revise the site plan to relocate the created wetland in the vicinity of the south and center of the existing southern boundary of the wetland (see area B on attached drawing), which would provide for additional wetland buffer on-site. This adjustment is necessary because the original proposal does not provide adequate area for the majority of the proposed wetland buffer (associated with the newly created wetland). Moreover, because the proposed wetland creation is planned near the eastern property line, the majority of wetland buffer would be non-existent as the proposed wetland creation is directly adjacent to Duvall Avenue NE. 3-issues letter.doc R E N T O N 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE ®This paper contains 50%recycled material,30%post consumer • Building Location Within the 50-Foot Buffer: The current proposal situates portions of the stair-stepped building façade approximately 25 feet from the wetland's northern boundary. While code does allow buffer averaging, which could reduce the wetland buffer to 25 feet, Staff does not believe the function and value of the wetland would be adequately protected. In other words, even though the proposed building would be located approximately 25 feet from the wetland's northern boundary, landscaping, building construction and maintenance would require work within the 25-foot buffer. Therefore, Staff suggests that you revise the proposal to relocate the building a minimum of 35 feet from the wetland's edge, which would allow for adequate construction and building maintenance (see area C of attached drawing). This objective can be accomplished several ways: 1) reduce the overall size of the structure; 2) shift the building to the north and west (may eliminate parking); and, 3) reduce the foot print of the proposed structure, while increasing the height and/or number of stories of the building. Projects exceeding 50 feet would require a Hearing Examiner Conditional Use Permit. At this time, Staff is open to supporting such a request due to the existing critical area constraints associated with the subject site. While these comments may appear somewhat discouraging, my hope is that we can address these issues prior to the public hearing. In any event, I am available to meet with you so that we may discuss these issues further in person. Please contact me, at (425) 430- 7219, if you have any questions or comments concerning this letter or if you would like to set up a meeting at your earliest convenience. Sincerely, /..4../7........------....._____„Jason Associate Planner cc: Robert & Elizabeth Odegard/Owners 3-issues letter.doc � 6's rlt NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE - MITIGATED (DNS-M) DATE: January 15,2002 LAND USE NUMBER: LUA-02-003,ECF,V,SA-H APPLICATION NAME: RENTON HIGHLANDS PROFESSIONAL PLAZA PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review and Variance Approval with Environmental Review to construct a 22,568 square foot professional office building with 70 parking spaces. The proposed structure is two stories and would total approximately 45 feet in height. The project is located on Duvall Avenue NE approximately 150 feet north and east of the NE 4th Street and Duvall Avenue intersection. A 13,400 square foot Category II wetland and waterway is located in the southeastern portion of the subject site. The applicant has requested to fill approximately 618 square feet of wetland area and replace it with 1,237 square feet of wetland in a different location. Lastly,the applicant has requested to reduce the 50-foot wetland buffer on the northern portion of the wetland down to 25 feet through buffer averaging,which would require an enhanced buffer on the southern portion of the development. PROJECT LOCATION: Duvall Avenue NE and NE 4th OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of 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: January 04,2002 NOTICE OF COMPLETE APPLICATION: January 15,2002 Permits/Review Requested: Environmental(SEPA)Review,Hearing Examiner Site Plan Review and Variance Review Other Permits which may be required: Building and Construction Permits Requested Studies: Wetland Assessment and Geotechnical Review 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 March 12,2002 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. CONSISTENCY OVERVIEW: Land Use: The subject site is designated Center Suburban on the City's Comprehensive Plan Land Use Map and Center Suburban on the City's Zoning Map. The proposed to create a 22,568 square foot professional office building with 70 parking spaces is consistent with both the Comprehensive Plan and Zoning designations. Environmental Documents that Evaluate the Proposed Project: Wetland Evaluation Report and Geotechnical Review Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code,Public Works Standards,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION Proposed Mitigation Measures: 1. The applicant will be required to pay the appropriate Fire Mitigation Fee based on$0.52 per square foot of new non- residential structures. 2. The applicant will be required to pay the appropriate Traffic Mitigation Fee based on$75.00 per net new average daily trip. 3. Temporary erosion control measures will need to be installed. 4. A split rail fence or other approved barrier will be required to be installed along the wetland buffer to denote the critical area. Comments on the above application must be submitted in writing to Jason E.Jordan,Associate Planner,Development Services Division, 1055 South Grady Way,Renton,WA 98055,by 5:00 PM on January 29,2002. This matter is also scheduled for a public hearing on March 12,2002,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,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JASON E.JORDAN PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION t 1:-----:il.W1 lig- tl•••, :_______ 7E a .: __ ,!i .., y,Igit, l I I � m\Q1 : '' l, fit+ 1 y, <r V55/9. e 0 (sly witig— DI ii '' ‘-,--st'''i aw." 16 r 41 ,iO� e II ram' . I tit _, 1 NI INI i .tee I I --0 ; , d�`- - q .` N S .. _I es._. �I i % ' %y I �I . I k.�44, r --" r0,m m '© �E�' -I el 3T 2: .*Or;i ~ i. ; il , n .0 r I , '''.*: e`:• fK Imo. ` yit .... �. "�` f —0j —'f��o I l➢ L �I: If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton,WA 98055. File No./Name: LUA-02-003,ECF,V,SA-H I Renton Highlands Professional Plaza NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION tb CITY _IF RENTON Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 15, 2002 Ms. Elizabeth Odegard 1620 Duvall Avenue NE#200 Renton, WA 98059 SUBJECT: Renton Highlands Professional Plaza Project No. LUA-02-003,ECF,V,SA-H Dear Ms. Odegard: 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 February 12, 2002. Prior to that review, you will be notified if any additional information is required to continue processing your application. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton,Washington, on March 12, 2002, at 9:00 AM to consider the proposed Site Plan. 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. Please contact me, at (425)430-7219, if you have any questions. Sincerely, Jason . Jordan Associate Planner cc: Robert& Elizabeth Odegard/Owners an-cc ta..ee 1055 South Grady Way-Renton,Washington 98055 This caper contains 50%recycled material.20%post consumer (vl'/ (,� ,,a7,3 ::::.:•.:...•:.:. ....„... .....:.:::.:.:::::.:.:.. CITY OF RENTON L ... . .. . . . .. . . .. ....... . . ••• . .. . DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION Note: If there s more than one legal owner, please attach an additional notarized Mast:r Application for each owner. PROJECT OR DEVELOPMENTj NAMEE:.',, }�NAME: .2 { V1 1 0VI 1��.6f C "4 q1PbcC .St.T1VICLI 'K of -t-4 E)izA T7.\ o v o P!uZct PROPEERrTY/PROJECTADDRESS(S)/LO,CATIOON:: f� ADDRESS: \/V tt1IGi C D1AA/ I1[ /d1/ � e- 15 1 T lo`PAC - n 1-k I\CF� 1� l eI KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: ZIP: TELEPHONE NIIMRFR: EXISTING LAND USE(S):/ Zto '� - Lfs- a- - `"i i u Vc c vi- I o-- APPLIPANT (if other than owner) PROPOSED LAND USES: NAME: . ,r/CP acciPeofF---,s.toA-L. Bicij, COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: C3 DEVELOP ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DCaT �(SIj(; le►: - NP BAN042002 CITY: ZIP: EXISTING ZONING: C S RECEIVED TELEPHONF t of m^/RER: PROPOSED ZONING (if applicable): CONTACT PERSON C s SITE AREA (SQ. FT. OR ACREAGE): NAME: a/La/kept pctek,ret oli f a t 3 t' PROJECT VALUE: COMPANY (if applicable): c [/00 060 ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? 11(10 QuWC,U k\iL N� ° `ies I 2dne 2" CITY: -Atom r/• ZIP: ci 0� IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? il LI TELEPHONE NUMBER and E-MAIL ADDRESS: 5'ea/rY1 WL fC-GL 61 - Si-4e ui---Cta�►^ds (ACccib(. cfri-S 1 q�-4-5a-q1oC O e ►r Ic�IIea� i-�►�re� r y.. 2C,172.- i-», f LEGAL DESCRIF IN OF PROPERTY (Attach sepau sheet if necessary) t i TYPE OF APPLICATION &FEES Check all application 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 $ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ (001,60 _ FINAL PLAT $ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ VARIANCE $ A65,OO (FROM SECTION:q`y"/3 ) PRELIMINARY WAIVER P3 $ FINAL WETLAND PERMIT $ 4J1- ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ VARIANCE $ EXEMPTION $No Charge ENVIRONMENTAL REVIEW $ 5Z,.CO _ REVISION $ AFFIDAVIT OF OWNERSHIP sPaOMM. 4jy I, (Print Name) 90 �1fZ6 i.( , declare that I am (please check one)Xthe owner of the propegy involJ�cTin th"iS Asp. pficatiCn, _the authorized representative to act for the property owner (please attach proof of authorization), and that thiftfregoinpitaweements &nswers herein contained and the information herewith submitted are in all respects true and correct to the best of my kr>flwJ dgeB :heel ef. , y r\D 16Q4-+ 4 l- 2 (� 2 �-J �,�64� 4 0.,AL, ATTEST: Subscribed and sworn td*s{p`r7e1491 c ary Public, in and for the State of vv NOkS�\ residing mnimo (Name of Owner/Representative) �2�Co. Y 1t u1 , on the\3 day of ep /���p 1.1p U 20a. o17,4 ,, (Signature off Owner/Represe tative) (Signat`u�,r'e of Notary Public) 11 (This section to be completed by City Staff.) City File Number: A AAD BSP , CAP-S CAP-U CPA CU-A CU-H ECF 'LLA MHP FPUD FP PP R RVMP (SA-A, SA-H SHPLrA SHPL-H SP SM SME TP V-A V-B V-H W TOTAL FEES: $ TOTAL POSTAGE PROVIDED: $ MASTERAP.DOC REVISED 03/00 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION DROPERTY OWNER(S) PROJECT INFORMATION Note: If there s more than one legal owner,please attach an additional notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME P�� r PROJECT/ADDRESS(S)/LOCATION and Zip Code: ADDRE' SS: ,j� ZIP. -/ Vt./;� /11SI ` `-'' t KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: PROPOSED LAND USE(S): COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): CITY: ZIP: EXISTING ZONING: TELEPHONE NUMBER PROPOSED ZONING (if applicable): CONTACT PERSON SITE AREA (in square feet): SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED NAME: FOR SUBDIVISIONS OR PRIVATE STREETS SERVING J� '�n L� " THREE LOTS OR MORE(if applicable): \Q- _ COMPANY(if applicable): PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ADDRESS: ACRE ACRE(if applicable): 11x 1Q I J NUMBER OF PROPOSED LOTS(if applicable): CITY: ZIP: tt.VIC( � NUMBER OF NEW DWELLING UNITS(if applicable): TELEPHONE NUMBER�� AND E-MAIL ADDRESS: QLCx�/It a @ NUMBER OF EXISTING DWELLING UNITS(if applicable): masterap.doc Revised April 2001 I 1 _ )JECT INFORMATION (conth__._d) l SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): PROJECT VALUE: a�ZOD, c� w ` SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS TO REMAIN (if applicable): ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE - SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL SQUARE FOOTAGE (if applicable): BUILDINGS (if applicable): a ✓ 62,46 ❑ AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL ❑ AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): 0 FLOOD HAZARD AREA sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS(if ❑ GEOLOGIC HAZARD sq.ft. applicable): `(b 0 1 ❑ HABITAT CONSERVATION sq.ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE SHORELINE STREAMS AND LAKES of sq.ft. NEW PROJECT(if applicable): aD A WETLANDS t 3,4 sq.ft. ) LEGAL DESCRIPTION OF PROPERTY (Attach separate sheet if needed) TYPE OF APPLICATION & FEES Check all application types that apply-- City staff will determine fees. ANNEXATION(A) $ SHORELINE REVIEWS —COMP PLAN AMENDMENT(CPA) $ CONDITIONAL USE(SM-C) $ —CONDITIONAL USE PERMIT(CU-A,CU-H) $ _EXEMPTION(SME) $ NO CHARGE —ENVIRONMENTAL REVIEW(ECF) $ SUBSTANTIAL DEVELOPMENT(SM) $ GRADE&FILL PERMIT(GF) $ _VARIANCE(SM-V) $ — (No.Cu.Yds: ) $ —REZONE(R) $ SUBDIVISION ROUTINE VEGETATION $ _BINDING SITE PLAN(BSP) $ MANAGEMENT PERMIT(RVMP) _FINAL PLAT(FP) $ SITE PLAN APPROVAL(SA-A,SA-H) $ _LOT LINE ADJUSTMENT(LLA) $ — _SPECIAL PERMIT(SP) $ _PRELIMINARY PLAT(PP) $ TEMPORARY PERMIT(TP) $ _SHORT PLAT(SHPL-A,SHPL-H) $ VARIANCE(V-A,V-H,V-B) $ (from Section: ) $ Postage: $ —WAIVER(W) $ TOTAL FEE $ OTHER: $ AFFIDAVIT OF OWNERSHIP I, (Print Name)_ ,declare that I am (please check one) the current owner of the property involved in this application or the authorized representative to act for a corporation (please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. 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 ll the uses and purposes mentioned in the instrument. (Name of Owner/Representative) Notary Public in and for the State of Washington Notary(Print) (Signature of Owner/Representative) My appointment expires: m astcrap.doc Revised April 2001 Fidelity National Title Company of Washington ALTA Commitment, Page 2 Order No. 0402019 LEGAL DESCRIPTION: The East half of the Southwest quarter of the Southeast quarter of the Southwest quarter of Section 10, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the North 80 feet thereof; AND EXCEPT the West 70 feet of the South 130 feet thereof; AND EXCEPT the South 217 feet lying East of the WEst 70 feet thereof; AND EXCEPT County Roads; EXCEPT the West 70 feet of the North 87 feet of the South 217 feet. Situate in the County of King, State of Washington. 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. SE SW 10-23-5 DEVEt_QPMENT PLA_NNIiV's �,c'rNTCN 9. Project Narrative RECEIVED ❖Project Name liigfiland Professional Plaza •:•Zoning-Designation CS ❖Current Use Vacant Lot ❖Special Site Features: Moderately insignificant wetlands per the ❖ attached report. A variance will be necessary ❖ for tree removal and ingress/egress over ❖ wetland buffer. (culvert at NE corner) ❖Soil and Drainage The site consists of Type "C"Alderwood Till �AgrB, Agf, AO)per Soil Conservation Services Site map. Drainage shall be controlled during construction and channeled through the temporary detention facility as noted on the TESC plan. ❖ Proposed use Construction of a 21,800 SF, two story ❖ professional office building-primarily of brick ❖ and glass with surface parking. Lot coverage ❖ is less than 11%. Parking-is 21,900 SF for 64 ❖ stalls. Fencing-along-North and West borders ❖ shall be attractive and in keeping-with other screening on the site. Building fit Aprox. 40ft ❖ offsite impr. Sidewalks and landscaping-as required on ❖ Duvall in the public right of way. ❖ Maximum from set back can not be net due to ❖ sensitive areas ❖ Project values construction costs$3,500,000 ❖ fair market value 54,300,000 .• Estimated Quantities The site fias been calculated as a cat to ❖ fill site with only doff being exported from site.Tbere are approx. 950 CY of doff to export. ❖ Tree removal There are 9 trees in excess of 6" to be removed. ❖ variance will be required. l-Bed Alder, ❖ 1-Coonwood, and 7-Willow gees ❖ Land Dedication tone proposed. ❖ Job slack A temporary construction trailer will be placed ❖ on site. Justification for Variance Request Highland Professional Plaza We are requesting variances for the following items; a. Tree cutting and land clearing. b. Access to the property by entering part of the wetland buffer. This lot has been substantially diminished in its development possibilities due to "Last Lot Syndrome". The lot is 2.20 acres, which at one time had no water but a roadside drainage ditch. Now, due to the area growth and development surrounding our lot, it has become the channel for surrounding area run off water. There are existing pipes that direct water from parking lots and other unknown sources to be dumped on our lot. This has created a wetland on the property as well as a waterway. A wetland study (attached) done in 1998 showed very little wetland. Now less than half of the property is developable. The lot has been a dumping ground. There are old tires, batteries, refuse, glass, and other garbage. Our development of the lot will not only enhance the area growth and provide necessary services to the community, but will facilitate clean up of the environment. We will need to remove a total of 9 trees (1-Red Alder, 1-Cottonwood, and 7-Willow trees) in order to develop this property we will be replacing some trees as part of the landscape plan. There is very little slope to the property, 4%at its most. When completed, the area will be greatly enhanced. There are no trees on surrounding properties that will be affected by development of this lot. As property owners we have a right to access our property. The location of the access that we are proposing is the northeastern corner. This area will cause the least amount of disturbance to the wetland buffer and is the most logical access. Thank you. oo, 'qoryAFM 63!.9/$1 MI 1. :41 FAX 42157038442 Col 1een `" 39612 226u'Avenue SE Enumclaw, Washington 98022-8924 Tel and Fax'. 360-802•6275 • E-mail:daratnOibtn.nct August 17. 1998 Reftsr nee' Wetland R;:cononaissance- Duvall Ave.NE Property.Parcel No. 102305 9012 Job►`980805 Prepared For: tk. Wendahl Fletcher 380 East 4450 North Provo,Utah 84604 Deal Mr.Fletcher; :is requested. I conducted a wetland reconnaissance or feasibility evaluation on August 12. 1998. to cletetsninc the; possible p;,sence of wetland conditions on of near the property. In conducting my *valuation, I followed the general procedures outlined in the Ill';dungtan state Wetlands ltjpnliticatiori pnd Delinc on Manila!(Masch 1997), which is hailed on the Corps of Engineers Wetland Uelitteatiw Manual (1987). AA part of my study, I excavated numerous soil pits to confum the hydrology, soil types and vegstation in acid near the potential wetland areas. This letter report surnmarizes the results of sow observations. The sub t property includes Parcel Number 102305 9012. hereinafter thi. ,rite, located west of Duvall Ave, NE(12$' Ave, SE) and to the North of NE 4"' St. (SE 1284' St.) rat Renton. Washington. The site is cumcr.dy undeveloped. The area ;tttrtmrtding the sits is quickly grossing Immediately to the South is a retired commercial and residential lone along NE 4s"St. There is a single-tamily resiclent to the Wort. There it a daycare center irnmcdietely to the North. and a maltivhased residential development store l p nt v w er coon to this Efxt ion erDuvallh and east of Duvall Ave. NE. .�Qa C aid Bartell Drub .tic. NE. Tree spc rus presents around the margins of the site include: black cottonwood,C>regon ash and red alder.Willows art:also prt;sunt in the sauthcm and camera parts of the site. Douglas spires dominates the understury in the southern and eastern parts of the situ Himalayan blackberry and cut•1eaf blackberry are also present. Scot's broom dominates the trndcrstnry in the rcmainttc:r of the:site;Himalayan blackberry and cut-leaf blackberry are also present. Common grn.rntdeover species present in primarily the southern putt of the site include: urchardgrass.recline,thistle,birds-foot trefoil. reed Canarygruss and soft rush. The King County Area Soil Survey tU.S. Soil Conservation Server's. 1973.0 maps two soil types on the site' bve'ett gravelly sand' loam. 0 to 5 percent slnpis and Alderwood gravelly sandy loam, 6 to 1.5 present slopes. The Everett series is made up of somewhat ex.eswively drained soils that formed in very gravelly glacial aut*ath deposit*,wider conifers. The Aider'wond scores is made up of moderately well drained soils abet turned in glacial deposits, under conifers. The list of hydrie soils prepared by the National Technical Committee on Hydros Soils does act include either of these soils types. These are no wetlands or cu'eanss identified on or neat tilt site in the King County Sensitive Wens heap !'olio(1990). The City of Renton Wetland Inventory, identities a series of'small wetlands,off-site to the North and northeast of Duvall Ave. NE. known as Orchards W-20. utilizing off-sits: methodology. it 03/28/31 FRI 43:41 FAX 4257933442 Col 1eon Lit065 appears from visual observation of Itydrophytic vegetation and surtace hydrology. that one of these wetlands is 1ov.1ted to the:earth and east of Dwell Ave. NE. This wetland is greater than 100 feet "semi from the northeast prupaSrty corner and appears to dtain into a catch basic along Duvall Ave. NE. Natural drainage patterns have been highly disturbed by last cleating, grading and fill activities on and near the site. The site generally drains towards the lowest and southwest part of the site. A roadside Ditch along Duvall Ave. NE, drains into an seceavated drainage ditch, which runs lion the central., esteem property boundary to the southwest corner of the site. This drainage ditch was dry at the time of my site visit. but appears to convey water during wet periods. This drainage ditch is approximately 2.5- teeet wide. The Renton Land Clearing and Treed Cutting Ordinance Chapter 9, Titic IV :metes the following in its definition of a creek; this definition is not meant to include storm water tune devices or other entirely artit'ieiat watercourses unless they arc used to store and/or convey pass-through stream flows naturally occurring prior to construction of such devices." I did not locate any culverts or streams draining into this drainage &tele I closely examined a few questionable areas within the drainage ditch and amsocietud with the flood zone of the ditch. These areas exltihit vegetation that generally grows in disturbed areas(both in wetlands and uplands). Douglas spirea and reed cariarygrass dominates these areas:black cottonwood,red alder"and willows arc also present along the margins. Thee. *edge contain only otw out ot'.thtrne wetlandcrituria ve+e:tatiyn a therefore do not.nag the do i Yt ten of m wetland! Solis encountered in these areas can he generalized asio"lIowa"and amesidere,l non•hydric{non-wetland)mineral soils. Depth Below ()retie ttno Soil Dewier dim 0 to 6 very dark ttrayish brown t I0YR3/2"i gravelly wanly loam 6 to 1e olive (5Y4/3)gravelly sandy leant "' !A-ltuvell Soil t`olnt Chart I identified a couple of very small pockets that contained wetland soil.t, along the southwest port of the drainage ditch. Under the 1::""lie of Renton Wetlands Management Regulation". there is a Hire exem lion fcs C.a� -_„ 3.seetlareda under 5,000 square feel. Thule area are probably less than 25 squire ict each. If these areas were over 5.,t)Ot)square*et, they Would meat they definition of a Lower Quality Category S wetland and require a 25-toot undisturbed butter It is my professional opirrivit that the Chi; of Renton wil not cousider the drainage ditch crossing the (.\\ stibitet property to classify as a creek. The small pockets of wetland soils identified along the drainage 1 x' ditch would be considered non-jurisdictional wetland*dot:to their site. The attached eketeh snap shows / "� \\ the approximate toc:atior:of potentially questiotwble areas. `� As previously stated.. the drainage ditch appears to convey water during wet periods. Drainage will need to be adttrsseed in.storm water design plan*for the site. This site appraisal is the result of a walk through recotunaissartee,using the methods of the Washingten S&ste Wet da ld� "Lion and Detiti•ati looks)(March 097),which is based art the Corps tare �;l g W'etlla Delieeatiotz Manual(1987) This letter report is not a substitute for a wetland delineation and analysis report. Final determination of,juu•isdictional wetland boundaries pertinent to the Clean Wales Art Section dt)4 for the site. is the responsibility uf the Seattle District Coro of Engineers and/or the City of Renton. Thus,it is recommencicd that appropriate regulatory agencies he contacted prior to arty deviled site planning or construction activities. This letter report is my professional opinion based on the dire umstances and site c:erielitios s at the time of zits study. I trust test this letter adequately addresses your needs With respect to the et.eluation of die site, Minnie 09-10-01 04.05PM PROM-COUGHLIN PORT"' ',MEN Z06-343-569i T-308 P.02/15 F-468 tb j9 �. �l,e��y .. W. f�Fr s-1 T "Y"` i r�ir ..�.Prl i r / ,. "�.c.ra'LA �' z �/"I 1 , '"t'l ,r'„'� 6 1 t'a :. v .i ..4, f'„r A . .2;i r.r " ct .n. b5. .' ar v�Y' is lie• . _�'"'+S # - r ,,.. `F M 3*" '�,i1if &� 3��i:.ww PURPOSE OF OirIECKUST: The State Environrnerttat Policy Ac (SEPA), Chapter 43.21C RCW, requires all governmental agencies t3 consider the environmental impacts of a proposal before making decisions. An Environmental impact :statement (EiS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose at trils checklist Is to provide information to help you and the i.gency identify Impacts from your proposal (ano to reduce or avoid impacts from the proposal, if It can I)e done) ano to help the agency decide w'lether an EIS is required. NSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic InformaLon about your proposal. aovemmental agencies use this checklist to determine wttether the environmental impacts of your proposal are signifscadtt, requiring preparation of an OS. Answer the questions bristly, with the most precise information known,or give the best Cescnptivn you can. You must answer each question accurately and carefully. to the best of your knowledge. In most cases, you should be able to answer the questions from your own opservations or project pleas without the need to hire experts_ it you really do not know the answer, or if a question does not apply to your proposal, write"do not k,nor>!'cr"does not apply^ Complete answers to me questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, suci as zoning, shores ne, and landmark designations. Answer these questions if you can If you have problems, the governmental agencies can assist you. The checklist questions apply to ail paw of your proposal, even if you plan to ao them over a period of time or an different parcels of land. Attach any additional information that wilt help describe your proposal or its environmental effects. Tne agency to which you submit this checklist May ask you to explain your answers or provide additional Information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJFCT PROPOSALS: Complete t 4s checklist for nonproject proposals, even though questions may be answered "does not apply.' IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D}• For nonprdjeet actions (actions involving decisions an policies, plans ano pro;lrams), the references In the checklist to the worts "project," "applicant.' and "property or site" shoUtd be read as "proposal," 'proposer,"and"affected geographic area,'° respectively DEVELOP MEN T t,6gNNING CITY OF RENTON JAN 0 4 2002 RECEIVED Z -3Jrd QL+Vc;•a00 9ST6<.StSZP 6Z:ET I00Z190/L11 09-10-01 04:05PM1 FROM-MARLIN PoF"' '.UNDEEN 2D6-343-569' T-309 P 03/15 F-468 CITY Ut- Ktr4 I UN DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST A BACKGROUND 1. Name of proposed project, if applicable: Renton Hignlands Professional Plaza 2 Name of applicant Robert and Elizabeth Odegard 3. Address and phone number of applicant and contact person? 1620 Duvall Avenue NE Renton, WA 98059 4. Date checklist prepared: Elizabeth Odegard 5. Agency requesting checklist: City of Renton- Development Services 6 Proposed timing or schedule (including phasing, if applicable) Begin Construction ASAP 7. Do you have any plans of future additions, expansions, or further activity related to or connected with this proposal? If yes, explain. No 3. List any environmental Information you know about that has been prepared, directly related to this proposal Wetland and Stream Delineation. soils Analysis, and Downstream analysis has been done 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Dc not know IL. List any governmental approvals or permits that will be needed for your proposal, if KflOwn. 1' . 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 specific answers on this page. (Lead agencies may modify this form to include additional specific information on project description) 09-10-oi 04:06FM FROM-COUGH:iN or LUNDEEN 206-343-5691 T-308 P.04/15 F-468 • CITY OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST We are proposing a 21,500+/- SF Professional Building on a 99,213 SF lot. uses to be included would be a9 professional services accounting, legal. medical. dental, laboratory, etc This development will include up ro 70 parking stalls The exterior will De a high quality brick and stucco structure. 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 any, 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 topographical map, it 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. Section 10, Township 23N, Range 5 East, W.M., in King County This property is located on the west side of Duvall Avenue NE, approximately 150 North of me intersection ot NE 4Tn Street and Duvall Avenue NE S. ENVIRONMENTAL_ELEMENTS 1 Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. Flat b. What is the steepest slope on the site (approximate percent slope)? 4% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat muck)? If you know the classification of agriculture soils, specify them and note any prime farmland. Gravelly sandy Loam as per letter from Applied wetland services d_ Are there surface indications or history ot unstable soils in the immediate vicinity? If so, describe. None known e. Describe tne purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading tor parking lot and building will be required. Cut and till will be balanced where practical Structural till. it required, would be obtained from ott site sources it not available on site. Cut and till on site will each amount to approximately 1,500 cubic yards including approximately 1,000 cubic yards ot topsoil stripping 2 09-10-01 04:06PM FROM-COUGHLIN POF--- .UNDEEN 206-343-5691 T-308 P.05/15 F-469 Lel I T ur rmr1 uh DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST f. Couto erosion occur as a result of clearing, construction or use? if so, generally describe. Yes, removal of vegetation/ and site excavation may cause some potential short-term erosion King County BMP•s and City of Renton BMP's wit be used to mitigate the erosion potential g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 39% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any? During construction. temporary erosion and sedimentation controls will be provided in accordance with King County Ordinances and City of Renton's Ordinances Extra caution and measures such as additional construction fencing to ensure that the existing wetland is not disrupted Additionally the traditional erosion control measures with be constructed including silt fences, hay bales, sediment naps and treatment ponds. 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? If any, generally describe and give approximate quantities if known. During construction dust from eartn moving in dry weather will become airborne. Automoorle exhaust from construction vehicles and workers cars will also occur. After construction, normal auto exhaust from me building users will occur Rooting operations may generate odors during installation. b. Are there any off-site sources of emissions or odor mat may affect your proposal? If so, generally describe. None known c. Proposed measures to reduce or control emissions or other impacts to air. it any: Dust will be controlled curing construction by watering. j 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal steams, saltwater, lakes, ponds, wetlands)? If 3 09-10-01 04:O6PM FROM-CCUGHLIN PO-'- LUNDEEN 206-343-5691 T-306 P.06/15 F-468 CITY OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is a seasonal stream mat traverses the site,that:s a trbutary to the Maplewood Creek 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, Yes, but a 25' butter will be strictly foilowea to ensure no carnage to the wetlana. 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. No fill or cuts beyond some possible utility trenching will occur in the wetland. 4. Will the proposal require surface water withdrawals or diversions? Give the general description, purpose, and approximate quantities if known. Yes. Grading will occur n areas of improvements to reroute, collect, and lima surface storm water rurnott within the l,r is of the site 5 Does the proposal Ile within a 100-year floodplain? 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 Will ground water be withdrawn or will water De discharged to ground water? Give general description, purpose. and approximate quantities if known. vc water will be wandrawn Runoff will oe discharged at its current location 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_..; agriculture; 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 me system(s) are expected to serve. No waste material will be discnargea into the ground c Water Runoff (including storm water)- 4 09-10-01 04:0TPM FROM-COUGHLIN PORT" UNDEEN 206-343-56911 MOB P.OT/15 F-468 t.1 1 I ur r ril 1 ur DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, it known). Where will this water flow? Will this water flow into other waters? if Sc, describe. Runoff would be expected from impervious surfaces as a resul of site development. These surfaces would be found associated with buildings, roadways, parking lots, access walkways, and other hard surfaced protect components. The proposed on-site detention and water quality system will De designed per the 1998 King County Surface Water Contra Manual using the KCRTS continuous flow storm water modeling system The system will discharge runoff at the existing flow rate determined by the aforementioned KCRTS calculations. 2. Could waste materials enter ground or surface waters? If so, generally describe Waste material from parking lots, such as oil drippings coud reach surface waters A Wet pond for water quality treatment will De used to mitigate the potential waste materials from leaving me site r d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Compliance with retention/detention requirements as described in c 1. J 4. plants a. Check or circle types of vegetaton found on the site, X deciduous tree alderpr aple, aspen, e or • evergreen tree: fir, cedar, pine, o er shrubs grass pasture crop of grain wet soil plants. cattail buttercup, bullrush, skunk cabbage, other (within wetland area only). water plants: water lily, eelgrass, miifoil, other X other types of vegetation Blackberry Bushes b. Wriat kind and amount of vegetation will be removed or altered? Primarily Blackberry bushes will be cleared. Additionally 7-a small carder deciduous trees will be removed c. List threatened or endangered species known to be on or near the site None known to be on or near the site Proposed landscaping, use at native plants, or other measures to preserve or enhance vegetation on the site, if any: 5 39-10-01 04:0TPM FROM-OOUGHLIN PGRT" "INDEEN 206-343-5691 T-308 P.08/15 F-468 %on v t,r rt6E1!Vi`1 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST Native plants will be used where it is practical 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. Birds: hawk, heron, eagle, sn„gaird2Cheri Robin's, etc Mammals: deer, bear, elk, beaver, other: None Fish: bass, salmon, trout, herring, shellfish, other: None. b. List any threatened or endangered species known to be on or near the site. None Known c. Is the site part of a migration route? If so, explain. Do not Know ti. Proposed measures to preserve or enhance wildlife, if any: Do not know 6 Energy grid Natural Resources a What kind of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating , manufacturing, etc. Electrical and possrbiy, natural gas energy will ne used Electrical energy will be used to j provide lrgnting and power tan.and pumps. Natural gas boiler/furnace J P. Would your project affect the potential use of solar energy Cy adjacent properties? If so, generally describe_ No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Do not know. 7 Environmental Health 6 09-10-01 04:OTPM FROM-C)LGHLIN POR"" ' 7NDEEN 206-343-5691 T-308 P.09/15 F-468 CITY OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST a. Are there any environmental health hazards, including exposure to toxic chemical, risk of fire and explosion, spill or hazardous waste, that could occur as a result of the proposal? If so, describe Do not know 1. Describe any special emergency services that may be required. Police access Fire access Paramedic access. 2. Proposed measures to reduce or control environmental health hazards, if any. None proposed b Noise 1, What types of noise exist in me area which may affect your project (for example_ traffic, equipment, operation, other)? Trattc from adtacent street and businesses 2. What types and levels of noise would be created by or associated with the project on a snort-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction noise between 7 a.m and 6 p m would occur in general After Construction^ cn'y normal business activity noises would occur The Contractor will oe required to comply wan noise reduction standards and working time limitationS pubisned by King County Tne contractor will be required to work within the standards of me City of Renton as well. 3. Proposed measures to reduce or control noise impacts if any Contractors work flours wiri oe limited. Equipment will De muffled per King County DDES requirements 8 Land and Shoreline use a What is the current use of the site and adjacent properties? The site is currently undeveloped Sown of the site is an auto parts store and Chiropractic Clinic North of this site is a daycare center East of the site is a stropping center consisting of a UFO Bank, Cental office, ana Physical Therapy offices as well as various retail shops Tc me west are private residences b Has the site been used for agricultur0 If so, describe. 7 09-10-01 04:14PM FROM-COUGHL I N PORTCD 'UNDEEN 20E-343-5E91 T-309 P.10/15 F-468 CITY OF nNTUN DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST No. c. Describe any structures on the site. None. d. Will any structures be demolishers? If so, what? No e. What is the current zoning classification of the site? Center Suburban(CS)also within the Center Suouroan Res,oential Demonstration Dist. B f. What is the current comprehensive plan designation of the site? Center Suburban g If applicable, what is the current shoreline master program designation of the site? Not applicalo e. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. The site IS warn the Aqu,fer protection area 2 The ons!te creek is a tributary of Maplewood Creek. Approximately how many people would reside or work in the completed project? it is expected that between 40.50 people would work within the completes offices j. Approximately how many people would the completed protect displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicaOie 1. Proposed measures to ensure me proposal is compatible with existing and projected land uses and plans, if any: Do not know. �1. F10usin a. Approximately how many units would be provided, if any'? Indicate whether high, middle, of low-income housing 8 09-10-01 04:14PM FROM-COUGHLIN PORTER LUNDEEN 206-343-5691 T-309 P.11/15 F-468 CITY OF RENTON DEVE_ _ PMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST Not applicable b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle,or low-income housing. Not applicable. c. Proposed measures to reduce or control housing impacts, if any: Not apphcaole 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Height IAterior Stucco and Brick b. What views in the immediate vicinity would be altered or obstructed? Do no;know c. Proposed measures to reduce or control aesthetic impact, if any. Do not know 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Do not know b. Could light or glare from the finished project be a safety hazard or interfere with views? Do not know c. What existing off-site sources of light or glare may affect your proposal? Do not know d Proposed measures to reduce or control light and glare impacts, if any: Do not know 9 09-10-01 04:15Pl FRCM-COUGF!LIN POR UNDEEN 206-343-5EP1 T-309 P.12/15 F-468 CITY OF RANI UN DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST 1 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. Not appi cacle 3. 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 we site'? No h 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 impact, if any. Not applicable 4 Transportation a. Identify public streets and highway serving the site, and describe proposed access to the existing street system. Show on plans, if any. D.,vatl Avenue NE serves ire sae Is site currently serviced by public transit? if so, what is the approximate distance to the nearest transit stop? Nc c How many parking spaces would the completed project nave? how many would me project eliminate? The project will create approximately 7D pa i g stalls and eliminate none. 10 09-10-01 04:15PM FRCM-COUGHLIN POR' UNOEEN 206-343-5691 T-309 P.13/15 F-468 CITY OF RENTON DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST d Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (inbicaie 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 NO f. How many Vehicular trips per day would de generated by the completed project? If known, indicate when peak volumes would occur. Do not know g. Proposed measures to reduce or control transportation impacts, if any; Do not know. 15, Public Services a. Would the project result in an increased need for public services {for example: fire protection, police protection. health care, schools, other)? If so, generally describe. Do not know b. Proposed measures to reduce or control direct impacts on public services, if any. Do not know 16. utilities a. Circle utilities currently available at the sit=4 ; ,6., ur- ga Qatliggip sery:-, - -p o =, h septic system,o er. 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. Do not know 11 09-10-01 04:16PM FROM-COUGHLIN POR-- UNDEEN 206-343-5691 T-309 P.14/15 F-468 GIIYUrPI NlUN DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST C. SIGNATURE The above answers are true and complete to the best of my knowledge. Proponent: Signature: Date: I1/2g/o \ 12 09-10-01 04eITPM FPCM-COUOhLIN POP JNDEEN 20E-343-5E91 r-309 P.15/15 F-L68 „ra,mottroi Chords D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS yy J; ixf�{i >1.. 7 prf f � l ti~�2yt.!`4.i {S 1rm1r�fR 4i J yj¢SNf• S• �r1{Y1 4\ i k„ '�µ( �llj +tii; � �f N�R7i �,YC . r-ry `V Because these questions are very general, It may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, De aware of me extent the proposal, or the types of activities likely to result from the proposal, would affect the hem at a greater Intensity or at a faster rate than if the proposal were not implemented. Respord briefly and in general terms. 1. How would the proposal he likely to Increase discharge to water. emissions to air produciian, storage, or release of toxic or hazardous substances; or proauctJCn of noise? Proposed measures to avoid or reduce such increases are. 2. How would the proppsai De likely to affect plants, animals, fist, or marine lite? Proposed measures to protect or conserve plants, animals.fish, or marine life are; 3. How would the proposal be likely to deplete energy or natural resour^.,es? Proposed measures to protect or conserve energy and natural resources are; 4, ;-low would the proposal be likely to use or affect envirofirnar tally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as pads, wilderness. wild and scenic rivers. threatened or endangered species habitat, historic or cultural sites. wetlands. flood plains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are 5. How would the proposal Qbshorei tteQuses Inca patible with land end shoreline exlstl 9 plans? log whether it would allow or encourage Proposed measures to avoid cr reduce shoreline and land use impacts are. 11 n�-rn?rtn 98j5ZSti6Zv 6?:Et I90Z/se/Le BAYLIS ARCHITECTS 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 425 453 8013 5 ` www.baylisarchitects.com _..r._L • 1 d , . . . . . . . .0 .___,, . _i_ ,;("0.-0--jr•-:".„. ;,.,s, " 1 1 . 1 - 0 ,:. .J."41 /•---40;9,7 ‘.,„." ;' .. .:.„..,:_, �—� :a Pttr—retz'Y %ilk / L` ►b. ,,.� ,,,i . . . (//111W1114111 111.'''Illk/1144.144t -10110,1001'4e, 4i1X16 ts, 1 I* 4i 0 °‘ J • :. • • 1 kl4 �� h _ r' / fit., \ i r' r fr 1,.. sip .. 9 iii, Ai. 0,11.7)%1L- '40. ra. el • • ' �i i- l'ILIE1111411N- I �% (4$ iir41`fi,��� �/ O_ I� --;/_::_-,_-.-___--- „.... .. . --"_, ,„-;el ..!* Al% • 4,4 .- ...--- • ' ,4..00V41„,,„1$0. 1 .• C-4,;%?-.:, .. ----- ---- :--.--,',--.--_______:.:----- -2._*:„..,;,.."7-:.,44 II! ',//, - ',..-------- pla , / \ i/'' rg "fir /1� / 10' 4 /4 ' I/y41 % c _.,.._, ,/; 1*,0;ia , /i eil—' ''' 11 r il,1 ../ l'r trig' _,,,,S7ft ' ; A i �ofrvi �'/' it/g// %�J'- A�, ,lei- -01111 hp; ;G-'.4,Te .: MAN MTV•nuriLIGT) . . . . . •. ..�P� ,���. . \ ,.1 �.� • ODEGARD . . . PEC • • OFFICE BUILDING • . . . �r� � . ..NI S.../ ..14,1.�(.C7' . . . N'rs 1.1.2�-01 Associated Earth Sciences, Inc . November 13, 2001 Project No. KB01225A ccL�. Robert and Elizabeth Odegard 'T P.O. Box 165 Medina, Washington 98039 't �l,•,l 'L 4r Subject: Limited Site Reconnaissance Proposed Highlands Dental Office Renton, Washington Dear Mr. and Mrs. Odegard: On June 19, 2001, Associated Earth Sciences, Inc. (AESI) conducted a limited site reconnaissance of the approximately 2.26-acre Highlands Dental Offices site located within the City of Renton, Washington (Figure 1 - Attachment A). The focus of the site reconnaissance was to review a limited portion of the northeastern section of the wetland boundary previously delineated by The Watershed Company. Within this area, a small portion of the identified wetland boundary extends as a point into the project area. Subsequently, the associated wetland buffer extends into a rather large portion of the proposed developable on-site area. Consequently, the objective of the June 19, 2001 field effort was to re-delineate the wetland boundary, if warranted, to limit the extent of wetland buffer into this portion of the project site. This letter serves as a summary and interpretation of field data collected by AESI during the June 19, 2001 site visit. During the June 19, 2001 reconnaissance, AESI located pink and black-striped flagging labeled with sequential survey point references "A-1" through "A-8" in the general vicinity of the assumed wetland boundary within the area in question. The observed flagging generally corresponded to the location of The Watershed Company's wetland boundary point references as represented on the topographic survey completed by Modawell&Associates that was provided to AESI. Using the wetland delineation methodologies defined by the Washington State Department of Ecology (Ecology)[ and the U.S. Army Corps of Engineers (COE)2, AESI reviewed only the limits of the wetland boundary defined by the eight observed point references. 1 Washington State Department of Ecology. 1997. Washington State wetlands identification and delineation manual. Publication 96-94. Olympia, Washington. 2 Environmental Laboratory. 1987. Corps of Engineers wetlands delineation manual. Technical Report Y-87-1,U.S. Army Corps of Engineer Waterways Experiment Station, Vicksburg, Mississippi. Corporate Office•911 Fifth Avenue,Suite 100• Kirkland, WA 98033 • Phone 425 827-7701 • Fax 425 827-5424 West Sound Office• 179 Madrone Lane North • Bainbridge Island,WA 98110• Phone 206 780-9370• Fax 206 780-9438 With the exception of wetland boundary point referenced as "A-4", the wetland boundary delineated by The Watershed Company appears to be correct based on the site conditions observed during the June 19, 2001 field effort. The soil, hydrology, and vegetation conditions within the wetland as delineated satisfied the criteria to classify the area as jurisdictional wetland. However, based upon insufficient wetland hydrology, a lack of hydric soil indicators, and a dominance of vegetation typical of upland habitats, the portion of the site in the immediate vicinity of wetland boundary point reference "A-4"does not satisfy the criteria established by Ecology and the COE to classify an area jurisdictional wetlands. Conditions within a formal sample established south of wetland boundary point references "A-3" and "A-5" did satisfy the criteria established by Ecology and the COE to classify this area as jurisdictional wetland. Data collected at sample plots formally established along the previously delineated wetland boundary is presented on standard wetland data forms attached to this letter-report (Attachment B). Based on the data collected at these formal sample plots, AESI established a new wetland boundary line beginning at a location that generally corresponded to the previous wetland boundary point reference "A-2" and ended at a location corresponding generally to the previous wetland boundary point reference "A-6". The newly delineated wetland boundary and sample plot locations were flagged in the field and each marker was identified with the survey date and point reference. The newly established AESI wetland boundary mimics the previously delineated wetland boundary line with the exception of point reference "A-4", which was disregarded. AESI understands that the re-delineated boundary will be professionally surveyed and mapped. In summary, it is AESI's opinion that the portion of The Watershed Company's wetland delineation within the northeastern corner of the project site should be amended based on conditions we observed at the site on June 19, 2001. Please contact us if you have questions or comments regarding this letter-report. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington F erick L. Huston, Jr. Senior Biologist/Wetlands Attachment A: Figure 1 - Vicinity Map Attachment B: Wetland Delineation Data Forms FLHJ/af KB01225A4 PROJECTS\2001225\KB\WP-W2K 2 ATTACHMENT A TOPO!map panted on 07f26A1 hem•SEATTLEN tpo'and Untitled.tpe • 4. I7Y1747 W ''��( WOSZ4171'OS'2S'W V', et R � al� I tzii , ,,,.,:::.'!...-1:1::..i • k. ^ • pm 1 •au / I 46 • •Power t. . . .Ai 41 Ne {e .:r. t e . 11 1 ..I Pk r:.� i ♦ �OR fl T ��1r .IIIIII, •m _ �( ,..�. . ,ff�t / Z t f' ;.fie• ;i, tip t ;i -._ r akUl t wawa M beta iti ;Y -'\I A� a �%�p .� �' : ,1 � ;Jim= ' ' "� l. 1' J -\fee' 1-- mi. ik il.1 Eh/ - ' . rt �1 a \a, ' i ,014111 L, /IIIIIY. II Ipi 11111 a \ A wo. \,,,,,,11141,:tiw.!_a-1 9 aurat.-41 i ... :. _. ic i 1 f la t 1 .,,,.: ., _ - �! to �! .l , ... •4I ` 1191-, umasrawIII ..__._. k ..i•i . '� • ('AL t, Il 1 i0:410: 11.. It ,Teit #r t ��a. �/ 1 4.1ere' ton ' ill\'tea l ( i�r� I. i a III , cr, •_y` •• 0, I � irim �,► f,1 i:,s d r , I( r� intriR "Park l / ' � 1. ��� f/0 ., r„„ \ iii ��Park ‘.11,1 1, 9 } 4 6:::!,...41/ r,rfrit 4,,if, :-..,,• ' , NI°no,..._•%, „ '‘,'.•••- -:....... - ''.t 7,\'" .,- .-A,--..-:-...-- • —,------` 111 lik. , �/L _.I ,i, II` *i -_-_-fir r t.` ,t -`i t. ®� 7 : ', , '� •~ T 1 `t .k . ._ , 1,,,,,il ,•,.,,> C.[�,), ,;• t `..„ MaPlewo i 5..\^t l� r �- `! 13n ��� .0 jt}��r_� '�`\. '` ,.. 14 ,I and count, �,c ., „ ;--\ =✓% � *c� Power; ' t ' i9 \�i \\,1 ••` �, _° l is fJ •er Plant i / is .0 �� I' - �y 1_y� 1`� /// �l \ /I -,i! N 17Y1742'W en W0S84171°O815•AF ISTN MN a to r MU Ig. 63...=a00 rtcr o _— s°a—tacom o Potted floatTOPO!01998 WJdflower Pn,dw:twrs(www.topo com) m c vm o Associated Earth Sciences, Inc. FIGURE 1 VICINITY MAP �i ® l.�i ® HIGHLANDS DENTAL OFFICE DATE 11/01 N ILA; 'fir RENTON, WASHINGTON o PROJ. NO. KB01225A ATTACHMENT B DATA FORM 1 (Revised) • Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: PtZopoSF_>> HtGN LAN pS OEtvTf4L 0FFLCE. Date: exii,v7:00I Applicant/owner: Rocsaer ArvD e.Lx7_At3 -rtA ODEG41=p County: i< c_ State: e.JA Investigator(s): P PS S/T/R: S t cr/T a3 /e S Do Normal Circumstances exist on the site? 400 no Community ID: Is the site significantly disturbed(atypical situation)? yes ® Transect ID: co�T t-AN tj Is the area a potential Problem Area? yes no Plot ID: Explanation of atypical or problem area: 2 • VEGETATION (For strata, indicate T=tree: S =shrub; H=herb;V=vine) Dominant Plant Species Stratum %cover Indicator Dominant Plant Species Stratum %cover Indicator • PAcLFTG W=c.c.ocJ T Or, FAcW+ • • N . CI Laic-Kt3EtZ -1 V 7S FACU . E. CSLAc tc3E - y J 5.- FAC)* ' Poc."GtAs SPMEA S .S FAcu) HYDROPHYTIC VEGETATION INDICATORS: %of dominants OBL,FACW,&FAC 6 C Check all indicators that apply&explain below: Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation Wetland plant database Morphological adaptations Personal knowledge of regional plant communities Technical Literature — Other(explain) Hydrophytic vegetation present? yes no Rationale for decision/Remarks: G6 % pF Op s INA tor UEGt=TATLO/I tS HYDteo PHYT=G, HYDROLOGY Is it the growing season? dalllo no Water Marks: yes no Sediment Deposits: yes rip on Based on: soil temp(record temp — ) Drift Lines: yes no Drainage Patterns: yes no x other(explain) rLwtC o FF Yt-Ae. Dept.of inundation: — inches Oxidized Root(live roots) Local Soil Survey: ye darlo Channels<12 in. yes no Depth to free water in pit: inches FAC Neutral: •a) no Water-stained Leaves yes no ____ Depth to saturated soil: • D inches Check all that apply &explain below: Other(explain): Stream,Lake or gage data: — Aerial photographs: Other: C Wetland hydrology present? yes no Rationale for decision/Remarks: SoL(.S WLT'it? HArJ - OuC- e. r W ER.E o3Sce\ai: TO Q% SAT uP-AreDTo TFFE ' Sue-FAce AM> FAG- NEurRAL. TEST SoPPoRTS DEczston. . SOILS Map Unit Name ikub eu oc 62A it v' SA Noy coAri Drainage Class 0100MA I=LY WFat- )eA -1 (Series & Phase) Field observations confirm Yes No Taxonomy (subgroup) 1?-mr. c ouRocmzePts. mapped type? Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture,concretions, Drawing of soil (inches) (Munsell (Munsell size &contrast structure,etc. profile moist) moist) (match description) SANDY GLAD/ G - g A a.sy 3/ - LOAr►) ComnopnJ PATNI 6R acc-Y SH,Uuy g"- 1 6 A, 2. S y 4 I0YR4/4 mt=A. To Cd4Rat L,OAr1 GeA uELL-'r 16 A )U `/R 3/t SANDY LOAM Hydric Soil Indicators: (check all that apply) Histosol — Matrix chroma_<2 with mottles Histic Epipedon Mg or Fe Concretions Sulfidic Odor c t)m-2Ar1=) " High Organic Content in Surface Layer of Sandy Soils Aquic Moisture Regime — Organic Streaking in Sandy Soils Reducing Conditions — Listed on National/Local Hydric Soils List Gleyed or Low-Chroma(=1) matrix — Other(explain in remarks) Hydric soils present? no Rationale for decision/Remarks: l?S r-_even To A o�Pr� 0 1` ( sNcH ss A tocJ'GNreorvIA ,1 TRLx C=)) WAS o 13etow Ti SGLL. Sc.)'R.172IPCE /'AN0 A M0DFQ/4n= SULFUR- oocR LJ#S OC%SI=RL. • Wetland Determination (circle) Hydrophytic vegetation present? ONO no Hydric soils present? gm no Is the sampling. point 41110 no Wetland hydrology present? Go no within a wetland? Rationale/Remarks: A-(-L_ r N Lee_ c(ZLT RZ zt A LJ 2 E ✓'�F T NOTES: pc.OT- LOcArE_D .Our 14 OF WF 1-LANt, an0..JoAey PnLn�TS n _ " AND � _ s11 Revised 4/97 DATA FORM 1 (Revised) • Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: r'RoFt'gEC) k4=GHt,ANbS Det,rAL oFF.Cct Date: pc/t°t/›.001 Applicant/owner: 12oQEeT ^nQb ELTZAQErk ob>:GAttD County: 1GL).. (r State: WA Investieator(s): PPS S/T/R: S t o/T? 3 N/g Se. Do Normal Circumstances exist on the site? 44211. no Community ID: U P[-AND Is the site significantly disturbed(atypical situation)? yes 4111Do Transect ID: Is the area a potential Problem Area? yes 4,110 Plot ID: s>= Explanation of atypical or problem area: • VEGETATION (For strata, indicate T=tree: S =shrub;H=herb;V=vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species Stratum %cover Indicator • N. GLACkQERR'/ \ 'S PAC-0 . • vER. C3t.ACKt3Eett•y N1 3 F'cut • R€c Et,beeQER- - l 5 iS- F�Ac.) • scoTcPi 3200ri..-t 5 TRAGE. ►J L41 HYDROPHYTIC VEGETATION INDICATORS: .0 No =NbicATo>, s'1Az-uS Pea- Zt=F D (i_et8fs)o e. Ess oaS ) %of dominants OBL, FACW,&FAC CD TRAce_ < ,c cone& c F_ Check all indicators that apply & explain below: Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation Wetland plant database Morphological adaptations �' Personal knowledge of regional plant communities Technical Literature Other(explain) Hydrophytic vegetation present? yes no Rationale for decision/Remarks: NDui-.1. OF- VAT! O13SEQVEt. DoenIn1ArT VF;'(}rr AT"Soo&I T'S HYDeoptivrrc. HYDROLOGY Is it the growing season? 411310 no Water Marks: yes no Sediment Deposits: yes no ) on Based on: soil temp(record temp — ) Drift Lines: yes no Drainage Patterns: yes CD X other(explain) 'i T 1€ of YEA e_ Dept.of inundation: - — inches Oxidized Root(live roots) Local Soil Survey: yes IS Channels<12 in.yes dal Depth to free water in pit: inches FAC Neutral: - yes 4 Water-stained Leaves ye CO Depth to saturated soil: • /8 inches Check all that apply &explain below: Other(explain): Stream,Lake or gage data: Aerial photographs: Other: Wetland hydrology present? yes 417U Rationale for decision/Remarks: AT' n D,_P>-H or 18 tn►c H ES Q E La ALTHoo&R SO=L SATur.ATroro coAs oi3SEQvCp ' TF1E Sot - sueFACe, PE PT 1' of sAToRATroN Do as , or r )e er TEGHNCC.Al CRvrc2rA. SOILS Map Unit Name Acbcewoo0 GRAAt)Gccy SANoy (.0Ar+) Drainage Class nmoa=eArcY West 02ArNEO (Series & Phase) Field observations confirm Yes No Taxonomy (subgroup) entrrc_ outocP1ZEPT5 mapped type? Profile Description Depth Horizon Matrix color Mottle colors Mottle abundance Texture,concretions. Drawing of soil (inches) (Munsell (Munsell size &contrast structure,etc. profile moist) moist) (match description) &2AUG Li-Y D- iS A loYfL3/� — sANDy Loan 6-2-AU EA. iS-2.I 3 7. SYR 3/3 — sAw)DY c-oA►vi Hydric Soil Indicators: (check all that apply) Histosol — Matrix chroma<_2 with mottles - Histic Epipedon — Mg or Fe Concretions Sulfidic Odor ^ High Organic Content in Surface Layer of Sandy Soils Aquic Moisture Regime — Organic Streaking in Sandy Soils - Reducing Conditions — Listed on National/Local Hydric Soils List Gleyed or Low-Chroma(=1) matrix — Other(explain in remarks) Hydric soils present? yes no' Rationale for decision/Remarks: ALTHoo&I+ A Low - cHttomA C=1) w+ATRLT WAS OBSeeJEb LN THe "A" HoiztZ'np..) T H=S r-0 /.JAs, Rio E-12,_l,As.4‘l QY A e•-) H A Sort MATRLx COLOR. L.Acw.E ortie-e rlyoRCL P eoPEerzaS, Wetland Determination (circle) Hydroph tic vegetation present? yes all Hydric soils present? yes no Is the sampling point es r(13) Wetland hydrology present? yes no within a wetland? Rationale/Remarks: kick) a F- T 11 E C t-LT F-4..rA WE'RE (N 1 CA- T, NOTES: `) PcoT LOCATE 0 AT- wi_rLANP ZOU/•MA - i Fb=.NT Revised 4/97 Associated Earth Sciences, Inc. November 13, 2001 Project No. KB01225A Robert and Elizabeth Odegard P.O. Box 165 Medina, Washington 98039 Subject: Proposed Averaging of Wetland Buffers Proposed Highlands Dental Office Renton, Washington Dear Mr. and Mrs. Odegard: BACKGROUND In December 2000, The Watershed Company (Watershed) identified a stream and associated wetland area on the approximately 2.26-acre proposed Highlands Dental Offices site located within Renton, Washington (Figure 1 - Attachment A). Based on regulations published in the City of Renton's (Renton) Critical Areas Ordinance, No. 4835, the on-site wetland was classified as a Category 2 Wetland requiring a 50-foot wetland buffer. In addition to the on-site wetland, Watershed also identified a southerly flowing stream within the central portion of the wetland. Renton requires a 25-foot buffer for streams. As noted in Watershed's November 2000 Sensitive Areas Study, the identified wetland offers some water storage and treatment functions during the wet season. However, the capability of this area to provide these functions is limited by the overall size of the wetland and its direct interconnection to the stream. Additionally, the wildlife habitat capabilities of the on-site wetland are limited by the small size of the wetland, dominance by non-native plant species, proximity to roads and other development, and the poor habitat quality of the buffer. In June 2001, Associated Earth Sciences, Inc. (AESI) performed a reconnaissance of the subject site to review a limited portion of the northeastern section of the wetland boundary previously delineated by Watershed. Within this area, a portion of the identified wetland boundary extends as a point into the project area. Subsequently, the associated wetland buffer extends into a rather large portion of the proposed developable on-site area. As a result of this reconnaissance, the portion of the Watershed's wetland boundary extending furthest upgradient was re-delineated in the field. Consequently, the buffer associated with this area also changed. Please refer to AESI's Corporate Office • 9 I 1 Fifth Avenue,Suite 100• Kirkland,WA 98033 • Phone 425 827-7701 • Fax 425 827-5424 West Sound Office• 179 Madrone Lane North • Bainbridge Island,WA 98110 • Phone 206 780-9370 • Fax 206 780-9438 • letter-report dated November 13, 2001 for a further discussion of this on-site work. Since final design drawings were not complete at the time of the preparation of this report, please refer to project drawings prepared by Baylis Architects, Inc. (Baylis) or others that show this revised boundary line. As noted in Watershed's Sensitive Areas Study (2000), the identified wetland supports palustrine forested, palustrine scrub-shrub, and palustrine emergent wetland habitats. However, based on the June 2001 site visit by AESI, the wetland would be formally classified as supporting primarily palustrine scrub-shrub wetland habitat under the U.S. Fish and Wildlife Service's (USFWS) Cowardin classification system (Cowardin et al. 1979). Based on the June 2001 reconnaissance, function and value description noted in Watershed's November 2000 report appears accurate. The on-site stream has been channelized in the past and this aquatic feature was dry at the time of Watershed's August 2000 wetland delineation. However, some flow was observed in the stream during AESI's site visit. The on-site stream is part of the Maplewood Creek system that eventually discharges into the Cedar River. Flows enter the on-site portion of stream via a 36-inch culvert and are discharged off-site near the southwestern corner of the site. Through a system of off-site grass-lined swales and culverts, these flows are eventually discharged to a stormwater system off-site to the west. Please refer to Watershed's Sensitive Areas Study dated November 1, 2000 for a full discussion of existing on-site sensitive resources. PROPOSED ON-SITE ACTIVITIES The current design proposal includes the construction of a dental office building, associated parking, and landscaping within the western and northern portions of the subject site. In order to facilitate site development activities, the placement of fill material within approximately 360 square feet (ft2) of wetland habitat is proposed. The area of wetland to be filled consists of the small area of the overall wetland that was re-delineated by AESI. In addition, portions of the building and associated parking, as well as landscaping and lawn, would be constructed and installed within the outer 25 feet of the required 50-foot wetland buffer. Physical limitations of the site require construction of the detention pond in the western portion of the site. The southern fill slope of this detention pond will be located within 5 feet of the delineated wetland boundary. The configuration of the wetland buffer will change as a result of filling the approximately 360 ft2 of wetland habitat. However, the required 50-foot wetland buffer of the adjusted wetland boundary resulting after the placement of fill material will continue to extend into a significant portion of the developable area. Consequently, in order to construct portions of the building and associated parking, the use of wetland buffer averaging as allowed by the Renton's Critical Area Regulations is proposed. In general, Renton requires an assessment of the wetland and wetland buffer that would be affected as a result of wetland buffer averaging. This assessment, as well as a discussion of the proposed wetland fill, is provided below. Conceptual mitigation strategies that provide compensation for each of these impacts are also provided. Through telephone conversations with Mr. Nick 2 Lenington, Coughlin Porter Lundeen (CPL), AESI understands that Renton officials have previously noted that the detention pond can be constructed within 5 feet of the wetland boundary. APPLICABLE CITY OF RENTON REGULATIONS Wetland Impacts As noted, the placement of fill material in approximately 360 ft2 is proposed. In general, Renton requires compensatory mitigation for impacts to wetlands. Since the wetland is classified as a Category 2 Wetland that supports palustrine scrub-shrub wetland habitat, a mitigation ratio of 2:1 (replaced area to impacted area) is required. Buffer Width Averaging In order to utilize buffer averaging, an applicant must request an approval from the Administrator of the Renton Planning Department. Wetland buffer width averaging may be allowed only where the applicant demonstrates all of the following: • The averaging is necessary to avoid denial of reasonable use to the applicant caused by circumstances peculiar to the property; • That the wetland contains variations in sensitivity due to existing physical characteristics; • That only low impact land uses would be located adjacent to areas where buffer width is reduced; • That such low impact land uses are guaranteed by covenant, deed restriction, easement, or other legally binding mechanism; • That width averaging will not adversely impact the wetland function and values; • That the total area contained within the wetland buffer after averaging is no less than that contained within the required standard buffer prior to averaging; • In no instance shall the buffer width be reduced by more than 50 percent (50%) of the standard buffer or be less than 25 feet (25') wide. Renton allows further reductions in buffer widths beyond 50 percent; however, further City review is required. Additionally, on a case-by-case basis, Renton may require buffer enhancement in the areas where the buffer is reduced. 3 • DISCUSSION As compensation for direct impacts to approximately 360 ft2 of low quality wetland, the creation of approximately 720 ft2 of additional on-site wetland habitat is proposed. Potential areas for the creation of this additional wetland habitat include portions of the existing wetland buffer within the southeastern portion of the site. As with the entire on-site wetland, the area to be filled is dominated by non-native, invasive plant species. Wetland created as result of mitigation would be planted with native plant species, thus increasing somewhat the diversity of the overall area. Following the creation of additional wetland through the excavation of soils to a depth sufficient to intercept the shallow ground water table associated with the on-site wetland, native woody plants would be installed. Potential species that could be planted in the wetland include tree species such as Sitka spruce (Picea sitchensis), western redcedar (Thuja plicata), willow (Salix spp.) and red osier dogwood (Cornus stolonifera). As proposed, a portion of the proposed building and associated parking would be constructed within the outer 25 feet of the required 50-foot wetland buffer (approximately 4,670 ft2 of wetland buffer). As proposed, landscaping and/or lawn areas adjacent to the building would be located within those outermost portions of the buffer not occupied by the building or parking. Additionally, a detention pond would be constructed within the western portion of the site (immediately north of the on-site wetland) and would occupy approximately 5,000 ft2 of the required wetland buffer. As compensation for the buffer intrusion associated with the construction of the building and parking facilities, approximately 4,670 ft2 within the southeastern portion of the site could be dedicated as wetland buffer. This area currently supports some tree vegetation; however, it is dominated by non-native plant species. This area would be in addition to the area required for the creation of the approximately 720 ft2 of wetland. The dedication of the approximately 4,670 ft2 as buffer would ensure that the area impacted through the construction of the building and associated parking is no less than that contained within the required standard buffer prior to averaging. Additionally, since the on-site wetland currently provides low biological and hydrologic capabilities, the proposed buffer averaging approach will not adversely impact the wetland function and values. As compensation for the buffer encroachments resulting from landscaping and lawn, the remaining approximately 1,750 ft2 of non-buffer area remaining in the southeastern portion of the site could also be dedicated as wetland buffer. Additionally, the use of native plant species within the landscaped areas could be used to satisfy the City's landscaping requirements. SUMMARY In summary, approximately 360 ft2 of a Category 2 Wetland supporting palustrine scrub-shrub wetland habitat would be filled as a result of the proposed development. However, approximately 720 ft2 of wetland planted with native woody species would also be created. Additionally, the establishment of up to approximately 6,400 ft2 of the southeastern portion of the site could be 4 • dedicated as wetland buffer as compensation for the buffer intrusion associated with the construction of the building, parking facilities, and landscaping. Please contact me at (425) 827-7701 if I may be of further assistance on this project. Thank you. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington derick L. Huston, Jr. Senior Biologist/Wetlands Attachment A: Figure 1 - Vicinity Map FLHJ/af KB01225A3 PROJECTS\2001225\KB\WP—W2K 5 ATTACHMENT A TOPOI map punted on O7R6 11 ftom SEATTIEN.tpo•and'Untitled.tpg' 178'174)'W W0S84 122 0S IP W 11(v I,,Rr yy t -� /2,..,:.---;-,_,/,./_.;ii,c:....,\\\,,4, '5 ',.' 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',..-\ (1, - i... , , .. , (-„, ....... v.., ,k, 0.:_.'1, 4110 1' -------- - •..- N 172.1742'W ` S'25 W0584171'O 'W . m TI /MN Y th t r U 19• ®rm 4 Soon a o Printed from TOPO!01998 Wildflower Pmductnne(www.iopo.cam) t c 0 c Associated Earth Sciences, Inc. VICINITY MAP FIGURE 1 m t IA !',� HIGHLANDS DENTAL OFFICE DATE 11/01 N �� '�� " ' RENTON, WASHINGTON PROJ. NO. KB01225A 5" R EC DEC 4 2000 ECONOMIC DEVEtOP,�gENT, Li NEIGF+EORNCODS, AND STRATEGIC PLq;�NING MEMORANDUM • DATE: L I f(90 'i O: Long Range Planning FROM: Neil Watts, Development Services Division Directoro R\W--qASUBJECT: New Preliminary Application: V.�\e0 S-\ VIQNo4 LOCATION: Ovwc\il f\iE RREAPP NO. CX,137_ Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. 'lease submit your written comments to al no later than . Thank you. Ne will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. I76 I , -(aY) C.t5YVTcfYi- - iry 7 1-1-6- Cc,fA,19a — u5I Vc; pL _ Tl�t3 t'6 -10 r.Sti O U s p p t=BLS A-rr'Ps-zz.6712.i/)-rC , G.I v;.-ry i 1}t e-1\J erry r"ur`r,3-t Gt7YV.S�.'--r11IV'LS 0 N 7l•.�-� s Ter "T I C Pf-e,Qs LY, U 5 c_o A)5 5 t c!7v 7 tJ 171-1 ('o L I C i L U-I Z 2 , L i u i e- sz /1-S, c.) r-I c e L)5 c_ S HoU L (3 i �1 us-kt._l o7 OC.)-O C.,IR Cc)Pew�ut A t Y S ,'. 66) Fora- 5 z�'- -rc.2. c PLi-yv rv30060 IA13 � U H:\Division.s\Develop.ser\Dev&Plan.ing\Template\preapp Revised 9/00 City of Renton InterOffice Memo • To: Elizabeth Higgins From: Kayren K.Kittrick .11-1 Date: December 28, 2000 Subject: Renton Highlands Professional Plaza PreApplication Review NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on 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,Boards of Adjustment,Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an existing 16-inch diameter waterline in the Duvall Avenue frontage of the parcel. The derated fire flow in the vicinity is modeled at 5500 gpm with a static pressure of 68 psi. 2. There are at least three fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within 300 feet of the nearest corner of the building. 3. The proposed project is located in the 565 water pressure zone and in Aquifer Protection Zone 2. 4. The Water System Development Charge (SDC) will be assessed at a rate of $0.113 per square foot of the gross site area. 44 •„Au,ues,- 40 O. s 4../ SANITARY SEWER 1. There is an existing 24-inch interceptor sewer main in NE 4th Street. A 12-inch diameter extension along the frontage of the property along Duvall Ave NE was installed with the Orchards Development. / -IWc 2. The Sanitary Sewer SDC is triggered and will be assessed at a rate of 10.078 per square foot of gross site area. In addition,the Special Assessment District (SAD)fee for the East Renton Interceptor will be due at the time of construction permit issue. .061 SURFACE WATER 1. A level one drainage study is required per the latest edition of the King County Surface Water Design manual. More restricted discharge rates may be required in this vicinity due to basin constrictions. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 2. Stream protection and erosion control plans will be required in accordance with Department of Ecology. . Renton Highlands Professional Plaza PreApplication Review 07 05/00 Page 2 3. The Surface Water SDC is assessed based on the total new impervious surface square footage as reflected in the final design. The charge is determined by multiplying the gross square footage by$0.129. TRANSPORTATION 1. The traffic mitigation fee of$75 per additional generated trip shall be assessed per the ITE manual. 2. Full street improvements including, but not limited to paving, sidewalks, curb &gutter, street signs and street lights are required. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. PLAN REVIEW 1. All plans shall conform to the Renton Drafting Standards which are attached for reference. Also attached for general information are a fee reference sheet and the King County Storm Water standards as adopted by the City of Renton. 2. A construction permit is required for all utility connections, paving, and work within the right of way. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. CC: Neil Watts r- L 1 'Q ' 1G✓J K vr�e..1� J itze Gl .S c .ss t� ( CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 28, 2000 TO: Pre-Application File No. 00-132 FROM: Elizabeth Higgins, AICP, (425)430-7382 SUBJECT: Highlands Professional Plaza Preapplication Comments (second preapplication conference) Applicant: Robert and Elizabeth Odegard Project Name: Highlands Professional Plaza Project Address: Duvall Avenue NE & NE 4th Street, Renton General: We have completed a preliminary review of the preapplication materials for the above-referenced development proposal. The following comments on development and permitting issues are based on the preapplication submittals made to the City of Renton by the applicant and on the Codes in effect on the date of the review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code and the City of Renton Development Regulations. The Renton Municipal Code is available in City Hall at the City Clerk's office and the Self Help Counter, and the Renton Public Library. The Development Regulations are available for purchase for $55.00, plus tax, from the Finance Division on the first floor of Renton City Hall. Project Proposal: The project proponents wish to initiate a land use action to allow development of an approximately 99,148 sf (+/-) parcel for medical and dental clinic uses. The proposed building would have approximately 25,000 square feet in a two story building. Parking for 87 vehicles is indicated on the conceptual site plan. CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 28, 2000 Page 2 The proposed project site is located on Duvall Avenue NE, approximately 150 feet north of its intersection with NE 4th Street, in the City of Renton. Zoning: The property is in a Center Suburban (CS) Zone. Other zoning in the vicinity of the site also CS, except to the north, which is Residential Multi-Family- 14 (R-14, fourteen units to the net acre). In addition, this property is within Center Suburban Residential Demonstration District `B'. The purpose of this District is as follows: "...to ensure high quality residential developments within the Center Suburban...Zoning District(s). The intent is to require superior residential projects which complement commercial uses, provide first floor commercial activity along arterials, and provide a transition between intensive commercial areas and surrounding single family neighborhoods." (RMC 4-3-120A) In addition to commercial, uses allowed in Suburban Centers Residential Demonstration District 'B' include residential. A density bonus of up to 36 dwellings per net acre would be available if architectural innovations are approved during the Site Plan Review process. Units may be "up to 4 • consecutively attached." (RMC 4-3-120C) Additional development standards for Suburban Centers Residential Demonstration District 'B' are attached to this memo. 'Medical and dental clinics' are not currently allowed in the CS Zone. `Professional offices' are allowed, conditional on size limitations. A determination by the Department Administrator will be required to allow the proposed use in this zone. A written request must be submitted by the applicant, and approved, prior to application for a land use action. This memorandum provides information based on an approval being received. For purposes of discussion, the development standards for "professional offices" are used herein. In the CS Zone, the total building size cannot be either larger than 65,000 square feet or cover more than 50% of the gross square footage of the site. The scale of the conceptual plan is incorrect as shown and the building size as drawn conflicts with the size given in the narrative. The Comprehensive Plan Land Use designation is Center Suburban. CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 28, 2000 Page 3 Land Use Permits Required: All development in the CS Zone is subject to Level I Site Plan Review. The requirements for the review submittal are included with this memorandum. The project as currently proposed falls below the threshold for a Hearing Examiner review, therefore the site plan would be reviewed administratively. The fee for an Administrative Site Plan Review is $1,000.00. The purpose of the Site Plan Review is to ensure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies, and regulations of the City of Renton. The Site Plan Review criteria are: • Conformance with the Comprehensive Plan, • Conformance with existing land use regulations, • Mitigation of impacts to surrounding properties and uses, • Mitigation of impacts of the proposed site plan to the site, • Conservation of areawide property values, • Safety and efficiency of vehicle and pedestrian circulation, • Provision of adequate light and air, • Mitigation of noise, odors, and other harmful or unhealthy conditions, • Availability of public services and facilities to accommodate the proposed use, and • Prevention of neighborhood deterioration and blight. The processing time for the Administrative Site Plan Approval is approximately 6 to 8 weeks. Building and Utility Construction Permits Required: A building permit and utility construction permits will be required. At the applicant's option, these permits may be submitted simultaneously with the site plan application. The processing time for a new building permit is approximately 6 to 8 weeks. Timing for the construction permit is less. Lot Dimensions: The proposed site, at approximately 98,200 sf, is above the minimum lot size in the CS Zone of 25,000 sf. There is no minimum lot width or lot depth in the CS Zone. Setbacks: The CS Zone requires a minimum setback of 10 feet from the street (modification of this requirement is available during the Site Plan Review process). The maximum setback from the primary street (Duvall Avenue NE) is 15 feet (modification of this requirement is available). CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 28, 2000 Page 4 There are no side or back setback requirements at this location in the CS Zone. Landscaping: There is a requirement for landscaping along the arterial (Duvall). The width of this landscape area is either ten (10) feet from the street property line or twenty (20) feet from the back of the sidewalk (whichever is less). This requirement may be modified through the Site Plan Review process. All parking areas, including off-site areas, are subject to landscaping standards (RMC 4-4-070). Underground irrigation systems that provide full coverage to planted areas are required in all landscaped areas. Landscape plans for the parking areas must be submitted at the time of application. Parking: All parking must be on site, no parking on public streets is permitted. Parking layout plans for all parking areas used to meet required parking must be submitted at the time of application. The amount of parking both required and provided must be shown on submitted plans. The parking requirements for the proposed uses are: • Professional office space: minimum 3 and maximum 4.5 spaces per 1,000 square feet (sf) If the net square footage of the building is 21,000, as indicated on the conceptual site plan, then the range of required parking is between 63 and 95 spaces. The conceptual plan indicates 87 spaces available, which is within this range. The parking ratio required for 'medical and dental' clinics is 1 space for every 200 sf of building area. The required parking, based on this ratio, would be 105 spaces. Delivery trucks must be accommodated on the property and not park on the public street and/or sidewalks for loading or unloading. Americans with Disabilities Act requirements for parking must be met. Building height: The maximum building height is fifty (50) feet. Outdoor storage; garbage, refuse, or dumpsters; recycle areas: Screening by a fence, landscaping, or a combination thereof is required. Sensitive Areas: The site is indicated on the City's Sensitive Areas maps as being within Aquifer Protection Area 2. CITY OF RENTON Planning/Building/Public Works MEMORANDUM December 28, 2000 Page 5 There is a stream, a tributary of Maplewood Creek, that is located on the site. r is a City of Renton regulated stream and, as such, requires 25' setbacks. Transportation: ra is study wil e required. Environmental Mitigation Fees: Typical Environmental Mitigation measures include the required Fire Mitigation Fee of$0.52/ gross square foot of building area and Transportation Mitigation Fee of$75/new trip generated by project, based on ITE Trip Generation Manual, 6th ed. cc: Robert and Elizabeth Odegard REC.: v D DEC 4 2000 ECONOMIC DEVE:OpMENT. NEIGNRORHCODS, AND STRATEGIC PLAiLNG MEMORANDUM DATE: 1)11 fro TO: Long Range Planning FROM: Neil Watts, Development Services Division Director Q Q� SUBJECT: New Preliminary Application: ��csa \►., YRo 1 wzz LOCATION: Duw,41 t\).- . NE L-Tli Sf PREAPP NO. Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. Please submit your written comments to -I 1-z-At021-4,., no later than . Thank you. We will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. . 176 IS 0e3N(•rv>VTen Ct t' Y — 3oj of b IN T 1k slvc PLC%. I13sv ('6 'v Si:YJ Use= /1'r6 , G.Iv -ry TIIC e7vv;1 1'J1"67'c7i GzJYI�S��'�Inr�S oN . "TI Pz, <.Y-, t; t 5 CQ.&v>i5 cc'ri.'7 LJ C(1-1 PoLI C_; LU-122_ , L-,t- ► -\1 ;771--7Lc-5, c: F, LC' V54.1.-S -Sr1vu,.0 aC. o r-"v`1 u aiN �n L ic_� v / �JZ�)�-1c YLttOcuY� C�� C Scl}Lc 3 FC7a-- Sze'-- c:`Z.1 PL9-ni H:\Division.s\Develop.ser\Dev&Plan.ing\Template\preapp Revised 9/00 Page 2 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET -PART 8.DEVELOPMENT LIMITATIONS REFERE NCE LIMITATION/SITE CONSTRAINT i Ch.4-D)wnstream Analysis I_J _ I ---- l 1 — - - . [l Additional Sheets Attatched -- R:PA 9 ESC REQUIREMENTS A !R 67ENTS isAINIMUt f ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION f:_] Sedimentation Facilities El Stabilize Exposed Surface [ ) Stabilizec Construction Entrance LJ Remove and Restore Temporary ESC Facilities • I I Perimeter Runoff Control Ii Clean and Remove All Silt and Debris L__] Clearing and Grading Restrictions ri Ensure Operation of Permanent Facilities • ri Cover Practices I I Flag Limits of NGPES L 1 Construction Sequence I I Other I_i Other PART aCfC�.WATERSYSTEM`: i; : • IA Grass Lined Channel El T• ank I I Infiltration Method of Analysis I I Pipe System El V• ault I I Depression [� Open Channel I I Energy Dissapator I I Flow Dispersal Compensation/Mitigation CJ Dry Pond I I Wetland I 1 Waiver of Eliminated Site Storag•' • I Wet Pond I I Stream El Regional Detention ---- - Brief Descriptioi of System Operation _ . Facility Related Site Limitations Li Additional Sheets Attatched Reference Facility Limitation PART:f1.`-'STA i CTURALANALYSIS':!'_ "PAQ6• • = ' ' t �" I' r •lre s oral striicturiat tevtew� ' �- ` :►°�: �?- ~ • �'°• '' aY.<.c�.J•-_ .;�••Z::,...!ra+:.-'Vs:3 t.:"r:I••= �..�r.L'..�-•.%J':"•.>ti.''�lY.'W�ij S.•.;w:C'.,:•r,�..f. El Drainage Easement I ) Cast in Place Vault [D Other I I Access Easement Retaining V'aIl 171 N• ative Growth Protection Easement Rockery> 4'High ( 1 T• ract Structural o i Steep Slope ( _I Other PARTi14sSIG TURE.OFPAOFESSIONALENGINEER:. '< _ Y „ yr;. >;l or a civil engini-er under my supervision have visited the site. Actual silo conditions as observed wore incorporated into this worksheet and tho attatchments. T< tho best of my knowledge the information provided _ _______ _ _ hero is nccurato. • ® . CITY OF RENTON FIRE PREVENTION BUREAU ��N19 MEMORANDUM DATE: December 5, 2000 TO: Elizabeth Higgins, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Renton Highlands Professional Plaza, Duvall Av. NE & NE 4th Fire Department Comments: 1. The preliminary fire flow is 2250 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. A fire mitigation fee of$13,000.00 is required based on $.52 per Square foot of the building square footage. cuss cots kJ 3. Separate plans and permit are required for the installation of fire alarm and sprinkler systems. 4. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. 5. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. 6. Provide a list of the flammable, combustible liquids and any hazardous chemical to be used or stored on site. Please feel free to contact me if you have any questions. Uer c4,/v� ?Opp a/fr,S�o MEMORANDUM " DATE: 1 100 TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: \ Qi ) 4I Yv'o2 u LOCATION: OL \Jd;ji Ave t\J&- PREAPP NO. A meeting with the applicant has been scheduled for / f ;c2O , Thursday, Otter,toit. 'g , in 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 AM 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. Please submit your written comments to g 1 1 Z-A at least two (2) days before the meeting. Thank you. ff� S;./c ph,- Ro .4..9 ,procaa „khg- - zez,fri_774, 77 /O H:\Division.s\Develop.ser\Dev&Plan.ing\Template\Preapp2 Revised 9/00 I ELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL-REQUIREMENTS FOR LAND USE APPLICATIONS :. ittrAnievert, .. ...........:v,:............... :.....+.: ....... .v:::::::::::::}•..::iY'.Y'::-:}.Y::r:......................:.:....-.\}YY}:s.:r-is?:O}i}Y'•}:ii•}}Y: t. ................^-:..•::}::x:. I....::v:::.v:r:J:�-:+v:v:}::::.v :.:J.w::.. . -: ...-..........-....,... .... .n:::::::.Y}YYY}:j:.}YY::i.{:ry}i:}.a.... ' ...... ..r. r.......... ... .. :..:::::::::::::::.:v::'•i}YY'::.iv.:�:::::r... .. :-:- ,}.±riiY ii:vi$ii$i:4:G$:t:ij• Calculations,Survey, ,t ' 4f Vlf(.j�y��. ?�I1.�!! 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Work hours shall be 7:00 Am to 3:30 PM Monday through Friday 2. All work on Saturdays shall be 7:00 AM until 3:30 PM ➢ Proposed hauling& Transportation Routes 1. See attached haul route for material leaving the site ➢ Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise, and other noxious characteristics: 1. Duct control—site shall be watered periodically to control dust created by equipment activities on site. 2. Traffic and Transportation—There will not be significant traffic created by the work activities. All parking for construction personnel shall be contained on site. 3. Erosion and mud—Erosion and mud shall be controlled in accordance with the TESC plan as noted in the Civil Construction Documents and as accepted by the City of Renton. Specifically, truck tires shall be cleaned when mud is present to keep off City Streets. Where required, Contractor shall provide periodic street sweeping. 4. Noise—There should not be any excessive noise once clearing and grading activities are complete, beyond those typically found on a construction site of this size. ➢ Any Specialty hours proposed for construction or hauling: 1. None required ➢ Preliminary Traffic Control Plan: 1. At this time we plan to control all traffic entering and exiting the site with flaggers during the hauling of excess dirt from the site. All other deliveries shall not require a full time traffic revision. Spot flagging will be implemented for deliveries of steel and where flatbed trucks longer than 40' including cab will be used. O .C)4 , osa 0 10 1 W. uNE E 1/2/2 sw 1/4 SE 1/4 SW 1/4 The Watershed Company Wetland boundary and stream _ _ — _ _ - _ 1410 Market Street,P.O. Box 1180 OHWM were delineated by The Kirkland,Washington 98033 0918 Watershed Company on 17 and 21 , I ; N. `,.. (425) 822 5242 Fax(425)827 8136 • 1 i August 2000. Flags were surveyed r \ watershed@awatershedco.com by nnnrt,��. .mil • -"-- L &As o ,1 DDg j f t /• i / \ t - I Figure 2 I rn m t i -392---_� _ _i i i LEGEND co al I o ;` '+! `'•. ,l \ _\ • # Approximate Soil Pit Locations `� •\ 5 I it m �•` ' 1 • ��:— — Delineated Wetland Area/Boundary z i • � 1 \ .\. `', 0cn `� — .Ordinary High Water Mark ; szo ` r �� �'�, N Scale: finch = 30 feet i A Z j' .\ O • / \ I', I \ \ i 1 ••a``` `; ; rn r*) \ ' • �1 �,% a" % - fTt `t is E / Q i D t �1 ! - Z G7/ I• ( m -' , WETLAND 1 cn D • �• '-�` `. BOUNDARY , • � C ., l ` A.�• �; a I 13 0. pp 1 gw: r-n- • \.. • . • -, '. .,. o 0 ---- - \Y_ STREAM ORDINARY HIGH w �, \. WATER MARK . • �. a 3 :; :. \ I =_\' r I ��ti. 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GruLee Shall at nil, ui.les eve,thel:uLF.'sthol'tif full ' rid free to rbnosess ; to ny a anys _.... f ,,na/or wires, oe , rt »try tan or •�11 of the c+ei'131 vireo, ,xtrs nd n• prts rrnL the a ! ty .itir Lho underr,tsndltg that 6rntee shall be :oi,vontifulo for 1 .11 �ruuh:oeusr.• d',,U;;o it onuses t•rntr by .he exeroiso of* the rii',hts eau: :hive hrin : rntu. Tho ri &rts, oonds an i rovirof t rhis eL s t stall in hd bent i f •• rs r+nS be bind:trg upon the the i'as;atr Tartlets hrto oliva mate: a r, no for kcw ,.y 14 46 by Llive t:,u1 Leu,c a vtid of J. . O'Neal • CUE) sw roe v s ns .'.',oh 21 49 (1sp1 � _, ,oetat Jun 5 46 4K76/ .,gib 12 46 .50 he 1•ridregnil x 5b2 uv) to (Sp OW fr:,, a.:► s F. Cruts----a bole line---- nr 5 ;�rru towit: '"!�o s .t, o�' they A tt in the 8':�. or see 11 twp 23 of !'d reo 11 1„ ,.renr.icos ---Pole Line-- 1::_r}.y t�.:,n"'cOs, • •�nakos • ud ':r i pY M•.1' it•kos, but of J. 0. t :c w b 12 46 • t a rrs :Oh 21 :F9 (Al 6Y BM) iie OW s u�i: l alp for ---- 357 5584 �° r.t18�rt Jun 5 46 Jan 26 40 ,5 . ':b0 undrs nd i to (Up c:nti l rru o s 5'•.•2 . bv) ; lip i;rnte-•-.•p 1u1e line---- 9 E.., . t0\4iti The1L?• of ,'•ri; of ~' tt in the •Alit of =eo 11 tvvn e3 nr Si. of 51:; of ',Ai .••3O 11 c 3 ,ply art --pills line-- r,, . ye Iiielesh kew 3•an 26 46 by Je,,roa :.ie:.'_son :.nu UICOys Olafson, XLt of L . (. p'r+o: 1 Ap for the sw r<;a tit sus , o._ 21 4S (,:1 e; sw) �� ll ---- »75tie5 ,r a,ut Jun 5 r46 � . ;4nb 11.46 5 ito undre.,ud ,': „bv) to (:+i: r Lla :ro: s,a t :. 5: r , cnte---' ,•,)1l lin --- •�ti�,� twit: :.e s s63.6.: ft c In ther: of eta 11 t t' '-3 nor 5 f :,"t 11 that.,. 96.1.62 i t of the '"":, of •' . 1. '.;r 1 c te:a$A ....Pole line-- i ,,,Lei 1 oto.rsen i'cv. b 11 46 u;: t re:yu ,nd 2.11.2he�h 1 . . et,.rt�',n, a',f I. t : LW i`'t ,,L .0 ne o, :l 4,7 ( 1 ow) t ... . '...:,',...4.:=.:, ,'-''' ,.,..,„,.. • . ,,,,, , • .....4,,,• . ..4''!'4.* ' ' , r ; ' .\..,`,) ,"`',7- ...., ' -.. '..,';'..i. '' , . • • • •-• '4. • ''' ',, '-','',. CIT' . w _a:mi - RENT ON -*.. ,. . ....u. _ - ,,,,....., ', . t ...„_,-,. .,,,,z,,, . Plarirun Building/Public Works Department 4-t6,,Ii.„' 4 Earl 21ymer, Mayor': ' ‘, t-' ' - .: *-... ' ,;141, „-.1.' ''.. ' 1. ' ::: ''..-. y Gregg Zimmerman P.E., Administrator., -;, A ; • . "W'',. --.'s",.2''• '',' .. '', t -`' t t '.=`, ,..$ 4-, - ---4....t.. ,,,i..- ''..,4'.' ' ...., +0./11 %i 4:74,.!;b.4frilpe1/2.r' „Ii. ,-,,..4,--i•,,,4 41".' '-, . '. % '•„,..t:r:,,,I, ',. ..,' , . r * , , -;' ''''.. *.'f...:(''KIIY, '4,- -4,471 ;'•••• .'''4' .,'' . . ..,. - - -:, -?t,7,, ,,t.-?•vi.-,4,,.'4.P,...;3-4i..-., . . ?'••p, -,,. ;:y !.., ,- , -... T -.. ,‘'-4,-.• ",•Y,P%'-'1'' .e,,,.;'V;','‘.::,,,'.i.if. 'Zi,"ir.,1 ' * -1',r; ,,,,,?x--,::, ',V ' • *4'' t.'it‘-1:-IAA',, „''',,,A" "•,,..ft A.c-,,,,, July 8, 1994 . .., - ,;;;•4--•„, •<,...., , ,, .48.v. 'CA P •,.. ' -.; -'4 " ' ''A'• *9.1,4,1* ' \ * ;"'. • ., 4 1 fr 14'A24.l'•. ..r,'•,--••:••• ` .'4cii.*r 1. . ,,'41t,' 24 ,:,, ,,. ..,_„;,,,, .1,,e_4,,,+-•• .,, , ...i., , ..,,,'"'el op Tim McClinc y e-ni 4;,` ill- s''''''',1:0'../,‘*"41.. .;.'4i 1,4i,4r , i! --*'''' ; '. • ' 4%; ' ,,. ' RENTOISi..-.: ‘ .,P$0.,,,,.-....,,.,,,- ,,,,,,,A.,..7--. .,., , .,i,',,.::,,,i..:;.,„. .,•:,--,,,4 . ,,..4„..,,,r,i,:F -::., ,.•':, - ob,.-.,- 4604 NE 4tt Street Renton, WA 98059 JA , ' ' ''''' ' SUBJECT: McClincy/Fletcher Lot Line Adjustment, LUA-94-075,LLA ' -:, , RECEIVE„ '. ' ' , .,? '' -;•A ,'..'`.,,,,4i•••/..•"‘-,';,1,4',Ar'' •''i k'-,i;';, - 1; r Dear Mr. McClincy: ., ir '. A -' ' ' The City ha3 now completed Its of the above-referenced adjustment and tt.should,now be ready for final 4, approval and recording. •:,,- ,;,....:- ,,, ,,--;...• ft, . . it--- Please bring the following materials to the Development Services Division: a completed real estate excise tax form, and a check made out to King County for the amount owing plus any applicable processing fee (check with King County for the requirec amount); the original deed for the property transfer, and the original signed mylar (all persons with an Interest in the property must sign the mylar); and a check made out to National Courier f.or,,$,11.10 for transmitting of documents to King County. , ' '''''''':'i'"--4:4,..,.,11:,.,;:,... • . .- ' " ' -fe,:,..''-;•.:,''' '') ..J Once we re:eive this additional material, it normally takes about one week*,.,topavethe lot line adjustment approved, i -..,„.re-44,,,4 '''2/• , , signed by th 3 City and recorded with King County. Please feel tree to contact me if you have any questions regarding his letter or the Information that we need to finalizei this applicat on. . ;;ffv?..: 4.,,L.W-,:-',,,,;6.2.477:. „•:, c,;=,,,.,1-,,!?,-,., -;,', ..;. c, 4.1,,W,e ..• *.. .1.-.rZ, ' -.. „I,• , ,,,,',.;4.:('',,4 •' k,1.X14 .001?.!, -,-f,`,, •'..,<*;,- , v,44. , •- ?" Sincerely, U-C1‘ X''‘'ci;,;''-'• :'W•'''. •-11•• ' ' -,•',.. , •.'' T.,;=':(,,,,,,'`:,, . .,,`-:-..,;/.:/,4A4,,A.,;,,.,,,,.,._ t?to,it •,,.4.,‘*= . • • t 'V. .•• ''' , ,.-r.., ',',..'w-;°:;" : '.'.'or-4".• ,•04 ",' •S' -C••,'-',. ../...,.. i..h Lo.,;,-At. -,.If.',=.- 1- 04 -, • -, ' -. 4.1 , .' '''`f c-,' . , 4. '' --,'' '''.7;',' 44.--,ii3V,Pgsi,-.I,: -1/,',,•14t. Jeatif - . , . ,t ' , . • ' '''. . • „, ;,• "'"..f ,t4' -1.:',.-.'.!'6,..,..44:;.,1:41 I„ ,'. - ,,,,,-. .,. . . '-' •, I 0 t I . ning v-A6,,,, , -.lc.,,, .. , , - - . , .:, ..iv,„I'm,-,..-2-..,- -,,,,, fr•,4-..t. - - ,, ',. 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''• Y-'.• .!;4.-•aFg,.); 77.i."...;."..,..:'-:($1..1-',' '-ix ,,, '''.'c'44,211:'4.0f14,. ..4,:,...... ;...,; ., .,,Afo. 4,,,,,,,, ,,..::,..., :..,,...:..., . .• ,••..!-- , FINLTR.DOC '..,..„,.4.5*tV • -F.7)...4..4".".:..k,WA-f'...Att-4* 10144,4.-tt..t.',':.*r:-t' -* • .. T. - ';'''''' 44'-' ` . - ' '" '''''.! ,',-tsAi 7'':''' ''-•",'!".4 ,1-. - - ' •'., .. , • .• - , , >, - is .e.ar•.. C.:.1 C'i li 3 G`:u a�Y'"t `,Slfa '6'-. ' e„ .. d- .. . � . 1 _fit I 4, r t p i, n 's • ,,.� t• , a y 13y. t 7 i n ' .A ".'r':',,' e r .1 .x#y lr y t ff3 w1MM i y' 3 �y `� 'k 1. t : ,� y it. � ,r.�.�g��. I,,.+ ...meµ �,.. t,4t+4r -k. f 7 l ak t.t f�.,- I• r" '' • it-.', 1 ---`1,,„ ap va , j 1• r , .p+' �. .asp' i rr r ♦ 1.4;,^ s r<,4 f ,q }'r r 1 t'r 41° :4 •S• v y r . +p air • .I p '' '' 7 .,"• :b . ''i .. '. ..:.. . =,;• r "``'t�`�k.6r k''y `� .'r a� `. - „•• 4 ..wt W' '---ter—........• • , i� ,7 s F �S SUPERIOR COURT OF;,WASHINGTON,; '` 5 `,, „ ,C. 31E • KING COUNTY ` , r ,f,. '4 q o f ',+'k ,t e:- ' aa. Zt gyp.r. r. 'r ` `� .- .. 5 6 7 :S a[ sop, "' �•' �Ft • t te-�':R1�'y' e *' � £% 'QX lI e E•,, .ra•. r e gam } - 's A J 1 ' TIMOTHY MCCLINCY, -, ,. -.-,. ,-• !, y- e.: L••, • K ,r • t,� ;. x D • ''7 II . a single person,:' .z ai`{t , ▪�..1, .,, NO.94 2 212893 , 'A h .,; ,. > ,Q ( A -'k Plaintiff .� %� AMENDED FINDINGS OF FACT t '#4 _4*- 9 1 ' *;, �,r`-t', 4 pseCONCLUSIONS OF LAW, JUDGMENT ` 4 ` • f V$• XZ.� # ,.H. p ;rYe 4` Z aV� "'zn+11�+j ;€,. 'r f +th' Tyts ��•• ' : 10 rxi • ti .f. +4 'Pz t 'sd� > r ', ': I WENDELL FLETCHER, `` M' ; d , ;t• t i.,` � s •, ,t I a single person,and ; ', , it i rqr ws� Y L JOHNIJANE DOES 1-X .. : .�. `� � _ i " • ,.,. 11;, I: ^c M 1i* 'S!c4 v ,'",. '' ' � '''-:1- .a X,t: t•t ,? .ax.t r :.5. ,, x s A S, , 1''� 1. 't % t Defendants ,y , $ . 0, 4'� , .. F II ... yy� It y s S ti.; • gz -r�. 'tad" ' y.: .. s- ' - {i. .. 4,4 '.,.,. „, 1 i'S yr r. r - .t' ,_r t•.. 1" 1 x Y JUDGMENT SUMMARY M. ;, Y _). 16 1 '; ? ;r t ;; ' ,,o f (Pursuant to RCW 4 64 030) 4 z� • ,,( tpa 3`". ry v 1 �:F 4 1ft ;'t -l5 j''R ;1 {- r. . ,1' , l ., _ A ^ ` fi£ , t r a s a' . 17 1. Judgment Creditor. . Timothy McClincy � 2 Judgment Debtor y Wendell Fletcher '' ., s - ,' !'�, - 1 to r ra S' �` '4, 1 "i2, 2 .. " {. • ' 1. 3. = Principal Judgment Amount:' $0.00 r . .„. ..10.. .,,,,,,. 19 ' 4 Interest to Date of Judgment t� ▪ $0.00 f • ,• ` o ,• �+ 5 Attorneys' Fees', �� ��z▪� • $4 306.00 • .. .4•t ^ k �' I x fi• P f • rr: f t $�: t µ _0 l 6 • Costs _ . rz • $200 00 . 74.1,. '. , :. :. • ) +, _7 • Dama es $ ; , >r k cc _, $0.00 V t f -� r • a• 2 1 is t +.} - t ri?'y• F a -:fig , t •1+` - ,"�'r x, °h c �� 1 1'C* "`. . •,4 '' H 's ° -Total . $4,506 00 e ,- ' -� • . )". °y. 2 2 = l '* },`' -s.:, f '"*' *'•t x y 1 v �c fr.-tT I -f t +4p S-�3a!••t�u'4"4 wf';• go,. :3�3� fi,aµo.4+y'•'h , �a... ��•� ��� � - i.y.�` '.�: v•� p,F„�;��: /3 • '''` 8 Principal Judgment amount shall bear interest at 12% per annum > • 1 .;�y r K f F 1.44"9` - - Attorneys' fees and costs sha,l bear interest fat,12/o per annum ; r K 24 11 `; 10 Attorney for Judgment Creditor Peter J. Nichols& As o fates P.S. r .1. ,y y . ;� x At J.• tF +'l Iw • yry�„F ,� 1 J --' • • .'..; • t y ` q , �'�' •,q!L •! , / -A''�- '.. I� ,b,,iC, 4,tt 10,y',S+ ktrl'' j= e',, •fib;-, ;4• ,S r r. - Fsyy £. ^! -1 ' n 2; , b y L., c CE3. �I THIS MATTER coming on regularly for hearing before the Court this date, plaintiffs , ;'�, x 1 s 2:a - fit? '� V. 1 M' t g r�s:w, w A ;' F7 d'$5` t a y t _ 7 `•+r.: appearing by h it attorney Thomas Juhl, the defendant no a spearing he basis for venue in this ; , , 4."-; T+_1 ' .t. 1- - f.� 5`" `.$ kr 5,�...11 y `- ram• • 4 T ". /t. 28 - FINDINGS OF FACT;CONCLUSION ` os•i� •• :` ` y,i s y'� 44 n a,. 1 OF I.A%V;RTCNIENTsr, -•:e '$` k ; , s ..- �.,.w i t �° .4 s�4,x .- Y ,4x x� ny • • ' t +� �✓k Mc;lot s&ASSOCIATES,P S tit1. , k .r4�, x t., x,n , ,,I''1 ina sk, ▪ Yz: Y•,•• r »' ° f 'Fd". a+,ti k 1;1. tk 'y` _.R 2611 NE113nIS�R�[:T � .- k • ' z � .b SUIT[300 .� 4 .I ,, ,,,,, -.-+F,.y ' a x ,1-6.4 , ,;:!, SEA rnr.1VASHINc.TON 98125 r • • t tom= ..xy;.� - z .rti-,.q: „ ,_ Ns'�� •,.. •, .'N. .,, ...Y. $ - � „x� r`_'4:`,F.s '?�`-' il '• • • . . . . . %. # rT� ,.. : t r r• t I y action is the fact that the subject property is located within the judicial dis ,ct of the above fi entitled court, and plaintiffs' attorney making a motion for default,`t ee Co .1 entered an Order yy Y- of Defau t on November 22, 1994,and the court having heard the testimon and considered the I41,..0614 . `rt l ,A.. t P 4 s .' • . evidence and being fully advised in the premises makes the following ' `;' �,�,s' , r¢ �.a , } } v .. � •;t „, .Yid . s "•f 'ter x, as c p J ,,Gt • � * t , t 1+i�4g�e�r'' ,, .°� t�' L FINDINGS OF FACT 4 W. ? r I 1.1 The plaintiffs herein are set forth above 't• �4:; '_-: t ;_ I t -A `_ ''al_;!, t fl 4C R' y , R4`- , . L . ; ,-.14. k II 1.2 C n or about April 24, 1994, Plaintiff and Defendant Fletcher executed a"Real Estate,' ' , . • y Purchase and Sale Agreement" regarding certain prupw:..zcr m3nl •:.own as 4504 NE 4.h Street, Renton, King County, Washington. A copy of the agreement hasis attached Y a f •I 4, �• µ i h reto as Exhibit 44A,. :, f ....-, ., ,,t,1-.�� 1, !; 1.3 The legal description of the above described property is rK.t € ;y , ;5 New lot B: The West 70 feet of the North 87 feet of the South 217 feet of the East , • '/2 of the Southwest 1/4 of the Southeast 1/4 of the Southwest 1/4 of Section 10 , -, 4.township 23 North, Range 5 East. W.M., in King County, Washington. F 44, rl .. Ii " ; i( 1.4 . Plaintiff as purchaser is in good faith, ready, able and willing to complete the transaction in , �- 11 . z i accordance with the basic essence and understanding of the agreem n r 11 ' 1.5 , Plaintiff complied with all conditions precedent to the closing of the transaction ',�t `#?`b 1.6 The anticipated closing date of June 28, 1994 has passed and Defendant Fletcher has •' 'y3 ,i Y refused to close the purchase and sale contemplated by .the agic .isiu.. . �'` .,,, , r r , ' ' t:From the foregoing Findings of Fact, the Court makes the following Conclusions of Lay':' i Il �r. = • H. CONCLUSIONS OF LAW ° g "' • ' ! �l - ;L " "`i" of S ;„ ' 1zui., 2.1 Ji Idrment should be entered in favor of the Plaintiff and against the )efendant and title to .; tie property legally described in Paragraph 1.1 shall be awarded to a Plaintiff,consistent , ) rt '.. •; rr',• ii Y. - a"-t,` - ,a ,,.... s r, a r-0. r� }•4 .y Y ,4r '' t * • x 4t with the terms set forth in the Purchase and Sale Agreement entered 'nto by the parties.*-,;-: p 1,4'. �3xt fie`.F to 1 ',It:.j„ yt Y ,' 5 4-•`M �) FINDINGS OF FA("1 CONCLUSION y k X debpn Ii IL Jl DGNI rT"i x i rt.Y` "» ` ,. t F " ,a 3,i .'� I - r t 2 !; 4! �,� c .r. ` t`. -r _ t. sr k', , '..art e au ` t 4 nCt a y > r 1y °� xK � k NI�HOI 5&ASSOCIATES.p 5 y �`� r & y ° P £ #, s i.,. & .� •5 n 2611 NE1]3rH 57RFF7 r '• ' y •r, `� y tz{. 1~• i1a--- ` '%'.': SUITE 7t Ii <{ ,„t53 P S,t" }t ''''t I`q' r 4 i-4t ` }. 1 ,= - -'L / C " #: • k k_ '� ti s� k '. �s =S;`.'� r i"s Sr 1rr1C � ASHINCTON 96125 I, .4 , 1 A, , ,Y2 r'''l l• '' ' ',, !-Aft 4� r'"x „` ' %.` (206)440 0379 e :� r .x; r: ` .t ...r. r. ..Il..1r t . '1 t..g '.r'T F a $ t A,t"�°*i tx 4 ,ry t) w -.I, ..: 1.14. Ast, f$ t ,' d,t# u '',''...,1,!:,!. 1 t r• 4`erl T c'l') v• 1. ,—..`�% p - 1 •t:. :. ,.,.. r 7, . C' + M" '''-:;1`''-INN " � i + •t t a .'' ..r i .• ll\\ `. ,+3! / 4.Z.}y�4}1,,- t t i f♦ # tt i,a r,44e!YA .1:yi r .. na 1 ''7',-' , �c�.p 5 yy i7 1 2.2 Defendant should be awarded reasonable attorneys';fees and costs pursuant to the purchase x. 2 ., ' -` ' and sale.agreement, incurred in prosecution of this`actio ...;.„,',,,1-...,,,I;a,, ,U% s - '" y 4 4 {$'fir s 3 , _ ac } /1', .� t"'y'{ J'r. '" % s V1YLE 1'- • at r j � �,� '� ,,5;,:, .. v ;.s., '°'i"" ` 4 ?Ra it'1''a�;_ � "�.� •, .. �,,. . _ �q0.`R �yo� 1, � � •3' The court having heretofore made its Findings of Fact and onclusions of Law, now, ' *r '`- 5 ., * •,,T'_. .r ata (ArA` iej fir F4so, . }. 3 therefore, it is HEREBY ORDERED,ADJUDGED and DECREED that judgment is granted as set , 7 ;orth on the preceding judgment summary which by this reference is incorporated herein. >�? • �t,. It is further ORDERED, ADJUDGED, and DECREED that the Plaintiff is awarded title to 9 ( 'rd* Y• 4 hr $f 1F"#zt�M.)ct.'1 sci 4' • 1..e prcpe:'y .eg l'. C�Jcnb.... as f.,.,c.•.J > �-1 {� •., #' ,� ` r�i1•{�`�J" ))f` , i ] S v r „•, wi` y S r S '�r 1 10 'F,.:+ v }� - t' 4 a}a..0 .,',./•. a 4 • `R'� '' • .,1? r 4i„"v ,, New lot B: The West 70 feet of the North 87 feet of the South 217 feet of the East , 11 1/2 of the Southwest 1/4 of the Southeast 1/4 of the Southwest 1/4 of Section 10 , (' township 23 North, Range 5 East. W.M , in King County, Washington. i ' r 1 1 ry ` �&� • i' +#'`�:5 '�,1+ 1¢,x . Y �. � S.`.c .su.. Y , , f ..}4...i� •.>,' � t .. -. . t` •1 ^ 1 1 13 DONE IN OPEN COURT this . day of November,1995 ;. ' •. ' �t 9;^�, ;. x ,,�,,•{{F (;t--' �u t i".`,. -?T t! 3 .t"•-i+• »y t r" , ,' i2 �i,'r;, ,i I'�'',t�"�'' ,{ �`y,'��, � � �� ,�� k 3 � it ,'' A °�` `�<�24 P 4.,�„ r 1 4 }-•s" ''X a !-.' ' 'r 'ivy# f t c^ J'*4 t � Ct. dY p f.{ , :t:*• iL v a r c.,,,, r�} y... �a x r re# ? ! e' *a � �` L , <4s � •" F .t,,. i lr"- ."t"ta l '• k'j g it 6 +r' wy, i s3� - �!'" t ` :: 3` s a 5 a- S S' 15 � •'nun*t' ' ~4` "I: '; < >r{'.0 ;F• ,� JUDGE/COURT COMMISSIONER , e earg. y "� a n �,0 16 F resented b ff i .. 17 F eter J. Nichols & Associates, PS. e w•. +t z y�i s C +• f 1 4{ C '`1 .._� '�47.�am',� . • • r . i s • _ 1 1(y•i4, 19 I C + t c. j),« ems'• a t ' S- '�c- xi3�•1. "." 2.4i�� kt(: a w � • t� .f r,•••'•c.n 20 Thomas Juhl �.?..8 er"f, �. . ..r ,* x`�- =4, 1 x y:a' s % c :;; ttorney for Plain • " s t - ',: .. a x , *. .• L! V!SD A #Z`i''Ai39.}` • '; `a. p ,' t' tist� .t^1 ,t ,' " „it: a .•b�w '�-� «�` J'f 7 ? 'f°i :e • 5 r ,fix ;,,,,,.`1,,,,,,,trt • 4,*, rikJ... ,i r:. 27 } ' '. 'e.i s.i r� ,a.'Fo e ,«1rt, i ,*, „ • �- ':= r'` + r °.: � �_, ib.,a V< t t i y a •v%" t' {i !� 1.}-: # � L rr; ,j 23 I - 4 ds� .4 ' =r y'Y w x tiK ri • .1 , 7•y r �.' S ' 1"`•..a#..: d•i s+ ,$,R .r' t . r A''„'"i ,t't'a,y r.' b t j T :sue �4F' d if � u; l r+: e9 � i .).y '`4.4.4 t d,t¢ is 1 i�., -, �iw t J . x H' .f ' x 1 4 ?i' rig bt 24 %A x 421, f"id 5.� k.f., • '''..r f A , 1 r T }i .,,-i-, .+ 25 c+ 4 I n` n h 1 ,,y !.' a i5 Ir e 7 * r., • , l r 1> f ♦ 1'.• ♦ fir? ra 1 s<. 4 g�;, 1.';', i 1 1, r '`A'9 t'% r'r.+�'4}/� r-A { �. ..'`6' S.' 1}w°a,;--a ; !*Le+ a j • ' rr 4 �It Xc s 3°r' j •? r Axg'et4;': ?vf,„--*tn}a ; ` =*`s , +% �,•.•e`'t r .4' Y .•'• --' 2 6 r s ; Ti�,,,/,4 ,,�t t e �`4 .f-:`y X V.. to ''- t- •r' f aaCC i t �., v0, 1--.,,,,,,.....,„:1....,,,,—,.„ 4gy ,- ,'Fi.t "�4,r rt 1 '• t i .4�t e a1 J i..,Pi. 4 e t.'• _':. -7 l+ rg -y ,-,"','r`'a'r 4'Kr >`",ry r . �a , 1-,.,,,,,,,,,Iti r i''s.jr f.#. -• -'xi 4..::3 ,. * 71, C'-,. t , ry -, K 1,,, < {} r r)� y'� ., ',F'"`i " { "r'� t T rj,•}#t r r ,-. , .A..,*,.-� ,rFrt �r} A.e r - • r.}� t ,.,�7 "}�4 y'�t '" •„ 'y a;r r 4 { , r`.. ,�u, •rS ar ,t'' t t -4 f; I ,Ce •1 ,,,-ta•P r, �` k : .a - x ` a• .r_ t"r r ac,: f� L �<j} t:A� w 1� I FINDINGS OF FACT:CONCLL'SIO Y 'r .' r , '# " -, ' . $ - OF LAW,JUDGMENT �. fl ,,x�, * • , .... 1 Y r L.c . •t ° ftei /� � ? Pa„3 S a v.•,t 0. -:*- e 3 ' .t ,e "" t«"V:;'; rR�.. P '14 "''3 r. y' s � r ,.•.•. ..°. '�� .�, r � 0; 1+ NICHOlS&AssoctwTfs,P•S rI a`».• • ` Y F : � •"'� `s: ,'; .. fu + , �[�' ' 2611 NE]137?iSTREET �t P',- N ciR'.4 y y5 'bi�`LY .v ,y S - .:.�`tI W f/ A ��$ SUI7E3�I� t Ad.�`yAJ i1, k•1.4 s rt:+C"K1 3`... }'. 2 ifir* 2,... � .', 1. ,. r ',.`s f 5r�F_•tyA 51IINC('ON 981�5 , ..: > v' � f .,�.;� •��. K '�� C`'� w` � #.+,<� -'M ^`•ld'fi a6"�'`"`R �., •>.• y. ��dkry '�.cIC "` 'Ti_:�'` ..,,,'' ut zy'a.�443iO`.9. �' SY -�'�x�' .ysn .k ` ,, „ ,. v { q� j t,Y, 1 .. '� i LE c 's! 4; ..��'...'�at4" • -cT � p �"�`'' 'MI:,.:r ,,�,� '' '`r,�". *�'� ` ern. v..w ,�,k�'t� ; }� , ` ,. r, •,. +, .,:, a ,3,r: w -,. ,. 6 ,-. , > : ;.. • "� • ,y.� ry %f'a �t9! � ,$d, - r,� `d,*?..s.,y', Lw p ., " +,. �' `` ;F:' rw g°$:�p.:.,y •€. ,". .,''..,-„-::,,tit,,-,,, ,,,Y a 7"a h (;,w! <i';,; �oot M;;;'• • ",-;1-. 's,..'Al,- .,,,_� r CITY OF RENTON �. i' .t w{, nh dY'{•p'% -. 9. ' .i •-, e, v t,i:i'' t a fir, nr a ,x3,, s't F q- t \:.• , • " •tr� „+a.. ' a '�/ 7v.•y„ *mow�.,,k +y n �'' 1. f' n ,yam,. y 3 • , i t �. •t„Pa !*t tidyI ` £ '�;x '',. i l �r -,-" • 4" w . ,+•,.v '1+.u 'ww - `•.:,, � •t,.,�y ... • f a ff S • i 9; k , � � �µ•M � MEMORANDUM � r � „ �: , w. �„..,,, . ..„.., ..., 3. * :q. +ti 's't i n-3t.. VI.,,,, •\ 4v r* * •''' .▪ it r • •y,.•l' i*•" } * 3. 11.,.yf" -- ; i to .,. : •,.`� , ..,T d� a.. n bx v s t` y J_ .its r.,+ � µ- Nay{ • V' Z cN ' ` •�:' trt',: ;, •> '' ' .F� twt,�'..i.'•md 4`. �•. H tO DATE:'' .� % December 21,1995 ` ,,‘ , a •• � , . :w > ..y— ? 3� ,°, .- - • ' • fir* ,..' a� TO % City Clark's Office . " -FROM • jir.: Jenny'Bartz, Development Services Division , '' • :, " SUBJECT • ,' LUA-94-075-LLA, McClincy/F1echer Lot Lineenne Adjustm t .D{ .., Ali 3 4 • '"t} i'�r r •t. 'e••�-._ t ; ',•'�^., ItA, _., .' ''c'" _* 1^' ~e '�','�4 h' ,Y L'~ Attached please find the above-referenced originals mylar(s) and three' copies ' - r'recording with King County.- Please have National Courier take these documents vie w Fir*. , '. ,t••/ •_ "lit _ - y.1- u� service ($19.15) , •1:00 PM deadline to City Cler • • r �° ' our service ($15.45)''�'12:00 PM deadline to City.Clerk "' 4-hour service (1165) 1000 PMy deadline to City.Clerk r ti �� + ' Also enclosed ap plicant's the check for $11.65 made out to National Courser According to`Finance, the,King County recording fees for this and all subsequent Lot , xw „r,a�w . . Gne'Adjustments`recordings should be charged o a count'#000/07.532.22;49:14 -. : ":,.., *,_ .: Please call me atX6170 if you have any questions , = k\ * !, r t a,. s r �.� �,� ✓ 1 !' y ': �.:� n,4 ..,...v �y ?ls� t .�1.„ ': v ,� 4 -,• tRr iy£x, r "n } k�" rn °f !, b • t4SF � �� a.+.�, �" .'�� s =i_xe $ i 1 :. } � yG"�,r 'r•*E w�* L �����`j ` ��/�'w� t��� #�a��t; :_�� s. ' :Thank you x . i. . , !r 1£ .. ,, , Ar a x� 4 r w� •' 1*- k 7''` , -.. ? ''t.yy,K.r "e.` ., = #' ,y4 S'(. ,i t �•. kt, 4`k�, ,:•„� .,+ \; ,-.,x ,o ` r 4+x '•`...1.y. y, it. r A. r. ,;i 1 , •T u, ,r•: " rx *, ... N. T ';c$, r ,•y'� A F : '`£�T� ,' � ..� .._.., +'. }_ , l 4,.,. .v Q.L. x = 1 �'�? � �Si � � 1� r �,n..�R* +, ✓.rS �A Tom'. 1. ,q, t ,s'+ • -ti.�., v �.•_; r< �, +{ s ,.. ,Q, 1ij'.r `� #„1 .r k"t' ti��;� -� fi""',r%,3' 'U .,� st iy:r..= °'Si1Cly `k i ;i' \- - r-� `�"=�'4.' .. ,. , ., > + , >, Y ysu, ,3 CITY OF RENTO 4-y � > ,,£ ' . y�DE'VI=LOPMENT SERVICES DIVISION S } S'S/ Y� / /14F •r 1. < te.•: �,y, rSo) �, r ,Vtr > �4, < MASTER APPLICATION • ..> ai Y ' PROJECT INFORMATION '(c( , 4; . , 'OWNER(S) . `' Note I(there is more there one legal own►r' please attech crEXISTING LAND USES) x additional riotanzed Master application for:each ovrn r Ia :< s L. , : NAME ,t , � t _ �1J7 Ke/t 15 tii-e/yY . ,,,;‘,..*..,! J ,t ,.. DRESSY-rTh 1Vl�f :r:, EXISTING ZONING: � tx•` ADDRESS , .4 i `i .ter.k i'r•r, "� " 370 f /4' N ; �� �G 8� CITY: / .ir•,,� ,4 �+ "'��y�4/>/ZIP [4� , '' �.` 3 n' a.. ~�xd r PROPOSED LAND USES) , s k' TELEPHONE NUMBER','`4" ` y I {,yE' .3 ''' "5 • ''' CONTA% CTS E S N APPLICANT ., `",, 01,0hr , fi { ., PROPOSED ZONING < NAME: 2 'a '"Ai-$' ., ; �.. ,,. r.- ' r g " •• ADDRESS.,,. . -t.y * - .•r 4 3 , , a' ` �' ' -I y ,^t J„ :, w'S ` r; : ' O ` 14- N �� ' ,. SITE AREA`(SO.FT. O1R ACREAGE) " ; '" CITY: r . ' r ZIP. ' { a f r- i'V 51711e*• . ,TELEPHONE NUMBER. ��"4-4 ,� y, • y, P } ^'/'� Z�Ov�1 J►� Y � ,t.. ��lSy 3 j(/� ,g .. ,,t p M �p_•!�� � ., . r " ' PROJECT VALUE �1'41,Vq t• , , > o ....,.,"45tJECT'INFORMATION '. .� 33 .1., , .� ��,!_ �' ,t,;4 ,: (\ I. .• fti; ,A$QyE4',ZDI> L�PMENT NAME: ,r; IS THE SITE LOCATED IN THE AQUIFER PR07EC710l' -r PROPE TY/P:}AJECT ADDRESS(S)/LOCATION ) ., ;, ' & to , �+ ; P. ° r, '' ' ‘' IS THE SITE LOCATED IN ANY OTHER TYPE OF «' 1 v " $ ; S BER S :',` f`r -* ENVIRONMENTALLY SENSITIVE ARE GIY h rkING COON • S S• ► S CCOUNT UM ( ) k z ' , gEc .,T J ll .) it' DZ3bS 91'a%z-0t3 'z , �.i. �'t , ' ,„,,, � 11N-\N1{ 9'.1� �Y F k E' Fes'- R. .. f 4.. �. l 5 R.'..• S.- `Y# ,-,A " ,', fi .. .'.;i}"ss -,4' f 1."' x ;•1 ,. - Jt' t t+'j C•- yt -,?4ri 1'. } t'j i' S ` A. l02 3OS. •„9 A fD ' -.. .. `J. L. E A + - -. ' ' 'ir ' e r f R `• , . .1y'a ,. .,,YrdfAS 1 4ON 0PPROPERTcf (A�t3alc . 7efie- , pr to 14.6'6,t;if-','Ele.90,..E.• t 3 • a» ''''' g : •r •4 . .. fi ., t .. 1,` ; . �*! R f�' } Lt -1- 47 •" i r '' ' - . ` t. 7x "1 `.,< •.' • •< o r # • tt de` y + r �r �`y.. � pes � � �' .4 � , ' � ' ,�a m.o.(1/t f f a [a . x 'i y _ � Mti ,-.4.,,..': .,;.::,'.,:: :: •: ,','• 4111,:1-.• T., --.,..,:,4,%; ,, % • ,1,,0.4.4„.....,•_•10,. ..,t).,,, •_,; . ,., • 4 �P * t f i. S fir n. .: •- .1 �� ",'- y' r,jr ,v_ 'I ''A 4 £: F:. sk.r ;fiy h a I • ,3 a f # n`y..+ Yyf ` . 4A f ,-4 ,w _• • N: tTs a 1 W-...; -'' ' ' • b t fir: r ''' ?e Y 3s x a 4 r�n � ,. f ,r ay fi � . -,�'.,. f� �"s �'# ^�y'J;� �< , � ' '4; , fs,> '' "CITY OF RENTON , SY ' x Xt� - ' •-. 'F pY�'S � �.!� e( a �y. y �, y '+s °i � � ", � � .�yr ` ��*� r'f'� ii r�' • yft f w, ,•1,- ..,,} ..,--4z-• .a -xr4w 'x•'•• t i, -4 .per i t. a,.e A� Y.. t '+ A_ • .:,..-9 r. al'' t• rs k°4s '' ) axtY +y aJ 71 ''} ',. "e -, t•,P419, s.., i,� • /.� b � � Y .7 _ f • ,� � � f t .. • y ! �MORA• NVUM �,�:' r, , � v r t :� a i. " 1 ,;+y� �1 e asp` 4 acr��`� 7"3`y"�V '� • _'�` (�,. . A O > v� `S' ,*,• a .')K,k.°a�sy,41.ems„"" ' `.x,.1'k" .e .;fit"' ;,z ,. Y•; s.- SP, • pa,. l''', � �'hIVM,, **•' Kr: ,,', ' ' 1994 * , ,,, ,;'," ''7i .# 4a;/ t ^Y� . b$ .'` a+ 3 (r.W H'', rK at� ¢ vA! � � �, c i '{ Jf �! L�F7 S'., � .� tr¢ �tE aa�,tr5e i t 3 ,s t .4 K. ; 27 1994 + -.� �" . ': ;� f K DATE , r Y une , `'. zt'� g< >T 4 ; a ot � i k > +, rg3;{ y• ,ii T0: :E; Jennifer•<,oth Hennings xt t w ry ,, t .( µ' ... .... - . ' • � L /� 4t4' t� b4.� 3�* .f S # S• 4 . ..a4' ► " sFPOM: SonjaJ. Fesser ,�,�✓Yrf� SK„� 1.;� `J P aa y s " j—. • • g ��• , SUBJECT: McClinc `/Fletcher Lot Line Adjustment tt „a;x,�. V t .,r- t, 8 t n `e'r �v Y ,4r .a{3 im a+a s w M. Format and Legal Description Review �-n " 't f -��x '� ° 't.0` 4 t 4- _ t'Y 4<'. - r 4•.. ti,cram. t .&-r- Bob Mac Onte an. •I-fiav- rev ewed the above referenced lot line adjustment and have the 3� }: following comments. • t • v,ii, 3- wt iA - i J' } t ••L'�n T t S - l• rt T F t 'yy The LUA number (LUA-94-075-LLA)'and the land number (LND-30-0119) need to be noted on both drawing sheets, preferably in the upper right-hand corner § ' t,, -• �( "' ' The correct 'titles to' be.:J''noted rider the ..Approvals` block ' are.'''Administrator of ,36• t:, Planning/Building/Public Works and Development Services Director. Also note that they are City y • of Renton officials. t" The word "Dedication" should be changed to "Certification" on sheet 2 of 2 ,� � ;• , , .- . ; r ,. Because the subject properties` are-located within Zone 2 of the�,City of Renton's Aquifer ;=� ,i'`:mot,<, Protection Area, the Aquifer Protection Notice (see Attachment "A") needs to be noted :4`4 .'" •• -,The properties a•Jacen 'to•� parcels'.should be-noted as platted (give name and lot ,•y I'ltj' i ` number) or unplatted. ,- J� �� n y ,tin ` St t - 1 + : a.:' . _ .r3 05-' -,p'*Y v� ; fr 1 P i ' Show the distance from existing structures to:the property'lines .;-0^a ,, ; . _,•; _ '�< ; s .. � � �. ,� -,>� - Note date the existing monuments were visited: = z � A t 4+hy - K, ,I The surve or needs to si nand and date both drawing sheets before recording. t ,+ ".t� f .:1474:4 e • e ' 5';r'''e, ;y1Jt ii k}"r : • ti "Sy.d f r b �' .. t Fee Review Comment.-,Lots°w n or affe ed b e lot line adjustment are subject to the City'o k special charges .,if applieab e. 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''�, .. � Y ,. ,t� ri ,W 3 .w, g v vt ` Ki -S E CI► r•d • To hom it may cone trnv A. f� "Ax� �' My season for this ot line] adjustment is to acquire the parcel of land,- rF , 102305-9012-03, directly behind my property. This particular, parcel hhas had a septic drain�fieldawhich,,has serviced my adjacent property, p arcel 4 ,�.,:'. r: >r � _' #10 ?305-914Qs'inC-, 1954 ' `Somewhere along the way, different owners �� parcel #102305 have been dividing property in` and•irregular fashionk My ; 914 ), whtra . ich has had a :home/tha'twas converted to a commercial buildings} i' ° `, and had been se ara ed2from the&parcel' behind me;-leaving the septic drain . ;� �, field on that parce ; #102305 9012-03. ' I would appreciate a quick con- ; . •, ?*-. i`try fi '`' clu3ion to this pro•lem, since4it only makes good common sense. 4�.•� ,. - 4. 1- t ^::. 5 `� � ki 'tfivj ' Thank ou "' ' • )" .„��''''., '+ a..' 4+ if sit t r',. Y •`S''t,-r, �',y � ;�. }, z y • l'' ''r t�4 'lt4,,,3,: /�'�„� 517, 7 "� ' p Sy+Y! 'F4`'t'V4‘' g"r i 1 ,K �` 1lfg4 S'R,£,�,�r•r#k.`'r �'4ti .rf'�•R- nhcf ir y � , n r , a f 4i t v c.. ''v +ny ., i. y ,'''{h4 i 4 !, 14•,.,,,,F. y� it: rIl f1,-IT !- ,'le.�t `fit`• y-+• 1� R ,,,, frT'? wty�,4.,,V.'%Y' t f .4, S . 3 t,41: ,.'` } � �", `>;4 . • '-" 6 .' szA v ,��ys �.e.ss �F Y.�r", , - t-ffi t• i rx tF#' e- 1 -� + _F • .�,.:� ,/ arS 7s 'cly1; �- dj 4 'yt` k 1 -;)� I i`` Y '! — y B ,4 , } f #4 Q r, '' y -' a�y a tLr i >'''.,•..'',WO." •. 4r 1 £ .. yy, evs.,t ttl 4,1' y/��',4l 3'+''P-•+wt. 1 yi > w y�..-4,4,`„. f ` �,'i i'` � " J i t ' t fi=� .� 1 h,r,�,JI'py.+YF fS �P 4 .. f,• �.i t �..>'i � fi:iiLi1 Y` ., z'r 7,:;f' r? x f L • ¢' Z's r ;i" tf:l' ^.,>1,4;1 q f f':' ,* I !,'' ••r a, °�' } 4: }� a ,x. "+ 3. - . I"; t " 4'in t '+ fC f S ',1' t� ,�'e,,, a y +0; f y ! _ *4 '"x e,:v r ''''r X yt. % 5�. #i 4�c� 1�;..• t I 4,, "'.` 'ham' s A-, 1 i,t i ;3 •,�y L 1• 7 ! ,. '1 q'S rf n.a r, 11,` 't .4'''irimMCClincy F ` , � �h yt x i ,:t : a '� }'�`�' 14�r ,'ro v�, 14 • t 3 k ECEIVED -,�si ' �µ�5' t a Sty'' 0 Rai ff¢ ; y i ',S , 'd� '' t••Yyn`e 1'.0:r,->f ., p 4,r •• +. .' , p.„ {.' } , , g i � ,a,°t y} S .;, k _ . ✓r, tf t 4 ,ri; ' "�.:.. r 3 ,-, I N I rat;• • .d' > ,. t• - r: }" " � , .t`'tf RrE"`ys"`,'";;, +r;`�Er '.LIEVELOPMENT PLANNING 1, 'v* F RENTON j�� �, 6i a , ; t , ,, j e, ii e 4t,r-, `-f,0 I. `or x3•�'r.. --. 9.•r er r A "`� Z.:4 !" k; 4F rk° '5 3' raw x MA ` ,, i t t , •i, .. 4 >i x ./ 4 e ,,Ya 4 y 1 Y' .ram g ,, M �"°�4 ,$'•�f t 7.�'�'� 9 •'� � P'°9�r r;�r�wr�'s("��y_s � }k',�, �,�, S.a ^'r> t �5.,�: ��'!qx.+�,„#� J �,.. �,. r �, ` 4 t N .\ ,.` i n ry k� x, 1 - : rys i 3 r '4 b� - :47_,:!,:-4,:,.,,,,, ;"''Z'..;- ''-'f'"?:10,, ....,,, ,,,,,,,A1.,„ ii,,,,, ,e-.• -t•••. 4ef 7.... -0-,e4.7.r.,- ,,,J.,,-;,,,,.., 0 L 'CR IP L , . , . it -„:. „,.. .., ...... . _ . ...,,,,, t .,.. _... 1,,v...*,.... . ..... „...„ ..4...,,..-.,.!....,,...:.:,,....,,.... ,, v..i --c ' ,-, - •-.4,,--, ,4 NO I .......m. 5 . 9 0 i 2 ... 0 2 3_ 0 ... 'NAL . OT A ORIG_ •,....„,- . PA tf r PI i, , , , c-n 1 1-1-1 i r cT A T 1 / 4 rIc-- ,' -rt Jr , . , fw .., , 1 / 4 r`r - e-E'TION --11 ..... ..,- • np- '' THF --sot ITHF c ‘1 NI-1 -11"Y J" WASHINGTON •1 EXCEPT THE NORTH , ... . 80..,.. FEET .. TH SOUTH ..,.., , _ .....„7....'' ,, • . .'.'4 '..!‘r4' .'Yt ''' . ' 130 FEET‘ THEREOF. ' AND EXCEPT THE "'SOUTH 217 FEET ,EX C EPT'17:- C 0 U --:.-7.‘ ROADS - 7- 44' -, --- ,.:,..i '"1,. ",,.....'...,,,'"41.•# ,i,pl,, 11 17". 0. tf,4,-:-, t. - .• , ••. .z, . , ,,,,,, ,, : , -,,,,•: 4 Z'e 7:0.: :1..`104cOlt,: ' ' N , ,,-• ,.. „. , ,. -t.- .-, .7.. ,....,,,,,• - ----„,,..,.....,,- ,,,,,,,,,,,,,,..,„?.?,,,,,-..,„,....., - ,•.,4,. -..,_., -_,,,,,,,.....,440‘,.,-,.., ., ,,,,- . ,,,,,,,,..•,7--..; . FEE .. . f - - * , - - t s' -- ' - - i ''' - r2-_,- 5". LITEAHVI. STF., :s2''' '' %VIM . . ... . , , . .., ' - - '' -'. ' ' .' .: . ; ''''''-- '' ' ::: - - '' '-;''';'4*:* :—.: ,:'''' ' ' ' ''' ' ' .."..''''' *' ' .. THE:: WEST::.-'' 70 -. F • -.4,04,1•' *4';,#',.".:e.t' 4, ,..;,`,.•7^T,. ,„,„ •, '.' tt.Ht::.EAS. -t. ,.. .., o F , .I . T HALF:- 0 FATH E.4 S 0 - ..,..,. _ .. .. .....„.- _ . . .. ... .. ,.....51- 1 . ..„,„,„,. .. ..t--..i, ..„. ,..• 11'' i-,`.• ' ,' .',' 4 0. F " THE" ' souTHEAsT: ,.. T041' NSHIP'- 23 ' NORTH"--m RAN ...,,r,,,,, 1 . G._5; . '. ',,, • •i, .-,. :4_,,, ---/- ' - ".,- -, , 8'..1,‘ . ,d_ - --,,s -•- ' '— ,..... `4t-,.•:: N KING'' . . ., , TY, .... W., COUN _ i,-,f- ,3,-.-' ---4=-- - G*C 0 U NTY FOR IN STRUM ENTA _ _ 8 . , •••,,,,,, • ., aa,.,4 • : ',..*$11'.4.,-- ,0,7•;,.:4/4,- • trr- s!-- REc oR D s _ 4 ._ „.., , „ .47-4,,,,N, ,-4., ...17.,c,,,,r,,,,,,,,,,,,e.r.„4,..„,,,,,, „,..,...,,,,...,„,;,,,,,,,,,,,,,,. ..,„:„...,,„-........‘„,„••-„,„.„,,,,,,...,, ,,,,..„.„,„ ,.- ,-,,k.,..,--,„.„..„,..t.,.,.4,01i,f:-...._.(5,,,,-,-,,,,,.. i,toils' ,4 CONVEYED 70 - KIN ' 5Erkl 2 TH. 'S . -.-- BY, •-, COUNTY _ ,,,. ,... ,.,,, ,,,,,, ... „,,,,z), •i..„;, i'..••,,,,-.6,,,, ..,-,-,.:'`, - -:-‘f,' - ...,...; ' '-='-',' , :, ",- . , , -__ '-kt.,-•-z-1,.,-4.- ''-' -. '`,-'0,14a. ..- ,,,,, .-.1-,-.-4.2',.."''.'- -VI :1::'-. ,' : :-', - '' ' WEST' J. 2 -. . :,:....-4'3.--,:„,•.:1;:2:74, ‘:,,i;, ,,,,. "„ --.4;,::,,,,,e.., "1.- '.:,,,, - ,,, , ,;.,,-,,,,, „:. ,,." .4'."',''... ' .44e',3: 1,44:(.;,41,, ,, . weirs"lit • '-,.:;•: ..----•,,,''S4-..'` Arz'`,:'..1 . •. ' '' —.T...4.H At: .7f,p• ti 'Oa TH E'-'-- SO -,4',,A.1 '' 4--4,16$4. ,.... . .....-..A-4. 44VE Pf• LO . ''A1 .,_,. .,,, _ UTH .,,,.• ,,,:-.. ,„p „..„,,• 0,A.6, T t E '''''' .••' 4-e- 5.4.04''st; .'.. -TH EAST-.. ........., . ,..,.....„.„,. •-,,, ...::: on-...- • Z. SOOTH.--EA ST.-,,,,,., 1:1C '. '1- 4 -,t,•, - s,.... '4' 4' - G ., ,,,,,..t.1,,, -,-* . . • r,,,,,t.- 0_,P. -s-.'-- .., ---.... , -,-,t,--,.A..••-•,*...,-,_„,.'•-',-„---.-:-',,-,:---.,-,,T-"kk,,w-k')fo-.r. .•.IFY,',..-,-/iok,.... ..'-',...4,,,k.t.„-.....it,,,... &.•-,;; NORTH", 8 „„ '' F1T.H E.. S 0 _rw, TH 0,i..AT-.: FED-,-----TI ' IN - KIN - . : ,-.-',.. ,,l', :C_‘ OUN"TYlt--- WASHIN TON ---, EX CE . ,re c,I-".1, .5 :,',""<'" - : ........ j'' '''*4%5'.'1.:6-Al'i' '' ' . - D EXCEPT COUNTY , „or. ,..,,, 0,7,?'---;li ,...: ."•-'4 r;"_^4„V:,'•" ,`..."' ''::'' .., -.VIZ?' t , .,. j.,,,, .,„ '.. .,..k,„•, , , . , p r. „"c"..';'''."....", '''.•, , • - , .Z t't,NE •,,,,1 . , , , ''.,,' I' ' '''''' 'THE -. WEST' 7 . , 0 '"-; FEETf' OF THE NORTH-4'175 -, FEE ......,,\ z,,.„,- - ' TH ,4 OF E , S_OUTHEAS1 -,.. ,....w,, „....v.„ ... ,.OF,. THE EAST47•HALE OF THE:' SOUTHWEST ' 1 / ..., W1 , 9 .,4-3.,a). , #°, - TOWNSHIP'.i--' 23.,,ANORTH .•,,... , RANGE 5 EAST, W.M . , ._.„ IN KING - COUNTYP‹ - „ CONVEYED -: TO1KING COUNTY ' FOR - SE - .-..,,, ;,-- ,,,,.. , . -.•,-, 'BY - INSTRUMENT: . , , _ ....-.:„,.-.........4..., ...--":;-.,-- ' ,,,'"A: ^ 1.,A:f. ,, ; 2"-, -RECORDS':-' 0E.k-i--SAID COUNTY. . -,... ,J,,,,,,,,,, ,...,-. ;,,,-.,,,,:=.,‘ ., ... , ,..,. ,e--, - , ,t,.,, . : „. -, ,_,. ,,,,,.kit,...,,, , 1. ,.. .rgr* Fidelity National Title SK/CFN \`---_ 7; INSURANCE COMPANY SCHEDULE A DATE OF POLICY: July 6, 2001 at 2:23 P.M. AMOUNT OF INSURANCE: $475, 000 .00 POLICY NO. : 27-031-92-166967 ORDER NO. : 0292353 PREMIUM: $1,385 .00 1. Name of Insured: ROBERT L. ODEGARD and ELIZABETH A. ODEGARD, husband and wife 2. The estate or interest in the land which is covered by this policy is: a fee simple. 3 . Title to the estate or interest in the land is vested in: THE NAMED INSURED 4 . The land referred to in this policy is described as follows: See attached Exhibit A-1 DEV CITY OF RENTON LNG JAN 0 4 2002 RECEIVED Order No. 0292353 Fidelity National Title Page No. 2 Policy No. 27-031-92-16696'7 EXHIBIT A - 1 The East half of the Southwest quarter of the Southeast quarter of the Southwest quarter of Section 10, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the North 80 feet thereof; AND EXCEPT the West 70 feet of the South 130 feet thereof; AND EXCEPT the South 217 feet lying East of the West 70 feet thereof; AND EXCEPT County Roads; EXCEPT the West 70 feet of the North 87 feet of the South 217 feet. Situate in the County of King, State of Washington. Order No. 0292353 Fidelity National Title Page No. 3 Policy No. 27-031-92-166967 SCHEDULE B Exceptions from Coverage This policy does not insure against loss or damage (and the Company will not pay costs, attorney' s fees or expenses) which arise by reason of: A. GENERAL EXCEPTIONS: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public record. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3 . Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts, in boundary lines, shortage in area, encroachments or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a) , (b) or (c) are shown by the public records. 6. Any lien, or right to a lien, for services, labor or materials theretofore or hereafter furnished, imposed by law and not shown by the public records. 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. 8. Reservations or exceptions in Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulation, Indian treaty or aboriginal rights, including easements or equitable servitude. B. SPECIAL EXCEPTIONS: 1. EASEMENT AND CONDITIONS CONTAINED THEREIN, AS GRANTED BY INSTRUMENT: Recorded: June 5, 1946 Recording No. : 3575600 In Favor Of: Pacific Telephone and Telegraph Purpose: Aerial wires, cables and fixtures Affects: Portion of said premises 2. COVENANTS, CONDITIONS, RESTRICTIONS, RIGHTS AND EASEMENTS CONTAINED IN UNRECORDED RENTON LOT LINE ADJUSTMENT NO. LLA 94-075. Order No. 0292353 Fidelity National Title Page No. 4 Policy No. 27-031-92-166967 3. CITY OF RENTON ORDINANCE NO. 4612 ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE, AND THE TERMS AND CONDITIONS THEREOF: Recorded: June 21, 1996 Recording No. : 9606210966 4. Right to make necessary slopes for cuts or fills upon property herein described as granted by Deed recorded under: Recording No. : 6010967 5. DEED OF TRUST AND ADDITIONAL ADVANCES, IF ANY, AND THE TERMS AND CONDITIONS THEREOF: Grantor: Robert L. Odegard and Elizabeth A. Odegard, husband and wife Trustee: Evergreen Title Inc. Beneficiary: Cascade Bank Original Amount: $237,500 .00, plus interest Dated: June 27, 2001 Recorded: July 6, 2001 Recording No. : 20010706001284 END OF EXCEPTIONS _ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 01-04-2002 Land Use Actions RECEIPT Permit#: LUA02-003 Payment Made: 01/04/2002 03:06 PM Receipt Number: R0200051 Total Payment: 1,789.10 Payee: ELIZABETH & ROBERT ODEGARD Current Payment Made to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 5020 000.345.81.00.0017 Site Plan Approval 1,000.00 5022 000.345.81.00.0019 Variance Fees 250.00 5955 000.05.519.90.42.1 Postage 39.10 DEV CITY OF RENTON PLANNING Payments made for this receipt JAN 0 4 2002 Trans Method Description Amount Payment Check #1023 1,789.10 RECEIVED ,789.10EDEIVED Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Special Permit Fees .00 5022 000.345.81.00.0019 Variance Fees .00 5023 0 .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 604 .237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 _ _ - 044.. • I•"1).;4' ..112.s9t•.t.tt.t.i.••.•S:.TR""l,as-...2::-./4.4,to•.+7‘..2..1..•y•r7..t.t.so•• .."""- " -----.,:4-•..,-,.. 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Lvfriv4 v �� ENGINEERING REPORT Drainage Technical Information Report 40106 Odegard Renton Highlands Professional Plaza • May 24,2002 01* PREPARED FOR: Elizabeth Odegard P.O.Box 165 Medina,WA 98039 PREPARED BY: Coughlin Porter Lundeen 217 Pine Street,Suite 300 Alai C.A Seattle,Washington 98101 `S' 'O, Phone: (206)343-0460 4 ® las,frO 44 Contact: Nick Lenington,P.E. y z `� 26577 DEV CIS`( � �iTON �ti,�"�rs1��c�� � SIOI�,� `L�O� �^ �ar EXPIRES 01/23/2004 I � � �V I, COUGHLIN PORTER LUNDEEN SITE PLAN LEVEL DRAINAGE TECHNICAL INFORMATION REPORT FOR: Renton Highlands Professional Plaza Coughlin Porter Lundeen Project No.COI-0040-01 May 24,2001 TABLE OF CONTENTS Page SECTION I Overview 3 SECTION II Preliminary Conditions Summary 4 SECTION III Off Site Analysis 6 SECTION IV Site Hydrology 7 SECTION V Conveyance System Analysis and Design 9 SECTION VI Special Reports and Studies 10 SECTION VII Basin and Community Plan Areas 10 SECTION VIII Other Permits 10 SECTION IX Erosion/Sedimentation Control Design I SECTION X Bonds II SECTION XI Maintenance and Operations Manual I 1 Standard Maintenance XI-I COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 1 FIGURES Figure I -TIR Worksheet Figure 2-Vicinity Map Figure 3A-Topography Map Figure 3B-Proposed Site Grading Map ' '(I 1 x 17 Plan Sheet) Figure 3C- Proposed Site Drainage Map (I Ix17 Plan Sheet) Figure 4-Soils Map CALCULATIONS Detention Water Quality Conveyance 100 year flood analysis APPENDICES Appendix'A'—Sensitive Area Folio Maps Appendix'B'—Minor Flood Plain Analysis Figures- Basin Coverage's COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 2 PROJECT OXER/LIEU_ The following Preliminary Technical Information Report(TIR) provides the background technical information for the design analysis required to develop the TESC and drainage plan. The design for Renton Highlands Professional Plaza was based on the requirements set forth in the 1998 King County Surface Water Design Manual (KCSWDM)and all updates.(See Figure I —TIR Worksheet) The Odegard site is a 2.27 acre site located at 1620 Duvall Avenue Northeast in Renton,Washington. The site is bounded to the north by a daycare center, to the west by a private residence, and to the south by a commercial/retail building(see Figure 2-Site Vicinity Map). The proposed project will construct approximately 21,500 square feet of commercial space and 30,000 square feet of surface parking. The project will provide water quality treatment in accordance with the 1998 KCSWDM. Due to site constraints,a wet pond will be used to treat water from paved areas subject to vehicular use in lieu of biofiltration swales. In addition all conveyance will be designed per the 1998 KCSWDM. Existing Drainage and Site Conditions The entire project site lies within the Cedar River drainage basin (See Figure 3A—Topographic Map). Although the total project site is 2.27 acres,the amount of developable land is approximately 1.06 acres, consists of one 0.91-acre parcel and one 0.15-acre parcel. The entire 0.9 I-acre parcel will be developed with building and parking. Additionally,some of the wetland buffer will be used for construction of the building and facilities. The entire existing site is pervious surfaces consisting of compact earth,grass,and blackberry,with a few trees and will be classified as pasture. The entire site drains into an existing tributary creek that divides the site into two parcels. This creek also conveys runoff from the drainage basin upstream of the site. This drainage basin includes roadway runoff as well as site runoff. The City of Renton has adopted by ordinance the 1990 King County Surface Water Design Manual (1990 KC Manual)with some amendments (RMC 4-6-030.A). The City uses this manual for all surface water management. However,the City of Renton is in the process of adopting the more recent 1998 KCSWDM. It has also been indicated to us that we should be using the more recent design manual. The 1998 King County Manual defines,but is not limited to,detention controls and standards,required water quality treatment alternatives,designs,and maintenance,and temporary erosion and sediment control procedures. Proposed Site and Drainage System Surface runoff from new parking areas,roadways,walkways and the building roof will be collected by catch basins and conveyed through the site to a detention vault and wetpond before discharging into the onsite wetland which eventually discharges into the Cedar river and is conveyed to Lake Washington. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 3 II. PRELIMINARY CONDITIONS This section will address the requirements set forth by the Core and Special Requirements listed in Chapter I. Also listed are the requirements of the most recent Sensitive Areas Ordinance(SAO) pertaining to the project. Surface Water Management Design Manual Core Requirements: I. Discharge at the Natural Location (1.2.1)—Stormwater currently discharges into the existing onsite creek. In the proposed condition the discharge will be at the same location 2. Off-Site Analysis(1.2.2)-The off-site analysis sections of this report will elaborate on both the upstream and downstream off-site basins. 3. Runoff Control(1.2.3)- A. Peak Rate Runoff Control:As previously mentioned,detention will be required for this project. A level 2-flow control has been assumed for initial calculations. B. Biofiltration: This project will not provide a bioswale due to site constraints. Instead,a basic wet pond designed in accordance with 1998 KCSWDM criteria is proposed to address the water quality requirements for impervious areas subject to vehicular traffic. 4. Conveyance Facilities(1.2.4)-This project will be designed in accordance with City of Renton Surface Water Design Manual Criteria. The system will be designed to convey the 25 year—24 hour event with 0.5 feet of free board and the 100 year—24 hour event without overtopping roadways. 5. Erosion/Sedimentation Control Plan(1.2.5)-This project will install a series of temporary erosion and sediment control BMPs(Best Management Practices) related to specific conditions on the site. 6. Maintenance and Operation(1.2.6)—The proposed storm drainage system will be owned,operated,and maintained by the owner. 7. Bonds and Liability(1.2.7)—The owner and contractor will obtain all necessary permits prior to the beginning of construction. 8. Water Quality(1.2.8)—A Basic water quality pond is being provided to meet the water quality requirements Special Requirements I. Critical Drainage Areas(1.3.1)—There are no critical drainage areas located on-site. 2. Compliance with an Existing Master Drainage Plan(1.3.2)-There are no master drainage plans covering the project site. 3. Conditions Requiring a Master Drainage Plan (1.3.3)-The project does not require a master drainage plan. 4. Adopted Basin or Community Plans(1.3.4)—The project site is located in the Lower Cedar River Basin which will require the project to cross reference the 1996 Proposed Lower Cedar River Basin and Non-point Pollution Action Plan. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 4 5. Special Water Quality controls(1.3.5)—A water-quality wet-pond will be provided for water quality. 6. Coalescing Plate oil/water separators(1.3.6)-The proposed site does not anticipate over 100 vehicles per day per I000sf of office space and therefore will not require oil control beyond the standard water quality treatment. A wet-pond is being provided for water quality control. 7. Closed Depressions(1.3.7)—The project site does not discharge to a closed depression. 8. Use of lakes,wetlands or closed depressions for peak runoff control(1.3.8)—The site is providing level 2 detention modeled with a continuos storm model. 9. Floodplain Delineation(1.3.9)—This site is not within the I00yr flood plain,however it contains a stream.A minor flood plain analysis to identify any impact to the area including adjacent properties and onsite structures. In analyzing the impacts of a 100-year storm event over the entire upstream basin show that the high water elevation would be at approximately 394.87.The proposed building finished floor elevation is at elevation 401.0. This flooding will not impact the proposed building. During a flooding event the finished floor will be 6.13 feet above the flood stage. The proposed building will impact the flood storage volume. We proposed to add additional volume on the southeast corner of the site to mitigate this displaced volume. A portion of the existing landscape and soil will be regraded and re-vegetated to provide the additional storage volume. See appendix B for analysis and mitigation proposal. 10. Flood Protection Facilities(1.3.10)—There are no existing or proposed flood protection facilities for Class or 2 streams within the project.Additional storage volume will be provided on the southeast corner of the site to mitigate all storage volume displaced as part of the construction. I I. Geotechnical analysis and report(I.3.11)—the proposed project does not intend to construct a berm higher than 6 feet or on a slope steeper than 15%. Additionally there is a geotechincal engineer available if there should be any questions that arise. 12. Soils Analysis and report(1.3.12)—The proposed site has been mapped per SCS and also investigated by a professional geotechnical engineer. Please see the attached report. 13. Source Controls—The project consists of a commercial site,however it is not anticipated that water quality source controls will be required 14. Shared Facility Drainage Plans—The project site has a local stream running through the site that conveys runoff from basins upstream. It is anticipated that this will not change in the future. Sensitive Areas Ordinance Requirements: The project is not within or adjacent to any sensitive areas. Refer to the King County Sensitive Areas Folio Maps in Appendix A. III. OFF-SITE ANALYSIS Task I The Drainage Sub-Basin Map(See Figures 3B, 3D,and 3E)depicts the sub-basins used in the analysis. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 5 Task 2 - Resource Review a) Basin Reconnaissance Summary Reports: See downstream analysis b) Critical Drainage Area Maps: Project site is not within a CDA. c) Floodplain/floodway(FEMA) Maps: Project site is not within Floodplain d) Sensitive Areas Folio: Project site is not with or adjacent to any Sensitive Areas. e) Drainage Investigation: No major drainage complaints over the last 5 years. f) U.S. Department of Agriculture: For Soils Map see Figure 4. g) Wetland Inventory Maps: Project site does contain wetlands. Task 3 - Field Investigation Several site visits have been made to the site to gather additional information including level I Downstream Analysis and off-site conveyance system inspection. Task 4 - Drainage System Description and Problem Screening Upstream Various areas contribute to the wetland stream upstream of the site. There is a grass-lined ditch that flows from the north along the east side of Duvall Avenue NE. This ditch is feed from a culvert that crosses Duvall Avenue NE form the west and receives runoff from a property located to the North and South of NE 6th Street(developments called the"Orchards"). The aforementioned grass lined swale discharges into an I8-inch culvert that connects with a 24-inch culvert discharging into the Odegard site via a 36-inch pipe. The 24-inch pipe collects runoff from the north of NE 6th and east of Duvall Avenue NE(See Figure 3D—Existing Drainage Basins). The entire contributing upstream basin consists of approximately 158 acres. A thorough upstream analysis has been done(See the minor flood plane analysis Appendix B). Downstream Investigation: This portion of the analysis is included to address Core Requirement#2. From the Odegard site,the wetland stream flows to the west through the backside of two residential (4526, and 4502 NE 4th Street)and one retail properties. The stream-bed consists primarily of a slightly sloping grass lined swale and two 24"CMP culverts under private gravel driveways.Once the stormwater traverses these properties it enters another 24"CMP culvert that discharges into a Storm system in Bremerton Avenue NE. Within Bremerton Avenue the pipe increases to a 30"concrete pipe. From Bremerton Avenue Northto the east,the storm system then enters a private property with an Apartment(Winsor Apartments 433 Bremerton Avenue North East) complex occupying the site. The apartment site discharges it's runoff into the system at this point.The storm drainage facility continues west into a retail site development. The storm drainage facility continues to the west connecting with the discharge pipe of the retail site's detention pond. Downstream of this connection the storm drainage facility discharges into another 36-inch pipe and water is conveyed underneath NE 46 and discharges into a small creek (Maplewood Creek)that continues south to the Cedar River which eventually discharges into Lake Washington. Potential Risks: COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 6 The adjacent properties to the west have low-lying areas but there are not inhabitable structures that are at risk to any sort of flooding. If the existing 24"outlet structure were to plug these properties would have some standing water. Beyond a small amount of ground water the only other potential damage would be to a small storage shed that currently is located approximately 5 feet from the shore of existing creek. Adjacent properties to the south have,had ponding problems in the past. Our development has analyzed the entire flood plain and as part of the development we will be providing additional flood storage volume. Beyond the properties immediately to the west there is no potential for flooding. Storm drainage is conveyed underground about 10 feet down. Task 5 - Mitigation A new conveyance system in conjunction with a detention pond will be installed providing controlled runoff leaving the site. During the site investigation there was no evidence of overtopping or other capacity problems. In addition,this site does not anticipate that any existing drainage problems will be increased due to the insignificant flow increase from this project. SITE HYDROLOGY This section describes the conditions that contribute to the runoff values for the site. Part A- Existing Site Hydrology Pasture land that is covered in blackberries and compact soil,with a few stray deciduous trees. Part B - Developed Site Hydrology The developed conditions will increase the total amount of impervious area on the site. The surface runoff will flow into catch basins and be retained on site in a detention vault which will then be conveyed to the a water quality pond and discharged at a predeveloped rate at the existing discharge point Parts C and D - Hydraulic Analysis and Detention System Standard Requirements (based on KCSWDM and SAO)• I. Flow rates must release flow at or below existing 2 and 10-year peak rates,the volume to reduce flow to these rates will be increased by 30%. The system will then be evaluated for the 100-year storm event to identify if there will be adverse impacts downstream,or if additional mitigation may be required(I.2.3-2&3). Existing conditions are those that were present in May 1979 (1.2.3- I). The detention was based on the 1998 manual for a level 2 analysis. This is considerable more stringent design and will conform to both standards. 2. Detention Ponds are to be open unless there are no practical alternatives and it may be combined with wetponds(1.2.3-3). Because of site constraints the detention will be provided with a underground vault 3. Retention facilities must be evaluated for the seven day 100-year event and downstream overflow path evaluated (I.2.3-4)(1.3.7-I). The detention has been sized for level 2 retention and the downstream analysis has addressed and downstream concerns. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 7 4. Wetlands shall not be used for detention unless there is no alternative,it is a type 3 wetland with its only major function is storage,and the facility his regional in nature. [54(9I.C)] No wetlands will be used for storage. S. Flow control is not required if there is less than 5,000 sf of new impervious surface,flow increase is less than 0.5 cfs for the 100 year storm event,or discharges to the Cedar,Green,Duwamish, Sammamish,Skykomish,$noqualmie,White or Stuck rivers;Lake Sammamish or Washington,or Puget Sound(1.2.3-5). Flow Control is also not required if discharging to a lake,wetland,or closed depression if the increase of floodplain is less than 0.1 feet and permission is secured from the affected property owners,water quality treatment is provided before discharge,and there is an outlet that may need to be modified to retain existing 2, 10 and 100 year flow rates (1.3.8-I). Flow control is being provided. 6. Bypasses may be permitted if discharge is to same sub basin and flow rate is compensated for at the detention facility(1.2.3-6). N/A 7. Off-site flow greater than 50 percent of the 100-year on-site flow must be carried in a separate system around the detention system(1.2.3-6). All upstream runoff is bypassed through the site in the existing creek bed. Part E -Water Quality The project will provide water quality treatment in accordance with the King County Stormwater Management Design Manual for the Puget Sound Basin. Due to site constraints,a wet pond will be used to treat water from paved areas subject to vehicular use.See section IV of this report. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 8 Y. CONVEYANC SYSTEM ANALYSIS AND DESIGN _ This section discusses the criterion that was used to analyze and design the proposed storm conveyance system. Existing Drainage Subbasins: The project site is located within Maplewood tributary of the Lower Cedar River major drainage basin. Standard Requirements: I. Facilities must convey the 100-year flow without overtopping the crown of the roadway,flooding buildings, and if sheet flow occurs it must pass through a drainage easement. The on-site system will contain the 100- year storm event 2. New pipe systems and culverts must convey the 25-year flow with at least 0.5 feet of freeboard.(1.2.4-I) The on-site system will convey the 25-year flow with 0.5 feet of freeboard. 3. Bridges must convey the 100-year flow and provide a minimum of two feet,varying up to six feet,of clearance based on 25%of the mean channel width. (1.2.4-2)(4.3.5-6). A box culvert is proposed for the entrance of the site. The existing stream is conveyed through a 36"culvert upstream from the box culvert The box culvert is significantly larger than the culvert and will not affect the flow of the stream. 4. Drainage ditches must convey the 25-year flow with 0.5 feet of freeboard and the 100-year flow without overtopping.(1.2.4-2) There are no new drainage ditches associated with the construction of this project 5. Floodplain Crossings must not increase the base flood elevation by more than 0.01 feet[41(83.C)]and shall not reduce the flood storage volume [37(82.A)]. Piers shall not be not be constructed in the FEMA floodway. [4 I(83.F.I)] There are no Floodplain crossings associated with the construction of this project 6. Stream Crossings shall require a bridge for class I streams that does not disturb the stream or banks. For type 2 and 3 streams,open bottom culverts or other method may be used that will not harm the stream or inhibit fish passage. [60(95.B)] There is one type 2 stream on this site. We are proposing to use design methods to avoid changing the current stream in any way. 7. Discharge at natural location is required and produce no significant impacts to the downstream property (I.2.I-I) The project will follow natural drainage paths therefore the discharge will be at a natural location. Detailed information and calculations area contained in Appendix A Special Requirements (based on P-suffix, basin or community plans, and critical designations): There are no special conveyance requirements for the site. On-site Conveyance (See Figure 3E — Proposed Drainage Basins) The on-site conveyance system will consist of,type I and 11 catch basins,and 8 to 12-inch conveyance lines. The capacity of the conveyance lines was evaluated using the Rational Method. Calculations showing the sizing of the on site conveyance system will be provided during building permit submittal. The peak flows for the associated hydraulic design will been determined by using the KCRTS Method.The proposed drainage system will be designed to convey the 25-yr/24-hr design storm event for piped conveyance. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 9 SPECIAL REPORTS AND UDIES See Geotechnical Analysis submitted separately as part of this level I site plan submittal. See Sensitive areas Study submitted separately as part of this level I site plan submittal. VII. BASIN AND COMMUNITY PLAN AREAS Basin Plan (1.3.4-1) The project site is located in the Maplewood creek basin and is a tributary of the Lower Cedar River Basin. Critical Drainage Areas (1.3.1-I) This project is located in the Maplewood creek basin and is a tributary of the Lower Cedar River Basin. VIII, OTHER PERMITS No other permits are required for this project that are related to or impact drainage design. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 10 IX. EROSION AND SEDIMENTATION CONTROL DESIGN This section lists the requirements that will be used when designing the TESC plan for this site. Standard Requirements Erosion/Sedimentation Plan shall it do the following: I. Facilities required include;stabilized construction entrance,sedimentation pond,interceptor swales,filter fabric fencing. (1.2.5-I) The project will provide a wheel wash,filter fabric fencing and catch basin protection 2. Timing- For the period between November I through March I disturbed areas greater than 5,000 square feet left undisturbed for more than 12 hours must be covered with mulch,sodding,or plastic covering. A construction-phasing plan shall be provided to ensure that erosion control measures are installed prior to clearing and grading. (1.2.5-I) Notes addressing each of these items have been placed on the civil engineering plans. 3. Planning- Plan shall limit tributary drainage to an area to be cleared and graded. Delineate dimension, stake and flag clearing limits(1.2.5-I) Notes addressing this item will be provided on the civil engineering plans. 4. Revegetation- Revegetate areas to be cleared as soon as practicable after grading. (1.2.5-I) Notes addressing this item will be provided on the civil engineering plans. Speci lRequirements(based on P-suffix,basin or community plans,and critical designations): There are no special erosion and sedimentation control requirements for the site. To avoid erosion and sediment-laden runoff from leaving the site,a silt fence and wheel wash's will also be used to minimize silt-laden water from leaving the site. There are no additional calculations required for these features. X. BONDS A Bond Quantity Worksheet will be provided as part of the building permit submittal. MAINTENANCE AND OPERATIONS MANUAL Standard Maintenance The owner per the standards set forth in the Surface Water Design Manual will maintain facilities according to the attached Maintenance and Operations guidelines attached to a TIR submitted during the building permit review process. COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 11 FIGURE I -TIR Worksheet COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 13 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND PROJECT I ENGINEER DESCRIPTION Project Owner: Project Name: Elizabeth Odegard Renton Hi.hlands Professional Plaza Address: Location P.O. Box 165 WA 98039 Phone: Township: 23 N (425)452-9186 Range: 5 E Project Engineer: Section: 10 Nick Lenington, P.E. Company: CoughlinPorterLundeen In.c Address/Phone: (206) 343-0460 _ Part 3 ;FEOF PERMIT Part 4 OTHER REVIEWS AND PERMITS APPLICATION ❑ Subdivison ❑ DFW HPA ❑ Shoreline Management ❑ Short Subdivision ❑ COE 404 ❑ Rockery ❑ Grading ❑ DOE Dam Safety ❑ Structural Vaults ® Commercial ❑ FEMA Floodplain ❑ Other ❑ Other ❑ COE Wetlands Part SI E COMMUNITY AND DRAINAGE BASIN Community: Ma lewood Creek and The Cedar River Drainage Basin: East Lake Washin ton Part 6 SI rE CHARACTERISTICS ❑ River ❑ Floodplain • Stream Tributary of Maplewood Creek ® Wetlands Small Creek Through the site ❑ Critical Stream Reach ❑ Seeps/Springs ❑ Depressions/Swales ❑ High Groundwater Table ® Lake Lake Washington ❑ Groundwater Recharge ❑ Steep Slopes ❑ Other Part 7 SOILS Soil Type Slopes Erosion Potential Erosive Velcoties SCS AgC 0%-5% Slight to Moderate Slow to Medium ❑ Additional Sheets Attached 4 , Part 8 DE✓ELOPMENT LIMITATIONS `"t'.. REFERENCE LIMITATION/SITE CONSTRAINT Ch.4—Downstream Analysis ❑ Additional Sheets Attached Part 9 EEC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ® Sedimentation Facilities Z Stabilize Exposed Surface ® Stabilized Construction Entrance ® Remove and Restore Temporary ESC Facilities Perimeter Runoff Control ® Clean and Remove All Silt and Debris ® Clearing and Graing Restrictions ® Ensure Operation of Permanent Facilities ® Cover Practices ❑ Flag Limits of SAO and open space ® Construction Sequence preservation areas 0 Other 111 Other ,Parf-10 SURFACE WATER SYSTEM ❑ Grass Lined ❑ Tank ❑ Infiltration Method of Analysis Channel ® Vault ❑ Depression KCRTS Level 2 ❑ Pipe System ❑ Energy Dissapator ❑ Flow Dispersal Compensation/Mitigati ❑ Open Channel on of Eliminated Site ❑ Wetland LI Waiver Storage ❑ Dry Pond ❑ Stream ❑ Regional 142 cv ® Wet Pond Detention Brief Description of System Operation Detention Vault with basic waterquality pond Facility Related Site Limitations Reference Facility Limitation Part 11 S-RUCTURAL ANALYSIS Part 12 EASEMENTS/TRACTS ® Cast in Place Vault ❑ Drainage Easement ® Retaining Wall ❑ Access Easement ❑ Rockery>4' High ❑ Native Growth Protection Easement ❑ Structural on Steep Slope ❑ Tract ❑ Other ❑ Other Part 13 S GNATURE OF PROFESSIONAL ENGINEER I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. im 2j .2 7/ Signed/Date FIGURE 2 -Vicinity Map COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 14 COUGHLINPORTERLUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION — .r t'n'A: NC i xI _ I{I Kt 4 ' P� ✓K i 2 tx :,, 3: 1[l1N '/xC ,�,Mt �,`:: c? ,b1 y Y'NC t,1 s., I tlEzi6TH �'> 5T 12iTHSTMI"D --4\s!'V . S1 j 1C" 2 K'T" 1'eSTHa § r SMcr >�J �=^d .. "` yc^\ ,I; fi� GC �i � 1 SE < ItiTr1 • d rL hr'' ENE t=— `Sl/ Go z 4 1A Av NE a i�'IT,i 4 E STH sr [g sl"n �'a 1 : I o S! "0..` NE w '� E ,.\1,i l W SI �'a •P.-6 4- ti 126TN z - C F[ M`' -, ... \.P 'Y4 RC STA: I- F, SM Si _� z u,,:,n ,i a 'IF -t �t„si`•. 1 ST,-_. - �.- CI C�s- '1 ,T/ a y/ zz J ,e' T V�NINDSOR Q `j/rr ) .. ,4'i <' RENT Y w a. <' o - "'i a el NE ..-[,-'r.:, 1 ECA'32-5.J Nr.J 1. 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W✓ W • Of ROC ON W71TIN THE WCINDY OF -' • �; 7` PROPOSED OFFICE >'� 11L iIL / ,. STAA�Ipp��•�S5 3 I THE wEIUNDS TO BE • / t$/I�,, „N,,,.�....... CONE BY HAND EXTRA u ROCKER'(NAIL `' • ,l.4 ��.'. L le- �002,...— $ BLDG FF' ± _ // WETLAND / .T-"— ` � 1 _ 4�Ty _ I I 23 IN�1RE SHALLCARE MA1 IM BE PACT TO o SHED (B p) •I6(}{Sf n ;, vj I�\\���, Y,•Y —k F...:.•. . ,-.-... / - BUFFER (rep: "P�l /+ y, • �� I�3 F TO THE WETLANDS �,. Imo,(~ 3 .. . ` \I'"' /; t / (/ $. S+ /_ i_ Im ✓' - YOUNG SOIL ON TOP ,• 1 \\ k9 I _.. / +9 1301.64f ..SO' / I t+' 'S�yam/ • •. E AAtN.T � \ Z a • # g s Ivy IX, f�� +��L • Iki . I 1F••1 W li OF CONCRETE VALA.T \ '. } i� �! D / C RETOOK r,, TO PROVIDE 2 MIN • 34/.493 3 0 I suAOAIDs v,T a '' `H_ -.... . ,,•Ile\� ,/" 7////./M„aa J •'k - //�/ 14I--fl • 11� ,;�.,v.._... +. / y'- 411 I.L e HE 4i *5 / $4' / // / EX/STING ;n / �•, 11L • Tp 1 IAFE FINE TRUCK • F ® ( f// / BOUNDARYalum ,� -�i4/J�/ +'1 A14c�0 • _ I TURNAROUND — a .. •,__;' 144, •) r - R - .3` I Q !I •�• �� j ////4 r �L� v a�Wy • I a I // _ i Kama 'PROPOSED / a' / • e^ -Al •i.N\• s... � I -- / ` 1' BOVHD,R,( / %' ice+ '�7T /t�.►,T/c' {! .W I $�, -..I '�� _ _ rx b30 • li + / (SEE ARCH L) ,��� T�I,. To :..0 • ',FAH `V DRCWAY Bw A 1 :kffF \\\\ •I, q ,_ a I ' W TOP 39962 tII\ \ ri ^ I � 14, 11 I y / „' J /j / �w� 1411 tT�!-/ IIE..! .. I �t , ,ppt / "E�I AIL SIL JIL 111 /' NEW 0( lE '� p._ \ __TC w3a / / MatTL IX l W 90EWN, PER I Ex%6'DI -- , ♦ - >x `_e' /' / .. +'tw_ jai `' l • COF„RENT. ON. I a '1 INSTALL VEHICLE:..,,7. UMW, •.NG LOT • •P J > _W_+ Z. j, q TM:aeO W •.._...,.... . `4 AI AND HAND RAIL •la`\\�1, �, -- + �L yi = �(�x' �, IN SSTs 1 J I g I \ y��� .. `� ° tv/, -UV,- .;iW aW11 P tDVOleNOOvT.DISTLFB :WKCRETE 2 W 1 .� wQ3, - •i P �p G•V.11wa TTLAL') • I 1� kk, 9'HKN .� � �' - t ^ - �-W- -W- .a>nW '�;V_.4T�yy77 "-W .,... .EXISTING • 1 I \1 ,_ RETAINING WALL �� ri r00-' nI 0,- ;13'r , ?4'- .I, I ROCKER,WALL 1. n na • "--g� ' �'r'r al Rae ' .�'` �/ ,1-� -+1 .a4c- ` ''. �; , WEMND • , TO I ENTS 1fifO E �. �?•P // ^�.• BOIMOARi • In- >.... $-, `, -WATER ./.. �, 8.g r:� vY �i n^/�'r" S. \ .I ' �p� PROPOSED 7se.IlW J SSMH e A g �(�ALTTY A _ a , _ /A*`ik i. ../2- :#J,_--COL P P PROPOSED a • $, I , TOP 400.27 SSMH s I• 1111k,„:.,, ,_ _ __,,*.,/ter W • ./,e_'�f�.'r.,.._ W—./ y W i ) e f IE 386.87 • I "` '_;C„yV_:. �� --� .,u- .,S j SEE MtCF1L I Q ry o TOP 399.04 ,� / 4. -a 4/� �wg /a1114 auut/ '9!`/t ,5-'l al_ •/ i'-.., n a ^ if IE 38g89 • 4 adc. LSf�1808 8 ON R .; Y�/' �jt/.,/, .,1L�'�'_y✓-� �` 'o_ q .I, ;'f` / t .:1 I ,' FH PJ' •. �' ® ,!®■ ®� ,.y�M ,,, -�i _ --..al _j,•'- REMADE AREA FOR .... �'°° �(w .:Q W ... t I may♦f / 3 3 G CB e I. g GUMMI TO J® ! /.�,,y'�._ l_�- , FE000 PLAN MITIGATION • 1 t I s TOP 398.75 DfISTTNG wEDiwD ����., j..' +� _- ,r .A- , _tom.. y FEPLINT MTH NATNE I• -- o _ + /Tp y -1,' } ___.nn - 4.. �1L —'•' WERAND PL I1P Gs -.- I i s SDMHCB o es i y1T '�a" st 2 Sum.•.j /� -i 41 alUu o 11 / . . cr$ // • •0 r I I TOP 398.64 co 4. TOP OF DEA + N 398.3 • 1 l'i' SHED .) _W- _r_ o^w_/ ,k4'' ./ '� , / I I Y -r �I 11L ILy� y • / _ IP �^ / iC S 3IL + .y/ / g , n I I n EMERGENCY 'n+ •w'b,'e`wi�X � /' 70,- (+'� _ d', / )- 1 I 3 i, 1 I I, 0 SPILLWAY OUOFALL 1' + —•'-W / / v TO WETLAND i- ---J90 AIL/ / eo'npitElFR'f '�`. fi ! `_J / 'I ... o.._..: -I }�f ;I +I 'J'� +-. 11 / �,g�thh I 3 • !m t4 • 4 \ F ND R&C IE 10•PVC 3- • & {+}� / j+_� ice' p 10�' ` q`� n" I .✓ vvvJJJ dCe ,OFFSET - s .n t__ L ') „, .P,: / / $ I • j I A4, Rom' , ,/,`" SHED 0 ^"" '8••1w"`RROCKERY .i $'_,� •^/ S88'03'59'E PROPOSED WETLAND +'�1 I' 27320• BUFFER(SEE ARCFfL) NCH l!E 8ff LEFT it xi 1► (14 NO ON .~ '.TOP 395.59 + EDGE OF ASPHALT ` •A* 9rr RA , - --- -- TOP 39413 �� s'vsea f �C.py, KEYMAP REI�ITON HIGHLANDS SHEET '° ''P it Elizabeth Odegard, Medina,Washington 98039 NE 4'TH STREET /SE 128TH ST/ COUGHLINPORTERLUNDEEN � TAN �1 WO� A CONAILTING STRUCTURAL AND CM INGIaffM NG CORPORATION i GRADING 1 300 6FATTI 17 PINE WA 9�a10 � F.206/343P. -55691 / L 0 wcca 6I/23/70DI FIGURE 3C - Proposed Site Drainage Map COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 17 i� yy SE 1/4 SW1/4 SECTION 10, TOWNSHIP 23, NORTH RANGE 5, EAST�- ,,,,,��� W.M. 11 I N I I Is I "_.,--��.a y3=.+._ tax ma F� o'__.._.. IE 30'CIF J94.31� I Wi1N -a¢S H01'11Iza OW _ sesoe'tt1 I o - - - it - _ F 7[.R.-i-.FI 4t a >. - -_ _, .T10E OF ASPHALT yLEGEND • • r { -.r ' 4. uAx A = I ...: 11, •$ +' iL // 4 CURBING 4q -- I ROC S: +aa CBIp(1: ICAS LINE 0-� -0- o 10 20 40 I • PoY399 ao I 50'50 GA5 v as ® SCALE 1 20/i KVE/YE1TRaN ,a •7 + * o I • a' _. ::.. s?•°.,h - �- c(. II t TI�IpL 01tlW I ASPFMLT PAVING V)o ? +... - 4 ; 20 70 DOX CULVERT Bf PIPE I 14 O �� , .., w I I ° .°` r--•._ _ .._... .... PI i- -. _.- - RFC OR APPIKWED EQUAL TO il CONCRETE PAVING �..-.: i i g F'OG(ERt'S 3.6Y SU - + I � "_ _� / t /--•,. `;�,� I N11f0011NGi AIU faGVATKIN STORM DRNNAGE UNE-m- - C a , . \ i UDR FROM _ 8 \4 I , �. PROPOSED / fF. •. <,y� I TO BE DONE aUf50E OF SANITARY SEWER LlE-tt- SS before y o u ,� PROPERTY WE '•° Sv E...: '�� \{�CQNCRETEI I 1I WAG q 9)PEE ' 8'' WETLANDS.HAND EXCAVATION D AT NORTHERN POINT -_ , . v 4,, AY _ } .�i � q- -_ El It�■ 3 i0 BE USED AS NEEDED TO '? T ry I •:. - I FA ' �Ek� ���Tib77 �.� F 1 �OW pcs I `3 WNTPAY SEWER YH/COIN o • •y' 0 _ �.Y 1, I = 105 ., �� i>> � I� A MINIMIZE THE WPACf TO THE an V m ry RIY=401.2 Q. z' I /' --•,, - WEiI,WDS. L,.f N. £ _ /� ■ 1-800-424-5555 T +' E=396.1 - 'y 38 Ld 8 0.7' _ I6 ,..•- .- ,.._ STORM CB H , uNOEr+wa,Hu srrxHCE'sn ----I-F 43 1F 8 .��,' y�di plini rat wits G ii�Y� / !! v' / / I . 'i, _ I %. +I BUILDINGS i/ � V -77� '_ in #p • f-.a p S:-0.SS �p��� Willillm ''� J 1' 8 / / 1 I TREE W/PROTECTION 1Fil$ ; •I • g • /,'RI4396.250 in. I I j I r I !h'''o"4'A.> I'F.O.W WETLAND AREA �.+ •, /--' L � /E'--J96.25 'Y �: ! '3~ / ni\ _ _ ■'f CONSTRUCTION UNITS y la 1 I J R+ I � .�R . • `� / R,Y--,00-.60- ,�^' RIY=,0020 / -/ - �I�7,p r IpF RETAINING WAl1 \� ' y / '� _:Ee396.63 + E=39682 / 7 / } \ . T I - TO BE CONSTRUCTED FOR WATER UNE --w- - W w -, . I� ' E=395.95 / / ,°b % J 3wlE I ° I FRONTAGE INF'ROYENENIS + �' ./ J 0 / ,�°'n 1. .. tt WITH HANDRNL PER CODE / ° a4 I j • I&\1 gh .Y^ _- ._ BUFFER(SEE PRai'L) .b / 11L AIL �k I,$I 8 _u.......�' IA • �- cure an Ni unun TRENCHING \ I��`vi\ _ j R,Lh,00.30 .N.jo / / / .•�:' _LL_ /r • �9/ OF REN4DN I WITHIN THE WCINITY OF / E=391.80 p , / 4= t �� sU_� , STAN•d1 ; I THE WETLANDS TO BE v+ \ -- /. gar / iff / DONE BY HNC.'JORA ---- - % + � .},1E4o- 4�'a. .''_\ • e ._ W '.moo I CARE SHALL BE TAKEN TO j m c ROCKER! NI 01;KI \ / ' 'r^ / /// , .I /+ 3 ■ 'T I - I - INSURE WNW IMPACT.11 o SHED /- O O Y ( .. ml �` "` % % /// i // •AREA(nP) / j� J. . i' To THE wEnl4as....,. rE1-�-1 u '4-to 11 W.1._ s� /_ p i ce`/ �,•/ +'a ��,/ { .}91'/ / " +• •°° � / • I¢ Z n `� 0E ®./ _ .: FEW A"''YLT Es 44 • I�` ��yy� t .�. . • ,.{ PAYING PER v�••1 , :41 • !�\ - i_ __�110�/ / / /��w i e✓ ,°4''``�1�/\ W - I a SIY ON IN (6 4. co + • , e ' ' 7 / El ISfNG ° / ;./ Y • HL ® j. 4' / . ` I IAM N 3 I `c 11I0Y4ox r ! \ 1 /_F I ' i BOUNDEN -:}VIE ^• ■ I ° J • \ / / PROPOSED /,,./ ,1,b' f i. / I_. ■ oEra4laNVAULr • 1 i IIyI% , -II ; + ' + ' , `\} - �,5W-- 4 i I- IN9DE DIY(157'i20'{6') a / {\\�i�\�\S I e / / (SEE ARCM.) / Ai,/ /! f • AYH Ty�, 6IN FREE BOND AND DETENDON ;1 16kWe\ \ :il' Rn Lpp y� 4. ^g�u� i�j`a t TOP J9962 I ) DRfvEWAYI Y■ �I3 8'SEDIMENT STORAGE) > _a J -1 �.. / +" `. -.1111,E 1Id�- t / I,;a(�) • I E 385.4 r \ / E LIVE S70PAOE39100 / Q\���7�: -- I /RN=4a/Q7D // .q // _•`+bZ�S'p�, / f^•' f :-, ,( '1• .� E=39730 I -� 35 if 6'CPEP .I. 1 //, / // 'W _Ill- - -r_ tea_ _+_ �L I.� \ s I .1 /o' _ ►• \ \' •:.,�� / al1Vc- �W- �m �N \` 1 • I 9DEWAL F'FR s �-' E%6'O NEW N •S=O.Sz- --- Il: _I ' SiC OF RENTON •. u, .1 I`�,�\ ' / / a 47 1: "" .J.. • '�' I STANOAiOS ._. _( I 11- FIDW CONI1tOL !Mt \�a 17l1 to i / _W+ +LL_ #1� ( -• �V 8 Y g 1 SIRUCA E �. \ + / ..u� yr_&`;� /f 47/ r • g 2 RM=40 10 ��♦ + 10 if 12'. I'.; D n i < I \` 401E 12 CCF}i \ A,^ 1(Toottarcienfa* / } y yy E=39300 \� 1� (_F 0 S 28 ox /,�� •+F' -lurk- aWI.A? , - E 1 11£1LMD 1 ■ a�E'NW( 9 9'FI(}i • -p 1 -n • lLL- '�- ,n"' g 1 _ ......,:. 1 ■ ,�. I I �3 RfTANNO WALL ._ -. -. 1 �'- - �1'-•.' ! I'� I RDCIQF ma • ~ �PpY''� fir' �.uvL a _ ... I ...,� � �°� �� ^ a4nu4 �/a I DriThc LTD 1 • � i TO BE;ONSIRUCIFD ,I,a7E Q �-' / y, .,. / d : BOUNOURT T ■ I I FRONTAGE I •.,d„>- ��/ 8� IE=390A0 * ,n'U_ ..- -'4+�1` r -lye.'p - I t • 3 Y ' ( V g 5PMCFWA1Hi. 1 IE=6°G3 ®- .,�#?' , �. i !\ �y�/ PROPOSED ■ ( $SYH Quirt P00 1.1 - /a" r! i E ,�9A / �' / Marc+, ---.iuLiE 4`T T �,f NUM _ . /^ ■ g TOP 400.27 _ � �` i cf a /, / iq� ' ,_ y_ BOUFIONi '�qt J'' IE 386.87 °^/CB SSYHq � �D i }y� WE. (SEE aaa,) • I 4" TOP 399.04 43 y a t ^ f / � >✓ ,p'`�axE/c \all4c 1 i1tGc auui 3 r,, / / } I IE 385.89a FDROD$CAP .' .� / / 4/ X e + /, % • T x a ��• l51 16698 ON R '� - ''A/ ;1` / � t JIL i /' / ■ :? i bb,, IE=391.87 ♦ ®�ilt '�.�' '1� f. ,i, $ "v (. -X• , 1 I '�Q} I FH -P° I a ouIFNL To_ ' `-4�®J a " ,/. ,;- '� j.- 4j4v '4/1"- ---- ./ \''�'•. / ■ ± ' �' u k' 3 �+ + , To EXISDNOWER9WD : � .-�h./�S'.., +ram/ /y�,/ "Y_-_.._.i i �- Y / v • l't I 8 I TOP 398.75 y� +�\ I } • AIL 31� _ /,., au_ . 'J!L _w_ - _� • // ■ 1• ,� I I + \ j °, .. WON nj"( _ TOPg DEAD \ J \ / 3 14 LS SDYHCB V ENERGY SIPATER �•91 STOFNDEk-392 -�1�+3/% JIB IPp_� / / ■ai I I I TOP 398.64 a t \\i '',.' -1-:„. .,,-, / ' I - " A i • FYEROENOY } = i' ' • .3`A• z.[r} L`,✓J • l�' e.1.o / • f 9° I I I i. DI TO BERM ILL +. 3AT 1IL-.IC WepUNOF•Ett •Com • ; _._ - + / ., - c I b ry 3 1 I 4.p 1 \ END R,YC \t0'PVC392.96 " & _ T�1 / / i• 3 ° o 6�b�e• OFFSET ° / Y �,f / S\I ,�,T I " _' ae. .�"/ 91 , .r �/ I ,z SHED •A;T= -ls pv�ROCKERY •? i S88'03'S9'E ' PROPOSED WE71JJ10 + I 1 .�, WTCH LIE-SEE LEFT \ }# '� + +/ 273.29• y d BUFFER(SEE 4/104) �'. I + f NOT FOR CONSTRUCTION 11,,,-' V 395 S9 + EDGE OF ASPHALT --- SET R. _ .I, I KEYMAP RENTON HIGHLANDS - ' lOP 39d 13 �R9p sivsel ! `�li C!'n SHEET a ld1444 il Elizabeth Odegard, Medina, Washington 98039 !✓E 4TH STREET /,SE 128TH ST/ COUGHLINPORTERLUNDEEN ��ys� �7�� ��•(�� A CONSULTINGSTRUCNAAL AND MIT ENGINEERING CORPORATION •4,{Rp�,y�y DRAINAGE CONTROL PLAN 0J . 217 PINE STREET-SUITE 303 P-20413434440 ••6F,•'('! SEATTI�WA01101 F.206/43-5491 A6 DAM 01/110 0 0 4 FIGURE 4 - Soils Map COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 18 COUGHLINPORTERLUNDEEN A CONSULTING S I RUCTURAL AND CIVIL ENGINEERING CORPORATION • /mil--•— J• J{; :r%"- zeS': I ' x. • r• l� • .'t; ••� L . • F, 7:11 . hi )ci._ • •so . • • ;413" g 1 Br• •915 1:1: »f •, 11 :.rH • '' . •• • m.I •I• ' "' I H. 1Traflcr al. ri.Ev6 1, .o;.: : . -k ark. '. . : � ti � .BN 'II I. :iB11.s:416 :):::. ts• i-1 P B •':I , • • . 3 " . 424 . Loh• i ..• •; . I *- „'�406 • °I' • • •.I .. • 'gyp i \\N • I' , _ AgC ,: � • 14 ---- M<Y4 a e I G' 1` , ,,A-,-1 j x • ('.per • "N �• I .• AkF • •�°�{ . BM j / I" , .. mil�../n • 'f:r 4.cj s` alr Pod 1 .....-. %ma ~ •„ �: • 4 f Coop I .\ a EvB'•'�• 1 ,• .• y �> 6p AkF I J 1 ,i1 :Ni 1 • Figure 4 SCS Soils Map -King County Area Sheet 11 217 Pine Street • Suite 300 • Seattle, WA • Phone (206) 343-0460 • Fax (206) 343-5691 Calculations Detention Water Quality Conveyance 100 year Flood Analysis COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 19 I �II lad -_ I � • N �ryyy E 30'CRP 37� - - t mrGn!n • • MATCH 1 1110} �� • • •• • II + MTN THY'L rROPOSLG II 4' WI 'J., to +� Lk + .o • /' II dI I; I CURBING -- 5' -_-_ ROC.r -y' • ,."./... j I GAS ITNE - -• -O- 0 ` i0 20 eri + (0• +.. • / Po4-399.00 I II Ike\ f • • • 50 I 50' I CAS VALVE/METER �! a o cn --- pa +a' KLT PANNG 7 t /r .. ._. . _ OR s + t jjiiilii zo'23o'Rox cVERrarPEI0�-S -'-- .._.._ _ ,. -__ / 1_. _ / , I T BE INSTRIEO MIN_y _ STORM DRAINAGE UNE-:- ligc CLEAR FECAL tQ I Y•Y 1- /.• .: 9 I ALL FOOIWCS AND IXCAVADON Call �� �pti NDRETEI : ii �i �� r-- _ �� � d _ suerARrseAtT+uNE0 BE ONE OUTSUE OF v before you y PROPERTY 111E / ` I ptlUNOi WO IXGVA.TION AT NORTHERN POINT ---- - i.� p ry 3 C815 t /' ��II ti , r' I i0 BE USED AS NEEDED TO 8 y• rho .4' I - ?t` �.+�ii�,]® �,:� or SMaTARY SEMflt YH/CO - t;: V m - RN=401.2 - " ( '�'-+>i�._ _ NININQE THE WPACT TO THE +�---- E=396 lie = CURDS. i•1•i !, ".--.._ ..► 7'y.J`CT' :I �.c�.ag `�2P�� �---- _! , j " ....,._.. STORYCB/YN �, ■® 1-800-424-5555 \ 81 �✓ �■ ppa �.ti _ / ,. 7 lei I ur+oDm+ouwo SERVICE NsA) y 9 I -I_I 43 TF 8 _ a �_ 7/ 161" Mal / ' ' (.I W li;W BUIUNGS L/; l��\. 0 d • •u l . o` �� %/ '�IS ,� `� ` 8 l/ TREE W/PROIECTON �; )' t ^+ •, =��\` \ 4- --- % 400.=0 4 / f� d� / /_ /// / t', ' � ; .11111111N/11 wETLANO AREA d E=J9625 /�/ / CM TYPE } C819 li I • we'\ " t" i_ 1 . 1 CONSTRUCTpN UNITS .° ,i„ Oil PoY=400.50'" , PoY400.20 396.82 / / - - �' nu_111 p !f I'I��� i-■,a REDWING WALL w a w t 1 I FRONTAGE BE GE OI RUCTED FOR WATER LR1E -•- M _., \\\\\ 'E J95.95 �;��� , / y�.• _` ' / / �!- c d � I i T I WIN HAERAJL PERNECS 7S . �� v �49 Y r- /' + I� WIN HNJORNI CODE ' \\ • I w +'w. l (SEE ARCHl) +o / k. 4.u.... 131 110 f N r7T 4 0 �,\�. \ Y Y - . P. • I / // • 3�T,�e _ ! _ gill 'w ,W.UDUTY TFiENCWNCi� � 1 . -• . ./! . :/ '•Eu397.60� ,>l' ` -4t, / t SIL -•r w' . 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I NOT FOR CONSTRUCTION �.� TV 3;5:+? EKE OF ASPHALT TT'-.-"'1- S[t ate. iI . • LJ ' - \ I10P 39413 .,'"'e. alrst ' i 1 I I� C. KEYMAP ,I ° . pop' REN TON HIGHLANDS SHEET gpfnK�b� Elizabeth Odegard, Medina, Washington 98039 NE 4TH STREET /,SE >28TH ST/ COUGHLINPORTERLUNDEEN 4' qt ��•O� A CONSULTING STRUCTURAL AND l ENGNEEAING CO6POAA1ICW DRAINAGE CONTROL PLAN z 217 PN RE E STREET•SU 303 Ft 204/343-01i0 L.061.. iSEAT7LE.WA 90101 E:206/343-S69I MKS 01/23P.4 PROJECT INFORMATION/KCRTS HYDROGRAPH INPUT SHEET PROJECT: Renton Highlands Technical Plaza DATE: 5/1/02 PROJECT LOCATION: SEATAC Scale Factor: 1.00 Precipation: 0.47 in. SOIL TYPE: SCS TYPE: C Soil Group Till AREAS: Existing: Till Forest Acres Developed: Till Forest Acres Till Pasture 1.17 Acres Till Pasture _Acres Till Grass Acres Till Grass 0.21 Acres Outwash Forest Acres Outwash Forest Acres Outwash Pasture Acres Outwash Pasture Acres Outwash Grass Acres Outwash Grass Acres Wetland Acres Wetland Acres Impervious Acres Impervious 0.96 Acres 1.17 TOTAL 1.17 TOTAL Existing Developed PEAK VALUES AND RETURN PERIODS: Rank Return Period 0(hourly) I 0(15-min) Return Period 0(hourly) I Q(15-min) 1 100 0.141 100 _ 0.498 Z . 100 Year Flow(cfs)= 0.357 2 25 0.082 25 0.354 3 10 0.075 10 0.302 First Interval cutoff=50%of 2 yr flow= 0.021 4 5 0.07 5 0.29 Interval size=(50 yr flow-50%2yr flow)/35= 0.002857143 5 3 0.068 3 0.268 6 2 0.042 2 0.252 7 1.3 0.031 1.3 0.243 8 1.1 0.008 1.1 0.214 50 0.121 50 0.45 Time Step': Hourly Date Type: Reduced DETENTION Req'd? Yes 'For 15-minute time step.spedty flow path Length Slope Pervious LEVEL OF DETENTION: 2 Impervous WATER QUALITY TREATMENT: (Check One) Req'd? Yes Type? Basic LANDSLIDE HAZARD DRAINAGE AREA: No Filenames used: Additional Key Info: Existing Runoff Exist Developed Runoff Dev Vault discharge rdout____ basin. exc KCRTS Program. . .File Directory: C: \KC SWDM\KC_DATA\ [C] CREATE a new Time Series ST 0 . 00 0 . 00 0 . 000000 Till Forest 1 . 17 0 . 00 0 . 000000 Till Pasture 0 . 00 0 . 00 0 . 000000 Till Grass 0 . 00 0 . 00 0 . 000000 Outwash Forest O . 00 0 . 00 0 . 000000 Outwash Pasture 0 . 00 0 . 00 0 . 000000 Outwash Grass 0 . 00 0 . 00 0 . 000000 Wetland 0 . 00 0 . 00 0 . 000000 Impervious exist . tsf T 1 . 00000 T [C] CREATE a new Time Series ST 0 . 00 0 . 00 0 . 000000 Till Forest 0 . 00 0 . 00 0 . 000000 Till Pasture O . 21 0 . 00 0 . 000000 Till Grass 0 . 00 0 . 00 0 . 000000 Outwash Forest 0 . 00 0 . 00 0 . 000000 Outwash Pasture O . 00 0 . 00 0 . 000000 Outwash Grass 0 . 00 0 . 00 0 . 000000 Wetland 0 . 96 0 . 00 0 . 000000 Impervious Dev.tsf T 1 . 00000 T [X] eXit KCRTS Program Page 1 rdout .pks Flow Frequency Analysis Time Series File :rdout .tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 0 . 078 2 2/09/01 20 : 00 0 . 355 5 . 09 1 100 . 00 0 . 99 0 0 . 018 7 1/07/02 3 : 00 0 . 078 5 . 00 2 25 . 00 0 . 96 0 0 . 061 4 3/06/03 22 : 00 0 . 070 4 . 54 3 10 . 00 0 . 90 0 r 0 . 016 8 8/26/04 7 : 00 0 . 061 4 . 11 4 5 . 00 0 . 80 0 0 . 028 6 1/05/05 16 : 00 0 . 053 3 . 78 5 3 . 00 0 . 66 7 0 . 053 5 1/18/06 23 : 00 0 . 028 2 . 99 6 2 . 00 0 . 50 0 0 . 070 3 11/24/06 7 : 00 0 . 018 2 . 78 7 1 .30 0 . 23 1 0 . 355 1 1/09/08 9 : 00 0 . 016 2 . 34 8 1 . 10 0 . 09 1 Computed Peaks 0 . 263 5 . 06 50 . 00 0 . 98 0 - Eti%ST Olt =o. o4.Z 7 VAvt.r Disa*Serr,E �e.o Zf,✓o 1 ��� �b� .= c. cr15 '7vtw�r otse ,E = o.ties ✓o1C Page 1 exist .pks Flow Frequency Analysis Time Series File :exist . tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0 . 082 2 2/09/01 18 : 00 0 . 141 1 100 . 00 0 . 99 0 0 . 031 7 1/05/02 16 : 00 0 . 082 2 25 . 00 0 . 96 0 0 . 075 3 2/28/03 3 : 00 0 . 075 3 10 . 00 0 . 90 0 0 . 008 8 3/24/04 19 : 00 0 . 070 4 5 . 00 0 . 80 0 0 . 042 6 1/05/05 8 : 00 0 . 068 5 3 . 00 0 . 66 7 0 . 070 4 1/18/06 16 : 00 0 . 042 6 2 . 00 0 . 50 0 0 . 068 5 11/24/06 4 : 00 0 . 031 7 1 . 30 0 . 23 1 0 . 141 1 1/09/08 6 : 00 0 . 008 8 1 . 10 0 . 09 1 Computed Peaks 0 . 121 50 . 00 0 . 98 0 Page 1 Dev.pks Flow Frequency Analysis Time Series File :dev. tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0 .252 6 2/09/01 2 : 00 0 .498 1 100 . 00 0 . 99 0 0 .214 8 1/05/02 16 : 00 0 . 354 2 25 . 00 0 . 96 0 0 . 302 3 12/08/02 18 : 00 0 . 302 3 10 . 00 0 . 90 0 0 . 243 7 8/26/04 2 : 00 0 . 290 4 5 . 00 0 . 80 0 0 .290 4 10/28/04 16 : 00 0 .268 5 3 . 00 0 . 66 7 0 .268 5 1/18/06 16 : 00 0 . 252 6 2 . 00 0 . 50 0 0 .354 2 10/26/06 0 : 00 0 .243 7 1 . 30 0 .23 1 0 .498 1 1/09/08 6 : 00 0 .214 8 1 . 10 0 . 09 1 Computed Peaks 0 .450 50 . 00 0 . 98 0 Page 1 Retention/Detention Facility Type of Facility: Detention Vault 15i 200 CF tEQ D 15,70o CF P¢p, aV.lo Facility Length: 152.00 ft Facility Width: 20.00 ft Facility Area: 3040. sq. ft Effective Storage Depth: 5.00 ft Stage 0 Elevation: 393 .00 ft Storage Volume: 15200. cu. ft Riser Head: 5.00 ft Riser Diameter: 12.00 inches Number of orifices: 3 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.63 0.024 2 2 .80 0.94 0.035 4.0 3 3.50 0.75 0.019 4 .0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 393 .00 0. 0.000 0.000 0.00 0.01 393.01 30. 0.001 0.001 0.00 0.02 393 .02 61. 0.001 0.001 0.00 0.03 393 .03 91. 0.002 0.002 0.00 0.04 393.04 122. 0.003 0.002 0.00 0. 05 393.05 152. 0.003 0.002 0.00 0.15 393 .15 456. 0.010 0.004 0.00 0 .25 393 .25 760. 0.017 0.005 0.00 0.35 393 .35 1064. 0.024 0.006 0.00 0.45 393 .45 1368. 0.031 0.007 0.00 0.55 393.55 1672 . 0.038 0.008 0.00 0.65 393 .65 1976. 0.045 0.009 0.00 0.75 393 .75 2280. 0.052 0.009 0.00 0.85 393 .85 2584. 0.059 0.010 0.00 0.95 393 .95 2888. 0.066 0.010 0.00 1.05 394.05 3192. 0.073 0.011 0.00 1.15 394 .15 3496. 0.080 0.011 0.00 1.25 394.25 3800. 0.087 0.012 0.00 1 .35 394 .35 4104. 0.094 0.012 0.00 1 .45 394 .45 4408. 0.101 0.013 0.00 1 .55 394.55 4712. 0.108 0.013 0.00 1.65 394 .65 5016. 0.115 0.014 0.00 1.75 394 .75 5320. 0.122 0.014 0.00 1.85 394 .85 5624 . 0.129 0.014 0.00 1.95 394 .95 5928. 0.136 0.015 0.00 2.05 395.05 6232. 0.143 0.015 0. 00 2.15 395.15 6536. 0.150 0.016 0.00 2.25 395.25 6840. 0.157 0.016 0.00 2.35 395.35 7144. 0.164 0.016 0.00 2.45 395.45 7448. 0.171 0.017 0.00 2.55 395.55 7752 . 0.178 0.017 0.00 1 2.65 395.65 8056. 0.185 0 .017 0.00 2 .75 395.75 8360. 0. 192 0.018 0.00 2 .80 395 .80 8512 . 0.195 0.018 0.00 2 .81 395.81 8542. 0.196 0.018 0.00 2 .82 395.82 8573 . 0.197 0.018 0.00 2 .83 395.83 8603 . 0.198 0.019 0.00 2.84 395.84 8634. 0.198 0.021 0.00 2.85 395.85 8664 . 0.199 0.022 0.00 2 .86 395.86 8694 . 0.200 0.024 0.00 2.87 395.87 8725. 0.200 0.024 0.00 2.88 395.88 8755. 0.201 0.025 0.00 2.98 395.98 9059. 0.208 0.028 0.00 3.08 396.08 9363. 0.215 0.031 0.00 3 .18 396.18 9667. 0.222 0.034 0.00 3.28 396.28 9971. 0.229 0.036 0.00 3 .38 396.38 10275. 0.236 0.038 0.00 3.48 396.48 10579. 0.243 0.039 0.00 3.50 396.50 10640. 0.244 0.040 0.00 3 .51 396.51 10670. 0.245 0.040 0.00 3.52 396.52 10701. 0.246 0.041 0.00 3.53 396.53 10731. 0.246 0.042 0.00 3.54 396.54 10762. 0.247 0.043 0.00 3 .55 396.55 10792 . 0.248 0.044 0.00 3 .56 396.56 10822 . 0.248 0.045 0.00 3 .66 396.66 11126. 0.255 0.049 0.00 3 .76 396.76 11430. 0.262 0.052 0.00 3.86 396.86 11734. 0.269 0.055 0.00 3 .96 396.96 12038. 0.276 0.057 0.00 4 .06 397.06 12342. 0.283 0.060 0.00 4. 16 397.16 12646. 0.290 0.062 0.00 4.26 397.26 12950. 0.297 0.064 0.00 4.36 397.36 13254. 0.304 0.066 0.00 4.46 397.46 13558. 0.311 0.068 0.00 4 .56 397.56 13862. 0.318 0.070 0.00 4 .66 397.66 14166. 0.325 0.072 0.00 4 .76 397.76 14470. 0.332 0.074 0.00 4.86 397.86 14774 . 0.339 0.075 0.00 4.96 397.96 15078. 0.346 0.077 0.00 5.00 398.00 15200. 0.349 0.078 0.00 5.10 398.10 15504. 0.356 0.387 0.00 5.20 398.20 15808. 0.363 0.952 0.00 5.30 398.30 16112 . 0.370 1.680 0.00 5.40 398.40 16416. 0.377 2 .480 0.00 5.50 398.50 16720. 0.384 2 .760 0.00 5.60 398.60 17024 . 0.391 3 .020 0.00 5.70 398.70 17328. 0.398 3 .250 0.00 5.80 398.80 17632. 0.405 3 .470 0.00 5.90 398.90 17936. 0.412 3 .680 0.00 6.00 399.00 18240. 0.419 3 .870 0.00 6.10 399.10 18544 . 0.426 4.060 0.00 6.20 399.20 18848. 0.433 4.240 0.00 6.30 399.30 19152. 0.440 4 .410 0.00 6.40 399.40 19456. 0.447 4 .570 0.00 6.50 399.50 19760. 0.454 4 .730 0.00 6.60 399.60 20064 . 0.461 4.880 0.00 6.70 399.70 20368. 0.468 5.030 0.00 6.80 399.80 20672. 0.475 5.180 0.00 6.90 399.90 20976. 0.482 5.320 0.00 7.00 400.00 21280. 0.489 5.450 0.00 Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.50 ******* 0.35 5.09 398.09 15472 . 0.355 2 0.25 0.08 0.08 4.96 397.96 15077. 0.346 3 0.26 ******* 0.07 4.54 397.54 13803 . 0.317 4 0.30 ******* 0.06 4.11 397.11 12502 . 0.287 5 0.27 ******* 0.05 3 .78 396.78 11494 . 0.264 6 0. 16 ******* 0.03 2 .99 395.99 9098. 0.209 7 0.21 ******* 0.02 2 .73 395.73 8302. 0.191 8 0 .24 ******* 0.02 2 .34 395.34 7101. 0.163 Route Time Series through Facility Inflow Time Series File:dev.tsf Pot Outflow Time Series File:rdout 5 Inflow/Outflow Analysis 10,0��^ Peak Inflow Discharge: 0.498 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.355 CFS at 9:00 on Jan 9 in Year 8 Peak Reservoir Stage: 5.09 Ft Peak Reservoir Elev: 398.09 Ft Peak Reservoir Storage: 15472 . Cu-Ft 0.355 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob 0 (CFS) (CFS) (ft) Period M. 0.078 2 2/09/01 20:00 0.355 5.09 1 100.00 0.990 0.018 7 1/07/02 3 :00 0.078 5.00 2 25.00 0.960 Src?.65 0.061 4 3/06/03 22 :00 0.070 4.54 3 10.00 0.900 e' VAL.14" 0.016 8 8/26/04 7:00 0.061 4 .11 4 5.00 0.800 0.028 6 1/05/05 16:00 0.053 3 .78 5 3 .00 0.667 !r,' f6' 0.053 5 1/18/06 23 :00 0.028 2 .99 6 2.00 0.500 0.070 3 11/24/06 7 :00 0.018 2 .78 7 1.30 0.231 0.355 1 1/09/08 9:00 0.016 2.34 8 1.10 0.091 Computed Peaks 0.263 5.06 50.00 0.980 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probability VAULT CFS % % % y� � 0.001 31335 51.101 51.101 48.899 0.489E+00 0.004 6722 10.962 62.063 37.937 0.379E+00 FQCQi 0.006 6285 10.250 72 .312 27.688 0.277E+00 5 0.008 4422 7.211 79.524 20.476 0.205E+00 0.010 5524 9.008 88.532 11.468 0.115E+00 0.012 2652 4 .325 92.857 7.143 0.714E-01 0.014 1823 2 .973 95.830 4 .170 0.417E-01 0.017 1285 2 .096 97.926 2 .074 0.207E-01 0.019 796 1.298 99.224 0.776 0.776E-02 `/ 0.021 31 0.051 99.274 0.726 0.726E-02 J 0 .023 26 0.042 99.317 0.683 0.683E-02 0.025 30 0.049 99.366 0.634 0.634E-02 0.027 72 0.117 99.483 0.517 0.517E-02 0.029 59 0.096 99.579 0.421 0.421E-02 0.032 32 0.052 99.631 0.369 0.369E-02 0.034 23 0.038 99.669 0.331 0.331E-02 0.036 28 0.046 99.715 0.285 0.285E-02 0.038 19 0.031 99.746 0.254 0.254E-02 0.040 31 0.051 99.796 0.204 0.204E-02 0.042 6 0.010 99.806 0.194 0.194E-02 0.045 4 0.007 99.812 0.188 0.188E-02 0.047 11 0.018 99.830 0.170 0.170E-02 0.049 15 0.024 99.855 0.145 0.145E-02 0.051 7 0.011 99.866 0.134 0.134E-02 0.053 11 0.018 99.884 0.116 0.116E-02 0.055 4 0.007 99.891 0.109 0.109E-02 0.058 9 0.015 99.905 0.095 0.946E-03 0.060 11 0.018 99.923 0.077 0.766E-03 0.062 11 0.018 99.941 0.059 0.587E-03 0.064 6 0.010 99.951 0.049 0.489E-03 0.066 7 0.011 99.962 0.038 0.375E-03 0.068 5 0.008 99.971 0.029 0.294E-03 0.070 5 0.008 99.979 0.021 0.212E-03 0.073 3 0.005 99.984 0.016 0.163E-03 0.075 4 0.007 99.990 0.010 0.978E-04 0.077 3 0.005 99.995 0.005 0.489E-04 Discharge Volume Discharge Volume from Time Series rdout.tsf between 10/01/00 00:00 and 10/30/00 23:59 19234. Cu-Ft or 0.442 Ac-Ft in 30.0 days Duration Comparison Anaylsis F50eurhoft t)ePaio►z C°A04Aptsor.) Base File: exist.tsf Fot. ,1ct577•xt 9u pc.FF- VAtk+-T DISC ij +F New File: rdout.tsf Cutoff Units: Discharge in CFS Fraction of Time Check of Tolerance Cutoff Base New %Change Probability Base New %Change 0.022 0.81E-02 0.69E-02 -14 .6 0.81E-02 0.022 0.018 -17 .5 .L c Vok_. 0.027 0.59E-02 0.55E-02 -7.2 0.59E-02 0.027 0.026 -3 .1 0.031 0.47E-02 0.38E-02 -19.6 0.47E-02 0.031 0.028 -10.3 0.036 0.35E-02 0.29E-02 -18.2 0.35E-02 0.036 0.033 -9.0 0.041 0.27E-02 0.20E-02 -26.5 0.27E-02 0.041 0.037 -9.5 0.045 0.20E-02 0.18E-02 -9.1 0.20E-02 0.045 0.042 -8.1 0.050 0.14E-02 0.14E-02 -3 .4 0.14E-02 0.050 0.050 -1.2 0.055 0.10E-02 0.11E-02 9.7 0.10E-02 0.055 0.057 2 .9 0.060 0.67E-03 0.77E-03 14.6 0.67E-03 0.060 0.061 2 .0 0.064 0.41E-03 0.47E-03 16.0 0.41E-03 0.064 0.066 2 .3 0.069 0.21E-03 0.26E-03 23 .1 0.21E-03 0.069 0.071 2 .1 0.074 0.15E-03 0.15E-03 0.0 0.15E-03 0.074 0.074 0.0 0.078 0.65E-04 0.00E+00 -100.0 0.65E-04 0.078 0.076 -2 .8 Maximum positive excursion = 0.002 cfs ( 3.8%) 4 ID?o V occuring at 0.054 cfs on the Base Data:exist.tsf and at 0.056 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.004 cfs (-17.7%) occuring at 0.022 cfs on the Base Data:exist.tsf and at 0.018 cfs on the New Data:rdout.tsf ThTAL ►.W/.-i.e.E.g. of BK cuesto*-.s o►aavE. .r. : 4 L %2m*x+t.. exc.ocswos = `t �ok. 1998 KING COUNTY SURFACE WATER DESIGN MAUAL WETPOND CALCULATIONS Cover categories are based on existing U.S. Department of Agriculture soil survey data or site specific data where available. Vr = (0.9Ai + 0.25Atg+0.10Atf+ 0.01Ao)x(Rt(6-12) where, Vr = volume of runoff from mean annual storm (cubic feet) Ai = area of impervious surface (sq ft) Atg = area of till soil covered with grass (sq ft) Atf = area of till soil covered with forest(sq ft) Ao = area of outwash soil covered with grass or forest (sq ft) R/12 = rainfall from mean annual storm (feet) Calculate wetpool volume Vb. Use the results of the previous steps to calculate the required wetpool volume according to the following equatior Vb =f x Vr (6-13) where, Vb = wetpool volume (cu ft) f = volume factor from Step 1 Vr = runoff volume (cubic feet)from Step 1- Vr = (0.9Ai +0.25Atg + 0.10Atf+ 0.01Ao) x (R/12) Ai = 41817.6 Sq. Ft. 0.96 acres Atg = 9147.6 Sq. Ft. 0.21 acres Atf = 0 Sq. Ft. acres Ao = 0 Sq. Ft. acres R = 0.47 R/12 = 0.0392 Vr - = 1563.64065 VbNr= 3.0 For Basic Wetpond VbNr= 4.5 For Large Wetpond ��Use Basic 1Nefporidwith VbNr '`-3"' * Vb = 4691 Cu. Ft. 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The boundaries of the sensitive areas dis- See wetlands and landslide hazardaurmscicaeppasrteffbaoiser. Lugar] -iarrararesirL--- 1 'i'v played on these maps are approximate. additional potenndtisailideseaisrmealsc Additional sensitive areas that have not Wetlands and la Seismic Hazard 23.i..,H13: ) been mapped may be present on a devel- thoazfaaridiuraeredausrinngoetarsthhoowunakoesn. opment proposal site. Where differences „,..2,,., ... MILE a thiss: tfi . . y 114 / occur between what is Illustrated on these shheosreelainreessuusncdeeprtliabilnebtoy ilfqcuuesftaricntelosnediments; maps and the site conditions,the actual pre- these --- r sence or absence on the site of the sensitive area. - as defined in the Sensitive Area Ordinance -is the legal control. ,••72_,_......_ ..2 ' 1.9":59, ••-tc..A:-.1? ...;,,f,,,.....-.- ...%,..$,In... .,,,i,„•:.5,--, ,71.1/4.%;,*) '14=z-1:4=7,..! . , . . _ . „ -44..... ‘-------.) 4----i. l'--------,; A"=.----..--1 '... -1 r:± -1 fr---,—.) ,,,,,o,,,Wc4../.4Sige' • ;.4,4&.• „..., iff2„..,.,..„.„, bgt-"=-1,--;$,VAM=altilt4•:-rp,..,- ,A:, ..,..02•6!,Q "•:-...._--.,,,..--:74.w..1 . .___. -.—..... ....„,. ._ . .. _, 25 Y .. \. /• lit ■ ) {`�p�J{r a Ica Ini F ,\ ?-r 1�: . __1: y r? (��� `.\1:.�4 e„,,...,_. a �I '4 1�+•1 \ , ` ,`:_1 'ilk y 1 tJ - . "7/ 1 � a0 s iy 1. I 7 , „.__ „...,,,,x4 _,.„,,, ii,v,. „mi. . • -,---_- : , .w .. !' Zct r_, !'f' ...,- 4 na ,S ;•�.-"`'y irj°?- \V w t. 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'�•- 5 ;7} p `n .� 1: § 7. ]are: ,rerS�Ik Gm ,lr � 14WMI kra aVeraP4240�1i^� � n �"> aR ae <! tti Z, ty ` �! t .r-_ -`t,S„F ,i .v z.!04 Awl A" F` R .\ LL '_ �%►- S' :F:9k. `,. t �.;s�• .j .34K�°�cz..,• • \ ' ••..4 rtYB'r91tl1twlf}SR - ..� Y -\. .. nuns '!!,-.u. .. '�'�� \it 11 v r ,may i�®yam . :� 4i M'• 1' t �T 3V :i !Ae�j �f► f� 1F�[ t •s __�,Ui+'`� ® ' ��I�i \�' Zi.� Ems' \'.�`� r ,, ` . Illl` 11P $ i wx t n �� ....1 ye ff r,, -v :. :+!_,�r114Vi 1 rye II - �__‘, •t �' • •-.. 1i .. iw 1 'i a I,, ®j V.. +1/ I '; r a� yr r + _, d '{'= ®®®��` �p ;� %" im. �� 1ati Tr t1 :1 1 ®111�9I" ,�. +`1� (+[1►�°i ' ' �iti� yew r .. _ . . , rn -- -, -: rLies '� p i a . I IiO I 1 A� ;11. 4 • ; --.r� ,__!� i �� n ® , t t . �;�uilbair Ai - 111 f ',111 EI M `� �6 4 _, l , fie lb* Ar "��.�. ltpl� d• `ti,- ,-' �`'�a Zrh��� 1��i�i5) • --`� r i`1�1F '• }1R'l18iA'" ��_! \ wji �r ` 'S` I 3° + f �; w""K [\; E \ 2' ��i .� _, a® � P�� �I t V x , � af. 8����� l� 1 ' !b. / I' ,, n . o ss�c - �. N. III �11.1 _� C ' 1 �'� %° ' �. .. . .. i t � .' a ` er - ' i :'I ,r �f _ 1 .. r : `' I- , [ 1 1/2 0 The boundaries of the sensitive areas die• �l y Duwamish 4 1 ' 'These coal mines have had additional min- ,�181 Y played on these maps are approximate. ing since the most recent map was filed withCo :~Ly , . Additional sensitive areas that have notaza I been mapped may be present on a devel- the Washington Department of Natural Re- sources. Any development that occurs ��� 2 r7,131 MILE opment proposal site. Where differences adjacent to these areas should be Preceded occur between what Is illustrated on these by a thorough study to confirm or deny the g 14, maps and the site conditions,the actual pro- existence of additional subsurface tunnels. sense or absence on the site of the sensitive area - as defined In the Sensitive Area 10 Ordinance-Is the legal control, s j:�'tt T;i 1." • 4xr;r;:• >;•?�=;xt •fir,+ "°! A,cl ,[. , r"A; - n'^ >xh_s.; a..'t,,,_�. xi - - - - - . ' 4 ,rags, %) ..•``',.. ;i ror,':;ti %•i., %d _< 'j yy?•' ",�y=q 4<4`ctz" {, {,s'gur--T a: c; -a:..c,-`.. sf �4G� x' ..',yam _ - E'. wxac• 'L,. -._ -,i,.zr.:1[. ,Je.2'.... „_,. .:::. .:.p>: 3\dU:i:: �.,:. C. .A � ' Y, t, h'e;s';,- ••,.-,: -r.. J �a ,..::.. '-. •> '�-�•��„� �-��-.:�. �v, _� ,:.r�w»s.�:����_ : .,.-L ?.� r%"=�C) a •-.�I r-.c,.:"i ..r�y>r; i.+;a.:,-^ ;.:ram;._' ..-t: APPENDIX B - (Minor Flood Plain Analysis) COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 21 III .[. r1;1 Y.t.f._ ld•k,"•.A(,'.i.: J K L••Zo.R.,it.:tr l4`:Ia, ,,Y tt' JO!1.1 J.,,,,e 5-//1' AI RC-t A M- .., 0L'am1Ay, AS NOTED 'r '' " CITY OF RENTON HIGHLANDS s—O3-zoc. NDL ` tR RENTON Elizabeth Odegard,Medina, Washington 98039 row= MCC JEY DATUM ' a.�.0«o °fP �.n...MN CM_ 1 Planning/Building/Public Works Dept. NC. REVISION BY DATE APPR A.A.. WUKC ` �` °O�"" N v / /o 'h 1 FAa +,g>° 4 2 mg / �1 J°+a g.� \ F 'SW I/4 'Oa .. 1T-mow -\ I%a -- -- — — —— _ --- N + „MR x Pt�sy�r � � -7.. C 2. C 'c C C C c C C C C C - C /c 'C G >.' , ro I e. oos - IJ°`ss at ? ° I 1`.�1 1 r• r ir, -, .. v\-F \ t.. - r 1 i. ‘,, 0-- . `,, • I'V • , ram, ,...., J \•.'.'4 "`l ` \\ � �\.� ' .}L. \\ 4u> \ : INfrfr: _--- / i'i +�--- F tiui:• t�a .: J , ,21'--------P R� R ' E ,'f L tJ,eee } ' i .f -I 1 .'e, ;.:r co N \ 1 �D.\t—...r/ r TN VD,t. t J 4� y I +}lam �I - i - ,`r'_ I+J �U , Fa\ 'f � - 1 6 J9,J �' J°a, ' ' // :J •�\04 E L '�. lid- a b'`` ,[ • 1 y F r l 46 t t i. + A rJq• J , r d �^ 1.' SJ1. k \ j i �µ }`! m .1 � e ! � , Y-9,,6C\ ...t_lC IIMKkmi)j �� k �r ... °ie•, • i 1'"\ 4 }•` 1 1 } \•Fip1"�aWT,, I '4'+` Jg ` "t+ 0 0j •S* - t �og N P L" .,t M4" V. E H`\ ., R Qp 4 _s , .� - . 4 4 0 mot, 1. [� �? ° . ;�J 3 „� �, P F F ti `{+.is -i I 'J° k t -4, J-k , F - n J ``` • '• w co ji, • 61 _I a _"_ `•. `IIIIIIIIIMII,% — '� a�slcx„ e �' 'Try �� -i X _ ` recr n.�-R J1 r 1 ��ra� a� ' J�� G $a C + `� ;1 ` r.t`� '�m.- +.a.-.-aa. ssxa^as T - , ., •,.., n•,. •.:ee .>•. a�,rr •� : r aaawrawa, r�7 °�O D r �'T � , m 4 ae'BIKr LANE ,— �J°¢ EDGE OF T ....24, eo 1 r' 11 .1 J°9 i, g33 4— °cJ?J' m 2 r --__ LANE STRI�E t(aag� m C J°,°J O T Y Z S-- h,- �' -I I �'��•' "eo _ TWLT STRIPE [ - .l J 'Ali,. - ° 111 — - �� - - -- - _ ° ..._..__ }Z CURB ' '. DUI/AL L A VENUE NE 1138TH A YE s.E;/ P../LT STRIPE g LANE STRIPE STBp, FOG I P,. 'I►q._ it, `.Z a° qy J I1çEiii: ---- ----- - _--- FACE Of CURB t i ��t /^� a )• JJ J °e9� P[ 1m . I> v I 0 _1 rn n I / 0 1. 2 V E I g i i' ! i 0 INS 11 az n 0 ,� _ __ i 1 ^) J,gre, 7 • 8 CD i § . .4() 10 0 m 1 IIII .r. RA'.tl Y... A.: ..r♦_aVA✓.- d/T,: a:;.: Y.,.-...:iJ U o, An 3t' ...• _, atz''Pd,S Ala RAdoy N-Ally. £e-,t9,, SAS NOTED , war' LIM CITY OF RENTON HIGHLANDS 05-03-2002 aam.m E ` IN RENTON Elizabeth Odegard,Medina,Washington 98039 M..Mae _ dwre JEY w""" DATUM i arms si ° p I ........ r INV OE_ Planning/Building/Public Works Dept. NO. REVISION BY DATE APPR '^m`'. '0"J`a°Oa" N v / C// mg / 6 / *� 44 _ */ A/m --�y,,.--±.- y _`L -- ,1�,I F 1/7 Ek t&Sf l/4'SW 1/4 #�'i�, -- A -13OPO4'34:E —�. �'b pi.k #1, 1 /› - *12., .Dc. -r1 �s, ate :- _ _ _ __ ' g, 4..6 \ 4' ..PF / - ---4-^ 'i I• -• c .'C c c-, c t c l c Cl.. c C c C C c r c / 4/ 6 . J Jam' IX • \ �5k' v F k, +'_1t4__.: 1J I, ( I I #Jeer, + I - -"bi.� ji 1 \ �° l 1 __ \ 11: - , it,:4\'. \ l' t4;',-.." 71(..ek ‘k.\- \' ‘i F...,,,,, I� ! 11 � I .,,A . \'‘.-. r f 1,.., 1,..---- -\\\ '. , fa„NN, . , , . \ ,,, .. __, I r F �` t --368- \ k ` # .°C 14 -ty it i ` TJ� \ ,� Jy4°. I 1 • \ # _ i Q/ ---44, r ` .R22i j • v • Z.) • IF.,, ,.. , .,,, , ,,,,, ., ..., \ • ; ,, 4, ".1 'I ` .r, `'t ff��,' 4 '4J `sy - la r 4 `t1 \ `� #Je�4 I; #tiba A 4,, `', CI' DVS \F ��J r r \ 4 + Y i:jIII a \ \ ,\�b +,I 4 F '.\ \4 riJ 6 F ii. P L �'Jb •a '\� \ 1'~`� .. _— (7 I \ (� tt '4.- -hH i'!!r E �Ef U'°'K "hxpi fir k \. h� e ` "'. -\ ;�I'._ 11-:‘' 'q4J 2 j \ • 44 ,k. r, R f' r P fuq ° \ �' :----Ti. ' O Al • \ \ 1 \#+.,q+ Q B Ja ..~DS JJ .�\ i I p ..0\ I '#4 RRNI C J, r, 4 .1 . _� ,, CZ / .. . 'N--fp-----4.N.- -k._Naki E -...._ ,-4. r '$_.:-, ..,„ , q 0 ”A, . _ . . , . , ._I . -i: , ..i. --, -,4- i.,- r'' • ---. .---- .:..illiii"-- ---....I-f... .. g C i .a. / c s. .ttil.;:-...%.:42.....4k......._. ,- ....K.9., Ls....,,....r.,,io.„_ f„,'Ive-At.-486044.4.1.-16Z4.:„.&./...=....4.0:. [....•.4-..-.' . " I 1 s-', �y _ ' . :++ - ��-�•'� Jl. alp J 2S _ ,a +.T'a .. .... Jae. J — — — — — — 4B'BIKE IMIEpe � --- -- - m � Joq EDGE orAt, �tc J1 "' tit__ LANE STRIPE < _. D 1 1 p v - - - JO - TWLT STRIPE - - - Y§s RI ,��J Z _ � Cl'a§'w ro 'm•y - , i tbrLV DWE TRIPE '' DUVAL L A VENUE M.E. 1138Th AVE S E/ 1WLT STRIPE Ste.` FOG UNE 7 4 --_-- FACE OF CUHi: (�}��{.. {N�t✓(.��3' C. / aJy /J 8� ---9BbO _. _ cs _ _ �.__...y�..4- _— - — - - —__ \.__?•,- ___ _ _ I� m I 3 . Z 'b O T J W ---- `Je° T 7, 0 0„ z t� y 2 m I -.. '•'.,.„ 9a� 4s°j,, N COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION I 100Let Pt 11 C3.$Zc s s)rE Sk .0 0 ( `' I. / ,It.1 24 [4.wFcr. W L Q v L A._ . . „...._______ <_______ 4.-------- ‘fe P, o,, . . SmCAcE LY61 tJ at I a C F5VM P.564"6.t.ED I C$ 5Ure ME4454>eE D o -t P.E2 H.Bott-t-5 '?G2 c51,.)PU Ev 0' c JI C / 5, A a ' 0 U Project: Designed By: Date Project No: • Client~ Checked By: Sheet of 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 COUGHLINPORTERLUNDEEN Level Pool Routing 217 PINE STREET• SUITE 300 •SEATTLE,WA 98101 • P:206/343-0460 • F:206/343-5691 Outflow.pks Flow Frequency Analysis Time Series File :outflow.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) (ft) Period 23 . 68 6 2/09/01 4 : 00 38 . 02 5 . 88 1 100 . 00 0 . 99 0 18 . 66 8 1/05/02 17 : 00 25 . 63 3 . 13 2 25 . 00 0 . 96 0 25 . 63 2 2/27/03 9 : 00 25 . 29 3 . 07 3 10 . 00 0 . 90 0 19 . 30 7 8/26/04 3 : 00 24 . 99 3 . 01 4 5 . 00 0 . 80 0 24 .27 5 10/28/04 18 : 00 24 .27 2 . 90 5 3 . 00 0 . 66 7 25 . 29 3 1/18/06 17 : 00 23 . 68 2 . 81 6 2 . 00 0 . 50 0 24 . 99 4 10/26/06 1 : 00 19 . 30 2 . 15 7 1 .30 0 .23 1 38 . 02 1 1/09/08 10 : 00 18 . 66 2 . 05 8 1 . 10 0 . 09 1 Computed Peaks 33 . 89 4 . 85 50 . 00 0 . 98 0 ZEVEL P0,04 4pv77/1i P/V 4 reo,r1 t ceT5 e cu ' "- r t�EA P i i rzot .3 5.88 . i +5.g15' 374.g7 Mn d x Peoap, E[Gv4nv� cav,Zr419 /ce.K2 STaenti tx i Page 1 Channel .rsl One Outlet Reservoir Routing File Stage Discharge Storage Perm-Area (Ft) (CFS) (Cu-Ft) (Sq-Ft) 0 . 00 0 . 000 0 . 0 . 1 . 00 4 .295 6142 . 0 . 2 . 00 18 .335 31914 . 0 . 3 . 00 24 . 945 57687 . 0 . 4 . 00 30 . 139 119730 . 0 . 5 . 00 34 . 562 181774 . 0 . 6 . 00 38 .497 288924 . 0 . 7 . 00 42 . 033 396074 . 0 . 8 . 00 45 .308 541774 . 0 . 9 . 00 48 . 363 687474 . 0 . 10 . 00 51 .236 861724 . 0 . 11 . 00 53 . 955 1035974 . 0 . 12 . 00 56 . 545 4129361 . 0 . 0 . 00 Ft : Base Reservoir Elevation 0 . 0 Minutes/Inch: Average Perm-Rate egip,cf SADe -cE 42.atil C Page 1 COUGHLINPORTERLUNDEEN Stage Storgage Pond Calculations 217 PINE STREET• SUITE 300 • SEATTLE,WA 98101 • P:206/343-0460 • F:206/343-5691 Renton Highlands Professional Plaza Basin Stage Storage areas Total Offsite Area Onsite Measured in Cad Total Basin Elevation Area** Elevation Area Elevation Area SF SF SF 389 200 389 0 389 200 390 11970 390 113 390 12,083 392 33622 392 5840 392 39,462 394 58725 394 25900 394 84,625 396 64575 396 65100 396 129,675 398 75825 398 85900 398 161,725 400 88875 400 97900 400 186,775 **See attached calculations n ./,\ joitjyx, vW w w,yoet 4/9/02 10 : 53 :28 am Coughlin, Porter, Lundeen Inc. page 1 Renton Highlands Flood Analysis STAGE DISCHARGE TABLE INLET CONTROL CULVERT ID No. 24outlet 24„ euLu ER.r Description: 24 inch outlet pipe Cc)N11/4-1 Ec-,N4 rb Diameter (ft) : 2 . 00 Entrance type : 4r/ � IL7� Length (ft) 17 . 00 Invert Elev 388 . 99 Slope (ft/ft) : 0 . 0097 No. of Clvrts : 1 B of m p+sautLz- Mannings n : 0 . 0240 Max Ponding e1 :404 . 00 ia ,n,`,,41oa '1/40.-'0 Stg-Dis Increment : 0 . 10 Arw ) rE D rt Ct)024ZEc}S STAGE <•-DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 388.99 0.0000 392.70 28.680 396.50 43.701 400.30 54.745 @)389.00 0.0067 - 392.80 29.175 396.60 44.027 400.40 55.006 389.10 0.0741 392.90 29.661 396.70 44.351 400.50 55.265 389.20 0.1415 b393.00 30.139 396.80 44.672 400.60 55.524 389.30 0.5599 393.10 30.610 396.90 44.992 400.70 55.781 389.40 1.0015 393.20 31.074 0397.00 45.308 400.80 56.036 389.50 1.4687 393.30 31.531 397.10 45.623 400.90 56.291 389.60 1.9644 393.40 31.982 397.20 45.935 (0401.00 56.545 389.70 2.4914 393.50 32.426 397.30 46.246 401.10 56.797 389.80 3.0532 393.60 32.864 397.40 46.554 401.20 57.048 389.90 3.6533 393.70 33.297 397.50 46.860 401.30 57.299 6390.00 4.2950 393.80 33.724 397.60 47.165 401.40 57.548 390.10 4.9817 393.90 34.145 397.70 47.467 401.50 57.796 390.20 5.7158 Q394.00 34.562 397.80 47.768 401.60 58.043 390.30 6.4983 394.10 34.973 397.90 48.066 401.70 58.289 390.40 7.3277 394.20 35.380 9 398.00 48.363 401.80 58.534 390.50 8.1994 394.30 35.782 398.10 48.658 401.90 58.778 390.60 9.1053 394.40 36.179 398.20 48.951 402.00 59.021 390.70 10.034 394.50 36.573 398.30 49.242 402.10 59.262 390.80 10.972 394.60 36.962 398.40 49.532 402.20 59.503 390.90 11.907 394.70 37.347 398.50 49.820 402.30 59.743 0 391.00 18.335 394.80 37.728 398.60 50.106 402.40 59.982 391.10 19.099 394.90 38.105 398.70 50.391 402.50 60.220 391.20 19.834 e395.00 38.479 398.80 50.674 402.60 60.457 391.30 20.542 395.10 38.849 398.90 50.956 402.70 60.694 391.40 21.227 395.20 39.215 fU 399.00 51.236 402.80 60.929 391.50 21.891 395.30 39.578 399.10 51.514 402.90 61.163 391.60 22.535 395.40 39.938 399.20 51.791 403.00 61.397 391.70 23.161 395.50 40.295 399.30 52.066 403.10 61.629 391.80 23.771 395.60 40.648 399.40 52.340 403.20 61.861 391.90 24.365 395.70 40.999 399.50 52.613 403.30 62.092 0 392.00 24.945 395.80 41.346 399.60 52.884 403.40 62.322 392.10 25.512 395.90 41.691 399.70 53.154 403.50 62.551 392.20 26.067 0396.00 42.033 399.80 53.423 403.60 62.779 392.30 26.610 396.10 42.371 399.90 53.690 403.70 63.006 392.40 27.143 396.20 42.708 co400.00 53.955 403.80 63.233 392.50 27.665 396.30 43.041 400.10 54.220 403.90 63.459 392.60 28.177 396.40 43.373 400.20 54.483 404.00 63.684 4/9/02 1 :20 :28 pm Coughlin, Porter, Lundeen Inc . page 1 Renton Highlands Flood Analysis STAGE STORAGE TABLE 51PAE" srbe e of OFF S ITS c Sere . CALG�.c PTEo CUSTOM STORAGE ID No. Site u5(`v4, 11.11.46,0aks 5_� Description: Onsite-offsite stage storage c»►v Pi*'T4- 4s{ eaos ex-- STAGE <----STORAGE----> STAGE c----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (1389.00 0.0000 0.0000 392.10 63891 1.4667 395.20 310354 7.1247 398.30 739749 16.982 389.10 614.15 0.0141 392.20 70095 1.6092 395.30 321069 7.3707 398.40 757174 17.382 389.20 1228 0.0282 392.30 76300 1.7516 395.40 331784 7.6167 398.50 774599 17.782 389.30 1842 0.0423 392.40 82504 1.8940 395.50 342499 7.8627 398.60 792024 18.182 389.40 2457 0.0564 392.50 88708 2.0365 395.60 353214 8.1087 398.70 809449 18.582 389.50 3071 0.0705 392.60 94913 2.1789 395.70 363929 8.3546 398.80 826874 18.982 389.60 3685 0.0846 392.70 101117 2.3213 395.80 374644 8.6006 398.90 844299 19.382 389.70 4299 0.0987 392.80 107321 2.4638 395.90 385359 8.8466 4)399.00 861724 19.782 389.80 4913 0.1128 392.90 113526 2.6062 g396.00 396074 9.0926 399.10 879149 20.182 389.90 5527 0.1269 @393.00 119730 2.7486 396.10 410644 9.4271 399.20 896574 20.582 C0390.00 6142 0.1410 393.10 125934 2.8911 396.20 425214 9.7616 399.30 913999 20.983 390.10 8719 0.2002 393.20 132139 3.0335 396.30 439784 10.096 399.40 931424 21.383 390.20 11296 0.2593 393.30 138343 3.1759 396.40 454354 10.431 399.50 948849 21.783 390.30 13873 0.3185 393.40 144547 3.3184 396.50 468924 10.765 399.60 966274 22.183 390.40 16451 0.3777 393.50 150752 3.4608 396.60 483494 11.099 399.70 983699 22.583 390.50 19028 0.4368 393.60 156956 3.6032 396.70 498064 11.434 399.80 1001124 22.983 390.60 21605 0.4960 393.70 163160 3.7456 396.80 512634 11.768 cp399.90 1018549 23.383 . 390.70 24182 0.5551 393.80 169365 3.8881 396.90 527204 12.103 (9400.00 1035974 23.783 390.80 26760 0.6143�393.90 175569 4.0305 �'397.00 541774 12.437 400.10 1345312 30.884 390.90 29337 0.6735 394.00 181774 4.1729 397.10 556344 12.772 400.20 1654651 37.986 391.00 31914 0.7326 394.10 192489 4.4189 397.20 570914 13.106 400.30 1963990 45.087 391.10 34491 0.7918 394.20 203204 4.6649 397.30 585484 13.441 400.40 2273329 52.188 391.20 37069 0.8510 394.30 213919 4.9109 397.40 600054 13.775 400.50 2582667 59.290 391.30 39646 0.9101 394.40 224634 5.1569 397.50 614624 14.110 400.60 2892006 66.391 391.40 42223 0.9693 394.50 235349 5.4029 397.60 629194 14.444 400.70 3201345 73.493 391.50 44800 1.0285 394.60 246064 5.6488 397.70 643764 14.779 400.80 3510684 80.594 391.60 47378 1.0876 394.70 256779 5.8948 397.80 658334 15.113 400.90 3820022 87.696 391.70 49955 1.1468 394.80 267494 6.1408 397.90 672904 15.448 &'401.00 4129361 94.797 (t� 391.80 52532 1.2060 394.90 278209 6.3868 (1)398.00 687474 15.782 (\ 391.90 55109 1.2651 095.00 288924 6.6328 398.10 704899 16.182 4' 392.00 57687 1.3243 395.10 299639 6.8788 398.20 722324 16.582 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION SSUM'P1UNS o &,rztr P/Pe ,24-1r pijF t3e.arr162rba Au au ae- /gS , wcr z571trr ,''3 >rtlr So,' Ike twei/L1.E,0 s e FLEVAI?ok/ 385, 4/ (OLD AsIvm) (iMa 6 ,stort/ io n(6.e.f.) d1rv,.rn ,F 3,q8 : -¢/ f 3.50 ""T - g88,19 /E d+ r'/4& R oPGn.rIunt . ZJ, a0 tat Aigui ni►vl v 4,r 526 - SS'? /` G ° ` &O _ C-o 0.00270 Qo 389 U 0 roc) 581,,1 09- 3 r 00 r o o Zeq, 86 11. 41t50 'Y oPLire 310, o 0 0 a F. 0 U a c 0 0 0 U Project: f�,vto J /1/24:g C ih&o' Designed By:I/(Q L Date Project No: Client: Checked By: Sheet of 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION Foe h{ is I A/04,ito10 E l4Uq.- 1/ �✓`71() I DCt75If3 ,5O,o(o ��p +� ' = 210,E SF/pr V `" 30E014> '— C ID,ob o.t2�� �03� + . sr.�/4-r. VLev 314 — ( ' D "y I- 3 4 3'S +�P � = ,o� G,125� �035 4-4 3 4:6 4)�' r?- WV V 3/(t) — C' 7 DEPTH) 1'7 � 105 4- 5 F ,off,,, 0.I z6 Z = / 7Z /Fr.. 4/00 — (1 ' 1)6PJWj / Fop ,rror.) e Mat./0E- ,Et- V 510 A 5 F ITT 39 G V 117 `i¢licr 39B = lie, fjr. b41. 4106 0 0 a 0 0 U rn C' n 0 U Project: /22,:,t,1DM/ 1y/4'11/,;,41415 Designed By: AioL Date Project No: Client: Checked By: Sheet of 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION 'err, e FF.5 t TIE PP-- • cap A.A. pRDPL/N/z:- � . eir?4.1 Arty /40164delP>�_. 2 s 45a, U,910 SF 2 Ft,Ev 912 /oe,4-3 I 45'o , "49 33 -(5 5r z ,�4.4=v 394 ---�--- , �� ,�� s G 'u 39� /'� °� ' )4 4 c.', � "4, c, 5 r- Jul 1 , �j a , a tip .ao s /m ' Vva , 5 0 O a s :u U rn O U Project: t,e4.'_ ;' Designed By: NIJpL.. 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File Directory: C : \KC SWDM\KC_DATA\ [C] CREATE a new Time Series ST 0 . 00 0 . 00 0 . 000000 Till Forest 36 . 84 0 . 00 0 . 000000 Till Pasture 31 . 61 0 . 00 0 . 000000 Till Grass 0 . 00 0 . 00 0 . 000000 Outwash Forest 0 . 00 0 . 00 0 . 000000 Outwash Pasture 0 . 00 0 . 00 0 . 000000 Outwash Grass 0 . 00 0 . 00 0 . 000000 Wetland 90 . 34 0 . 00 0 . 000000 Impervious flood. tsf T 1 . 00000 T [T] Enter the Analysis TOOLS Module [P] Compute PEAKS and Flow Frequencies flood. tsf flood.pks [R] RETURN to Previous Menu Page 1 Flood.pks Flow Frequency Analysis Time Series File : flood. tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 26 . 73 6 2/09/01 2 : 00 53 . 82 1 100 . 00 0 . 99 0 21 . 71 8 1/05/02 16 : 00 33 . 73 2 25 . 00 0 . 96 0 31 . 85 3 2/27/03 7 : 00 31 . 85 3 10 . 00 0 . 90 0 23 . 27 7 8/26/04 2 : 00 28 . 53 4 5 . 00 0 . 80 0 27 . 93 5 10/28/04 16 : 00 27 . 93 5 3 . 00 0 . 66 7 28 . 53 4 1/18/06 16 : 00 26 . 73 6 2 . 00 0 . 50 0 33 . 73 2 10/26/06 0 : 00 23 . 27 7 1 . 30 0 . 23 1 53 . 82 1 1/09/08 6 : 00 21 . 71 8 1 . 10 0 . 09 1 Computed Peaks 47 . 12 50 . 00 0 . 98 0 /pr Petok ,e.v.v f inli0 vie $0-"E Brio cPF a= At0-4 �rta.3c w Page 1 Renton Highlands Profesional Plaza Area Coverag :,Break Down All areas have been measured by hand using an electronic planimeter. Zoneing Location A-P 25,420 CS B-P 38,440 CS C-P 148,802 R14 D-P 52,700 RM1 E-P 139,501 R14 F-P 366,423 R8 G-P 46,500 R4 H-P 35,340 R8 I-P !46,143 R8 J-P 91,761 R8 K-P 36,581 R4 L-P 40,300 R4 M-P 183,164 R4 100% Imp 118,421 R4 Church Parking Lot Net Area by Z;ming %IOP %PER CS 65.00% 35.00% R14 90.00% 10.00% Assumed RM1 75.00% 25.00% R8 75.00% 25.00% R4 55.00% 45.00% Areas in SF Total Pasture 100%Imp Net Imp Per CS 436,481 63,860 372,621 242,204 130,417 R14 1,450,748 288,303 1,162,445 1,046,201 116,245 RM1 554,433 52,700 501,733 376,300 125,433 R8 2,317,671 739,667 2,078,004 1,558,503 519,501 R4 1,557,313 460,045 118,421 1,078,847 593,366 485,481 Total SF 6,916,646 1,604,575 118421 5,193,650 3,816,573 1,377,077 Total Acre 158.78 36.84 2.72 119.23 87.62 31.61 "• -ic�11!Iillil� �111111. ® � ✓' ;/sue, \ 7i1 -� 1 i 36 31 �9_� 3i t1 I �` ' 3, ■■;6 te, IP e c -; - i .'.,.."-- - 31 Lake lotz..=, 4i,_ , ,_.--, .i. • ..41.....—=_11114-... _ ,___ .._,,,„,„. .. , ... lii `\ � �J Washington I \:. 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"Ia: i u, .� ® ' .I -•_� f .� !rl �cult 1� oungs jl214 1 R u■ �1:, m�S:1 ■ II: ':,�._ ♦ll• �I� 4 III \ 0, I 1,;;_ _�_,! \II:_iI1�IJ�l Irk ' -''�"rll::L�J t';: , i.�tl�� - a� :■r)- =l=llllt CI #t n .Fihiu°'1' r.`- ►..:... •IL. ample 1 =1!!e ■11 _•i'�,.i r. ■�^:t11 fill ..:c11;'.,,:c',�--111u7 inl�7M I , \/f lita 1.5 .I_____Ig . 3Faringi � #llicl�w�� ,l��r��� F '3 1 u//T 111 (F 7 i� R`I I� -Nil SIIM KING COUNTY THIZONING ATLAS 10 Agricultural, I R-24-Residential, FOR MAP EACH PARCEL oFPRONLY EBASE ZONING one DU• per10acres 24DU* per acre FOREACHPARCELOFPROPH3tTV. ] A-35-Agricultural, R-48-Residential, THIS MAP SHOWS ONLY BASE ZONMGFOREACH AAA - one DU•per 35 acres 48 DU* per acre CONDITIONS. 1 ASP-SUFFIX ES NOT SHOW FC DEVELOPMENT onis.SPECI Township 23 Range OVERLAYS,DISTRICT OR POTENTIAL ZONINGTMaAPI. p [ F-Forest NB-Neighborhood Business TO MANY PROPERTIES IN KING COUNTY. Includes zonin charges Mineral CB-Communl Business THIS MAP IS AGENERAL COLOR REPRESENT1R10N OF g an 9eS M ® OFFICIAL ZONING CONTROLS FINAL DECISIONS ON ANY INCONSSTENESAAE BASED ON through Ordinance #14130 RA-2.5-Rural Area, • RB-Regional Business ESTABLISHING THE CUURRENT ZOMNG 7HEORDINAN one DU•per 5 acres ALL PROPERTY-SPECIFIC DEVEL.OPMENTCONDITION' 1E (June 2001) RA-5-Rural Area, ® 0 Office IAL ZONING CONTROL Ar II DISPLAYED ON OF DEHE VELOPMENT AND ENVIRONMENT' SSWICE$ one DU*per 5acres I-Industrial IODESl,9000MCESDALEMESN{RENTON,W498055 TELEPHONE 296-8601 RA-10-Rural Area, Incorporated City THE ATLAS IS PRODUCED BV KING COUNTY'SGEOGR -NC one DU*per10 acres INFORMATION SYSTEM CORES OF THIS ATLAS ARE ANALABLE FOR REVIEW OR PURCHASE AT DOES THE, -Ati UR-Urban Reserve, Al Urban Growth CAN BE MhnothervnEWED ONTH ./ronanPET oteantre • one DU•per 5 acres Area Boundary R-1 -Residential, •DU=DwdrngUNt one DU*per acre R-4-Residential, The information Included on this map has been compiled by four DU• per acre County staff from a variety of sources and is subject to change without notice. King County makes no representations or R-6-Residential, warranties,express or Implied,as to the accuracy,completeness, six DU per acre timeliness,or rights to the use of such Information. King County R-8-Residential, shall not be liable for any general,special,indirect,incidental,or eight DU•per acre . O ' , 1 il consequential damages including, but rot limited to, lost revenues or lost profits resulting from the use or misuse of the R-12-Residential, �� 1 4 Information contained on this map. Any sale of this map or 12 DU•per acre w • 0 0.2 0.4 0.6 0.6 1 Information on this map is prohibited except by written R-18-Residential, 1--I.r permission of King County. 18 DU•per acre ■ Map generated November 07,2001 MILES htlas96/amlahunneraml 4.-.11. 11.-.11J1.0 ZONING 21A.12.030 A. Densities and dimensions-residential zones. RESIDENTIAL z O RURAL URBAN N URBAN E RE- RESIDENTIAL S SERVE STANDARDS RA-2.5 RA-5 RA-10 RA-20 UR R-1 R-4 R-8 R-8 R-12 R-18 R•24 R-I8 (17) Base Density: 0.2•. 0.2 0.1 0.05 0.2 ' 1 4 6 8 12 18 24 48 Dwelling du/ac du/ac du/ac du/ac du/ac du/ac du/ac du/ae du/ac du/se du/ac du/se du/ac UnIVAcre (21) (6) ( ) Maximum Density: 0.4 0.4 Dwelling Unit/Acre du/ac du/ac 8 9 12 18 27 38 72 (1) du/ac du/ac du/ac du/ac du/ac du/ac du/ae (20) (20) (22) Minimum Density: (2) 85% 85% B5% 80% 75% 70% 85% (12) (12) (12) (18) (18) (18) (18) (18) (18) (18) (23) Minimum Lot Area 1.875 3.75 ac 7.5 ac 15 ac (13) ac Minimum Lot 135`ft 135 ft 135 ft 135 ft 35 ft 35 ft 30 ft 30 ft 30 ft 30 ft 30ft Width JO ft 30 ft (7) (7) (3) Minimum Street 30ft 30ft . 30ft 30ft 30 ft 20 ft 10 ft 10 ft 10h 10 ft 10ft 10ft 10ft Setback (3) (9) (9) (9) (9) (7) (7) (8) (11.32) (8) (8) (8) (8) (8) Minimum Interior 5 ft 10ft 10 ft 10 ft 5 ft 5 ft 5ft 5ft 5 tt 5 ft 5 ft 5ft 5 ft Setback (9) (9) (9) (9) (3)(16) (/) (7) (10) (10) (70) (10) • Base Height 40 ft — - (4) 40 tt 40 ft ' 40 ft 35 ft 35 ft 35 ft35 ft 35 ft 80 ft 60 ft 60 ft 60 ft 45ft 45ft 80ft 80ft 80ft (14) (14) (14) (14) (14) Maximum 25% 20% 15% 12.5% 30% 30% 55% 70% 75% 85% 85% 85% 90% Impervious Surface: (11) (11) (11) (11) (11) (11) (19) (19) (19) (19) Percentage(5) B. Development conditions. 1. This maximum density may be achieved only through the application of residential density incentives in accordance with K.C.C. chapter 21A.34 or transfers of density credits in accordance with K.C.C. chapter 21A.36 or 21A.55, or any combination of density incentive or density transfer. Maximum density may only be exceeded in accordance with K.C.C. 21A.34.040F.1.g. 2. Also see K.C.C. 21A.12.060. 3. These standards may be modified under the provisions for zero-lot-line and townhouse developments. (King County 3-2001) 21A-104 • .L. ;.' Y y1t �•Y::a• a Tom:\1�ta/ J `��: / ` f.•''�' y/' 'r lu l` • 7%�A 1 y'i. \�'T�..' .'� w!';.I�N.;f.`'�'� 1",t ' !AI.•"fit'".r .,, -.. • S'_`1c`•• •! 101.� j.�•+a 6 .i -, .ram. "T . !^ ," j Ye ,. . .�• a r� ` 9'�, if ` � is • At IP 4, i i,e ll I! ,Y l�• dD ..tiir°fRik �. 1.' - �i '.- • • ; ,; 4,1, r . F ! «cam iM` i. �I1?C'�' �• *'":.I;ti.�1_�.�L w �.. 1e ♦ Y a.�h'— rSe ►. r .�h V is ik-7"ie"x.7V�y rw.. r' (,!` r, si c;. ; N.r`ctii}' o \ .!ti.:'7':'• r fir,# x . - . yy,, ,� o,� '� ) .fi\ s� � \,,2 �M Sr Jr .r,e•! • +1 r` r ,.4 y-• .x.. /" r `.r i•M` y' '! •• 1 i.' =�l'-f • •/l r r • , 1h•�.lyll,•Y• ♦J�p.t• \1 :. at �. � ti rt \� i :'az • { ' q. .���, w w/•,•t4.a i.h.� r1� • vi�!= 'f,�2 l. i 7dts�i• n r!�f+ 'N'R1 \ jf.y.t,,S I-'P VISt lifr. ' ,1.r:�• f e 'at' Ai: A► , 17.1k '. •i , • J e ‘.\ Cr Ilk i � COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION c,J '1 —C W O /Z2 L 1� if 96 14 N 111 .. - � b L ieENEC7171./ • 71, 0 U Project: FE,.4-054 t- 4,-) S tye-j Designed By: Date Project No: Client: Checked By: Sheet of 217 PINE STREET• SUITE 300•SEATTLE,WA 9810I • P:206/343-0460• F:206/343-5691 Pcv4N Sn E w.. ALts1s BACKWATER COMPUTER PROGRAM FOR PIPES Pipe data from file:dwnstrm.bwp Surcharge condition at intermediate junctions Tailwater Elevation:380. feet Discharge Range:l. to 10. Step of 1. (cfs] Overflow Elevation:400. feet Weir:NONE Upstream Velocity:3. feet/sec PIPE NO. 1: 10 LF - 36"CP © 3.00% OUTLET: 380.00 INLET: 380.30 INTYP: 2 JUNC NO. 1: OVERFLOW-EL: 500.00 BEND: 90 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.96 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 1.00 0.37 380.67 * 0.012 0.31 0.20 0.00 0.20 0.31 ***** 0.37 2.00 0.55 380.85 * 0.012 0.44 0.27 0.00 0.27 0.44 ***** 0.55 3 .00 0.68 380.98 * 0.012 0.54 0.33 0.00 0.33 0.54 ***** 0.68 4.00 0.80 381.10 * 0.012 0.63 0.37 0.00 0.37 0.63 ***** 0.80 5.00 0.91 381.21 * 0.012 0.71 0.41 0.00 0.41 0.71 ***** 0.91 6.00 1.01 381.31 * 0.012 0.77 0.45 0.00 0.45 0.77 ***** 1.01 7.00 1.10 381.40 * 0.012 0.84 0.49 0.00 0.49 0.84 ***** 1.10 8.00 1.18 381.48 * 0.012 0.90 0.52 0.00 0.52 0.90 ***** 1.18 9.00 1.26 381.56 * 0.012 0.95 0 .55 0.00 0.55 0.95 ***** 1.26 10.00 1.34 381.64 * 0.012 1.01 0.58 0.00 0.58 1.01 ***** 1.34 PIPE NO. 2 : 74 LF - 30"CP © 1.07% OUTLET: 379.58 INLET: 380.37 INTYP: 2 JUNC NO. 2 : OVERFLOW-EL: 500.00 BEND: 90 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.37 380.74 * 0.012 0.24 0.19 1.09 1.09 0.32 0.37 0.30 1.02 0.54 380.91 * 0.012 0.33 0.26 1.27 1.27 0.48 0.54 0.43 1.53 0.67 381.04 * 0.012 0.41 0.32 1.40 1.40 0.61 0.67 0.53 2 .04 0.79 381.16 * 0.012 0.47 0.36 1.52 1.52 0.72 0.79 0.62 2.55 0.91 381.28 * 0.012 0.53 0.41 1.63 1.63 0.83 0.91 0.70 3 .06 1.00 381.37 * 0.012 0.58 0.44 1.73 1.73 0.92 1.00 0.77 3 .57 1.10 381.47 * 0.012 0.63 0.48 1.82 1.82 1.01 1.10 0.83 4.08 1.19 381.56 * 0.012 0.67 0.51 1.90 1.90 1.10 1.19 0.90 4.59 1.28 381.65 * 0.012 0.71 0.54 1.98 1.98 1.18 1.28 0.96 5.10 1.36 381.73 * 0.012 0.75 0.57 2.06 2.06 1.25 1.36 1.01 PIPE NO. 3 : 128 LF - 30"CP © -0.30% OUTLET: 380.76 INLET: 380.37 INTYP: 2 JUNC NO. 3 : OVERFLOW-EL: 500.00 BEND: 90 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.93 381.30 * 0.012 0.24 0.00 0.00 0.24 0.93 0.93 0.31 1.02 1.09 381.46 * 0.012 0.33 0.00 0.15 0.33 1.08 1.09 0.44 1.53 1.17 381.54 * 0. 012 0.41 0.00 0.28 0.41 1.16 1.17 0.55 2 .04 1.26 381.63 * 0.012 0.47 0.00 0.40 0.47 1.24 1.26 0.63 2 .55 1.33 381.70 * 0.012 0.53 0.00 0.52 0.53 1.31 1.33 0.71 3 .06 1.38 381.75 * 0.012 0.58 0.00 0.61 0.61 1.34 1.38 0.78 3 .57 1.42 381.79 * 0.012 0.63 0.00 0.71 0.71 1.38 1.42 0.85 4.08 1.48 381.85 * 0.012 0.67 0.00 0.80 0.80 1.43 1.48 0.91 4.59 1.55 381.92 * 0.012 0.71 0 .00 0.89 0.89 1.49 1.55 0.97 5.10 1.62 381.99 * 0.012 0.75 0.00 0.97 0.97 1.56 1.62 1.03 PIPE NO. 4 : 291 LF - 30"CP Q 0.21% OUTLET: 380.93 INLET: 381.53 INTYP: 2 JUNC NO. 4 : OVERFLOW-EL: 500.00 BEND: 90 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.35 381.88 * 0.012 0.24 0.28 0.37 0.37 0.28 0.35 0.31 1.02 0.49 382.02 * 0.012 0.33 0.39 0.53 0.53 0.39 0.49 0.44 1.53 0.60 382.13 * 0.012 0.41 0.47 0.61 0.61 0.47 0.60 0.54 2.04 0.70 382.23 * 0.012 0.47 0.54 0.70 0.70 0.54 0.70 0.63 2 .55 0.79 382 .32 * 0.012 0.53 0.61 0.77 0.77 0.61 0.79 0.71 3 .06 0.87 382 .40 * 0.012 0.58 0.66 0.82 0.82 0.66 0.87 0.78 3 .57 0.94 382.47 * 0.012 0.63 0.72 0.86 0.86 0.72 0.94 0.84 4.08 1.01 382.54 * 0.012 0.67 0.77 0.92 0.92 0.77 1.01 0.91 4 .59 1.07 382.60 * 0.012 0.71 0.82 0.99 0.99 0.82 1.07 0.97 5. 10 1.14 382 .67 * 0.012 0.75 0.86 1.06 1.06 0.86 1.14 1.03 PIPE NO. 5: 107 LF - 30"CP Q 0.06% OUTLET: 381.78 INLET: 381.84 INTYP: 2 JUNC NO. 5: OVERFLOW-EL: 500.00 BEND: 90 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0 .51 0.41 382 .25 * 0.012 0.24 0.38 0.10 0.24 0.38 0.41 0.31 1.02 0.57 382 .41 * 0.012 0.33 0.53 0.24 0.33 0.53 0.57 0.44 1.53 0.70 382 .54 * 0.012 0.41 0.65 0.35 0.41 0.65 0.70 0.54 2 .04 0.81 382.65 * 0.012 0.47 0.75 0.45 0.47 0.74 0.81 0.63 2 .55 0.88 382.72 * 0.012 0.53 0.84 0.54 0.54 0.79 0.88 0.71 3 .06 0.94 382.78 * 0.012 0.58 0.93 0.62 0.62 0.83 0.94 0.78 3 .57 1.01 382.85 * 0.012 0.63 1.01 0.69 0.69 0.88 1.01 0.85 4 .08 1.07 382.91 * 0.012 0.67 1.09 0.76 0.76 0.93 1.07 0.91 4.59 1.14 382 .98 * 0.012 0.71 1.16 0.82 0.82 0.98 1.14 0.97 5 .10 1.20 383 .04 * 0.012 0.75 1.23 0.89 0. 89 1.03 1.20 1.03 PIPE NO. 6: 28 LF - 30"CP Q 0.98% OUTLET: 382.14 INLET: 382.42 INTYP: 2 JUNC NO. 6: OVERFLOW-EL: 500.00 BEND: 0 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.30 382.72 * 0.012 0.24 0.19 0.11 0.19 0.24 ***** 0.30 1.02 0.43 382.85 * 0.012 0.33 0.27 0.27 0.27 0.33 ***** 0.43 1.53 0.53 382.95 * 0.012 0.41 0.32 0.40 0.40 0.41 ***** 0.53 2 .04 0.61 383.03 * 0.012 0.47 0.37 0.51 0.51 0.47 ***** 0.61 2 .55 0.69 383 .11 * 0.012 0.53 0.41 0.58 0.58 0.53 ***** 0.69 3 .06 0.76 383.18 * 0.012 0.58 0.45 0.64 0.64 0.58 ***** 0.76 3 .57 0.82 383.24 * 0.012 0.63 0.49 0.71 . 0.71 0.63 ***** 0 .82 4.08 0.88 383.30 * 0.012 0.67 0.52 0.77 0.77 0.67 ***** 0.88 4.59 0.94 383.36 * 0.012 0.71 0.55 0.84 0.84 0.71 ***** 0.94 5.10 0.99 383.41 * 0.012 0.75 0.58 0.90 0.90 0.75 ***** 0.99 PIPE NO. 7: 56 LF - 30"CP @ 0.80% OUTLET: 382 .42 INLET: 382 .87 INTYP: 2 JUNC NO. 7 : OVERFLOW-EL: 500.00 BEND: 0 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.30 383.17 * 0.012 0.24 0.20 0.30 0.30 0.24 ***** 0.30 1.02 0.43 383.30 * 0.012 0.33 0.28 0.43 0.43 0.33 ***** 0.43 1.53 0.53 383 .40 * 0.012 0.41 0.34 0.53 0.53 0.41 ***** 0.53 2.04 0.62 383 .49 * 0.012 0.47 0.39 0.61 0.61 0.47 ***** 0.62 2.55 0.69 383 .56 * 0.012 0.53 0.43 0.69 0.69 0.53 ***** 0.69 3.06 0.76 383 .63 * 0.012 0.58 0.47 0.76 0.76 0.58 ***** 0.76 3.57 0.83 383.70 * 0.012 0.63 0.51 0.82 0.82 0.63 ***** 0.83 4.08 0.89 383 .76 * 0.012 0.67 0.55 0.88 0.88 0.67 ***** 0.89 4.59 0.94 383 .81 * 0.012 0.71 0.58 0.94 0.94 0.71 ***** 0.94 5.10 1.00 383 .87 * 0.012 0.75 0.61 0.99 0.99 0.75 ***** 1.00 PIPE NO. 8: 178 LF - 30"CP @ 0.83% OUTLET: 382.87 INLET: 384.35 INTYP: 2 JUNC NO. 8: OVERFLOW-EL: 500.00 BEND: 0 DEG DIA/WIDTH: 4.0 Q-RATIO: 0.00 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.30 384 .65 * 0.012 0.24 0.20 0.30 0.30 0.24 ***** 0.30 1.02 0.43 384.78 * 0.012 0.33 0.28 0.43 0.43 0.33 ***** 0.43 1.53 0.53 384.88 * 0.012 0.41 0.34 0.53 0.53 0.41 ***** 0.53 2.04 0.62 384.97 * 0.012 0.47 0.39 0.62 0.62 0.47 ***** 0.62 2.55 0.69 385.04 * 0.012 0.53 0.43 0.69 0.69 0.53 ***** 0.69 3 .06 0.76 385.11 * 0.012 0.58 0.47 0.76 0.76 0.58 ***** 0.76 3 .57 0.83 385.18 * 0.012 0.63 0.51 0.83 0.83 0.63 ***** 0.83 4 .08 0.89 385.24 * 0.012 0.67 0.54 0.89 0.89 0.67 ***** 0.89 4.59 0.94 385.29 * 0.012 0.71 0.57 0.94 0.94 0.71 ***** 0.94 5.10 1.00 385.35 * 0.012 0.75 0.60 1.00 1.00 0.75 ***** 1.00 PIPE NO. 9: 60 LF - 30"CP @ 1.03% OUTLET: 384.35 INLET: 384.97 INTYP: 2 Q(CFS) HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI ******************************************************************************* 0.51 0.24 385.21 * 0.012 0.24 0.19 0.30 0.30 0.24 ***** 0.19 1 .02 0.33 385.30 * 0.012 0.33 0.26 0.43 0.43 0.33 ***** 0.29 1.53 0.41 385.38 * 0.012 0.41 0.32 0.53 0.53 0.41 ***** 0.39 2 .04 0.48 385.45 * 0.012 0.47 0.37 0.62 0.62 0.47 ***** 0.48 2.55 0.55 385.52 * 0.012 0.53 0.41 0.69 0.69 0.53 ***** 0.55 3.06 0.63 385.60 * 0.012 0.58 0.45 0.76 0.76 0.58 ***** 0.63 3.57 0.69 385.66 * 0.012 0.63 0.48 0.83 0.83 0.63 ***** 0.69 4 .08 0.75 385.72 * 0.012 0.67 0.51 0.89 0 .89 0.67 ***** 0.75 4.59 0.81 385.78 * 0.012 0.71 0.54 0.94 0.94 0.71 ***** 0.81 5.10 0.87 385.84 * 0.012 0.75 0.57 1.00 1.00 0.75 ***** 0.87 TO Do....sg TY.-6 nr Fc. rr t r J t, Co p i�'Uc-4-¢0. ApiterA R'- o�� kGfLf5 winsorhourpeaks .pks Flow Frequency Analysis Time Series File :winsorhour. tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Frequency Analysis Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 2 . 11 6 2/09/01 2 : 00 ,---- 4 . 27 1 100 . 00 0 . 99 0 1 . 73 8 1/05/02 16 : 00 2 . 74 2 25 . 00 0 . 96 0 2 . 54 3 2/27/03 7 : 00 2 . 54 3 10 . 00 0 . 90 0 1 . 89 7 8/26/04 2 : 00 2 .27 4 5 . 00 0 . 80 0 2 . 27 4 10/28/04 16 : 00 2 .25 5 3 . 00 0 . 66 7 2 .25 5 1/18/06 16 : 00 2 . 11 6 2 . 00 0 . 50 0 2 . 74 2 10/26/06 0 : 00 1 . 89 7 1 . 30 0 . 23 1 4 .27 1 1/09/08 6 : 00 1 . 73 8 1 . 10 0 . 09 1 Computed Peaks 3 . 76 50 . 00 0 . 98 0 gc -o vPo0 H. 20 tw-eES 7.ZS IMPEGUtOO5 3.9 z P )%o05 Page 1 REcEiveD 1 MAR 0 5 2002 TQ vs" AC TECHNICAL INFORMATION REPORT Coughlin Porter Lunde en, Inc, for 5t$,..c,CtAJ Q 113. C ) located at �,� ,G • ��nic� ���, 1�.E . 4 4 " ST. . RQA•4-0 for a-co.,0 CorPOY`ek•-kc‘l by BUSH, ROED&HITCHINGS, INC. 2009 MINOR AVENUE EAST SEA !LE,WASHINGTON (206) 323-4144 SEE Ste_ -I--(5 BRH JOB NO. 11 . 0 I Foe_ /co YrC rwa,x 3841cFS DATED'"'. I'M SF -5 11Foe ll !oo VC nmix_ ©v,-FLoc.v 4�4 xis /•lor 5o eE w rcC�+ I S CO22-EZ-t— NOV 2 9 1993 . �S� oke�ae �c.`tSCF-S fps.... :. �� �� CI oP°fi{iT PLAN ENrON r :' �,, ,Asia. tir. .:: .. aa� 0,1 26818 C/41 /3 t EXPIRES 12/1/ 93 1 0 • ..• • . . . . 3... • - .•. . • . . . . .. . • • • ..- .-t.: • ..-... ,..„. ...7%,330 i ,- •••:_. ,„.. .. I .. ,......:4; .."1.1!,• ::: ... :••• -.'. .i 1.:.....":"...•:-,.;,ti.;•.:.: - '!s!•• x4• s'',i•':•s•,, '1U,Z i,;•'...'.,.' •:'." *•,,::.':. .• iii'Trv•.i 1•".'...,.'•-. 7..,...•;::1- ,..!1 i (".7:'..,3.r'',..t0,,....9,,1 P ue1il1llw1ijr1,-M4..k:z'...1-.1•..:.e1.r4•..I•.':... K+I-',.s •..., NAV•--X , J ' EYNIACO MAY r.. t AV xE : - . • •.'::;::• . 14Y i‘r..; :"..'..":.. . . :q : . i'l4)4 '..?111i4f4'' pc . 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' we�M `: { ds 4 t :, � 3ctr t •I .. t ...• ill; . _ ..� _""-.,_._,„,- _ _ , �° Jt,l { f n A - — ------- ..... ----.1 . ',Ay .iiii , 1 i ..1.1::::::•:,.\:::\:::....,".....,I....,:.:.'.... -.7.:i .."'L-4...: .":„.•:/.,,4:740.,,.4.,,,,/,..1.,.„1; ini./2"1/0" //---,,--I ... • • Ily: --—:-....— \ • 4 ''i Coo. • ,f. ....... ce.., . # , rY ram"`#I. +" '� µ ....'•r. .. ^�•". _ > :, ' r • 1. I� r " .. ..� .. • . , (• ..-\� • f ` ,� t` ll �... ,r•. 1 < S I! r i �' • fft \ i `� ,J I.•. ' V II • ii ... ., , y r� 1 il I A. . ili J{ t ! . 1 ,• !.. r ^, . •'11.: 1 1. . I —. \ _ µ '•. r ' o. �. . �It of whimom.mmOi CIA i,II • ,' � it •f `I V ' 1' ON-SITE STORM WATER ANALYSIS There are two sources for storm water discharge from the site. The first is from the Windsor Place Apartments and the second from onsite storm water run-off. The storm water discharge from the Windsor Place Apartments currently flow onto the site through a 30 inch diameter culvert and then is conveyed across the site within a ditch. The ditch bottom is approximately 5 foot wide. A gravel driveway crosses the ditch within the Safeway site. At this location two culverts, a 12 and 10 inch CMP, convey the stort water beneath the driveway. From this point the storm water is conveyed in a southwesterly direction across the site until it is collected by a 48 inch culvert located just west of the Water District 90 pump house. This culvert conveys the storm water run-off from the Windsor Place Apartments and the subject (,` site to the downstream system. e The open drainage ditch across the Safeway site will be tight lined. This concept was discussed with Neil Watts when we first stated researching the site. It was Neil's opinion that a tight 63 line system could be installed. Since no additional storm water will added to the tight line pipe within the Safeway site, the pipe size will be based on the connection point pipe size. Tight ` line conveyance of the Windsor Apartments will not impact the v downstream capacity. Therefore only onsite storm water run-off mitigation will be required. tYw The storm water run-off from the developed Safeway site will be 0 conveyed to a storm water detention/wet vault combination. The design of the facility is according to the 1990 King County Surface Water Design Manual . A water quality vault was selected because the site is within the aquifer protection zone. The vault will have better containment potential than an open pond with a 40 mil liner. Storm water will be discharged from the t\L vault at the pre-developed peak rate into a biofiltration swale.� Z The biofiltration swale will convey the storm water to the 48 (�PA inch diameter culvert which discharges into the downstream sys- tem. DOWNSTREWIT SI Storm water run-off from the Safeway site and the Windsor Apart- ments will be conveyed beneath Northeast 4th Street within a 48 inch concrete culvert. The inlet of the culvert is located just west of the Water District 90 pump house. The culvert inlet pro- jects out of 6 to 7 foot high ecology block wall . The proposed development would set a manhole at this location for connection of the Windsor Apartments tight line pipe. A smaller inlet pipe would be connected to the manhole for the Safeway biofiltra swale discharge . On the south side of Northeast 4th Street the 48 inch culvert discharges into an open ditch. The ditch has a 5 foot wide bottom and is approximately 4 to 6 feet deep. Within the banks of the ditch there is a thick growth of grassed and blackberries. The ditch conveys the storm water southward for approximately 100 feet and then turns west. The ditch flows westward for approx- imately 100 feet and then turns southward again. The ditch con- tinues southward until it flows into what appears to be an open detention system for a residential subdivision. The detention facility has a 42 inch outlet pipe which conveys the storm water beneath Bremerton Place Northeast just north of Northeast 1st Place. The proposed development of the Safeway store will not signifi- cantly impact the downstream system. Both water quantity and quality controls will be constructed at the source. The Safeway site represents only a minimal portion of the area tributary to the open ditch. Design standards implemented by the City of Renton will adequately protect the existing downstream course. TEMPORARY posiox CONTROL Erosion control measures will be implemented during site grading. A temporary sedimentation control pond will be installed in the vicinity of the proposed detention system. The pond will be sized to accomidate the construction of the detention vaults and biofiltration swales. Therefore the storm water volume will be excess of the 100 year volume for a developed site. Interceptor swales with rock check dams will be constructed on the perimeter of the site. The interceptor swales will convey the storm water to the sedimentation control pond. Filter fabric fence will be installed along the western boundary and along Northeast 4th Street from the pump house south. In these location the onsite grades will be approximately the same as the adjacent property. The interceptor swales along the boundary will collect the drainage. Therefore the primary func- tion of the filter fabric fence will be to deter vehicular traf- fic from entering the site. The sedimentation and erosion control measures will be designed in accordance with the BMP's outline in the King County design manual . Installation of the sedimentation and erosion control facilities will minimize the amount of silt laden storm water run-off leaving the site. file 93178 .dsa 4 K' s COUNTY AREA, WASHINGTO/ (RENTON QUADRANGLE) • 1 680 000 FEET 122°07'30" AN 19 MI- 10 - - ,.. 47°30' + y• 4: t ^,,fit •f •' 41%;' .•- • .•�^s e• 'S•�+ •. ' -%,,.j ;•• 1 , ' � • • • •B ' • " . '413 . •'• 1 • • 515 • 11 , fav• •• e l l So �V l: • 41TE AgB - ° • • • 'fin : : •.. - --• �� • • I+� Trailer . �P/ � Ill:EVB II : •■ .a 0 •Mb,.ark;• • •. • • .rt-r•;t a n •B 'nBM • • • •• 84i� • J - i !I. :I• •3 3 •• A " .:i 424 • 31..6 ' • • Greenwood Ce I. • ° `. : • _ _ + • • r 180 000 _ it • : , . •• } •ti 8 FEET • t a '' 406 ;!: • ''■ FI'• C.+, III . oa \ • ▪ .� ABC - 7... *• , :. • \k„ I .:.,::::;:.t.f .ia '\. V: . ........... '.:'.. ....:* • • • \\V I .••• VOk 1 • ••• • :'.2 • • • • -4'7-- 0a --• ,l.-.:-,-2-7..:::T 1 B M° / ��. •. °.3 ES.:•Bx•.,`•-:..-111 • ,„ • e r v , .•:•"•,4•'S:iA•i i•.J.:.4.7....f:...:7:•,.;•..••.....\5. r —r• AkF Y R Y i'Col tiC ° / /� "� F I Eve • \, 7 ` F'`� oo�se .yf` . AkF I1 j r � �: �40 li„' ' .. .; �' •�` ` ' \Age ~ % � �� I ` C M`-^� / �A\ ? itii; .5-- 2� r„,.._,..,....... �� ! a II• fir. VI _'S El tot "Iti ®w II \ I h a� AkF Park PY ` •, I AgC ,M I a 169 it vim. «.fA • \\ ``. �\\Sn+i+ '1'• EvC • . I 1 / AgD AkF 6R: -I---- ' .-'-\ ... .111( s'-iii4 Z. ! ..,."•—••••••;•••••.. .7.7... .7.77.7: .7:.....,... • c—1 �•-- :::__: .-- ---•- - _Brag- -.° BM 27'30"' L _ -.... I�� c • ARD ilkri -- • C1/ BMA I• @'I 42B �\ 1 PIPELINE AgC ... . il. ._ _ AgB 1f \ I g , - Ilr ii..\ \ �`402`I Wi r s• ; tii, : • ,_.,--•_ .,,, •Iii,,i I-- -- + -- i (,• .� a .Sk .sr, I _ �o 2,1 AgC ', .• :,'' f ,,. i rw' � /c J. tii.i "mil 9 k - • \ -I 4 KING COUNTY, WAS ! NGTON, SURFACE WATE . 'DESIGN MANUAL (2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). However, high CN areas should not be combined with low CN areas (unless the low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be generated and summed to form one hydrograph. FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNTY HYDROLOGIC HYDROLOGIC SOIL GROUP GROUP' SOIL GROUP GROUP' • . ;Alderwood C ; Orcas Peat D Arents, Alderwood Material C Oridia D Arents, Everett Material B Oval! C Beausite C Pi!chuck C Bellingham D Puget D Briscot D Puyallup Buckley D Ragnar B Coastal Beaches Variable Renton D Earimont Silt Loam D Riverwash Variable Edgewick C Sala' C Everett A B 'Sammamish D Indianola A Seattle D Kitsap C Shacar D Klaus C Si Silt C Mixed Alluvial Land Variable Snohomish D _ Neilton A Sultan C B Tukwila D Nooksack Newberg C Urban Variable Normal Sandy Loam D. Woodinville D HYDROLOGIC SOIL GROUP CLASSIFICATIONS A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep,well-to-excessively drained sands or gravels. These soils have a high rate of water transmission. B. (Moderately low runoff potential). Soils having moderate infiltration rates when thoroughly wetted, and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. C. (Moderately high runoff potential). Soils having slow infiltration rates when thoroughly wetted, and consisting chiefly of sods with a layer that impedes downward movement of water, or soils with moderately fine to fine textures. These soils have a slow rate of water transmission. D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. • From SCS, TR-55, Second Edition,June 1986, Exhibit A-1. Revisions made from SCS, Sod Interpretation Record, Form #5, September 1988. • *-' 3.5.2-2 11/92 KING COUNTY, WASH : GTON, SURFACE WATER ' ESIGN MANUAL • TABLE 3.S.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24•hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 : 89 92 Ex t �=> ,.n 1 - 65 78 85 J 89 C --e'�G Meadow or pasture: Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% • or more of the area 68 80 86 90 fair condition: grass cover on 504'k ^ 1)Q4C/ tO;_. to 75% of the area 77 85 E)-.1 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots • 72 82 87 89 S, Impervious surfaces,•pavement, roofs, etc. 98 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 . Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA, 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. • (1) For a more detailed description of agricultural land use curve numbers refer.to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. *•' 3.5.2-3 11/92 1. 1 \ \ \• ' \----l----ktt / \ •, Easement \:; • •. . \ \ . • / . . \ I.. . \ • . „ \ . \ ' V/ . ki 1 . / i /2HTI V , . . i ) .1 • —.... , • •s. ; .iiY . / ., ..„. / • / "0. 11 4/ • ? I' i .: ( ' SO 0 v4;• ' '6 ...*----- 04 1--4:LH11 il'\ ... • 1 L4f/. • 1 ... .. • \ , %• \ • %. \ \ \ .,. . \ • J ) ... \ N .N. \ ••. \ . . I... ..,. . • ( . %... I • . ....; . - r—if_L'•:, , I..• • 39 6 ..._472se / I 7 , , ,,...... / • . ,, , / . •, , ...., ., in. .„, ..., , . , .E'r -----s--- -1. ....._......,....‘ / \4 i / 7 : 1 . •• 394 I. / -----7/7-----:-/1 / . ' S, •t• ••• i; ,:, 'r' ge .---"-'-•••.:__________-----_....._______J \Z \ ':o.' (iz " •. \ •. I •L c -.•,...., I I '.•z., '',‘ \ ' \ \\\\....... \ • .....-.......... 1 ‘. _ . r..... (1 ____, •;ti.e .., - *1 . I 6;47,c, 1.- % . „.„. I . \ .s ...... ......., --1,1 • 41Ce----\, .392. • -,.. i • , ----______.---‹ . / \ • . ‘ .------___-- ''''''S-• CUT- I e Oet II) . • . • • -... 1 t. ' ''. . .. " . ' "."\ ..._....._..........______ 1, • 011 •.k.....2.„\:\\ ...„....4144„ . •-..... -...:,........._____„/" nit S ; . • r•c• .---- S r O. O7 i • 1 , . . • --------- _,_____L; __,,----- s*Rocit. Check .Darrn(Typ) / See!Detail \ . •• . ,,.....------- - • \• ,-7- - ------ / . . • / • I' i \ --_..----I • . i ..1_,....---...._, •• 1 Ste 64 40— ......... ti • ) / ' ,' i •7"-"."-"• ) C134`.5-Type 11-f. spite,e• I 1 -.-._---- ? i I Rim c . LE.c.,382:29 -4 •. I ' i • - I ' \ '. annect to WF Connect mp • Stanot) • '4 \ i . • 'Z.,•oft ..„,.. •••• 30"Cone \droinog to CErr2 I \ >0. , / .{ Remove and r lace , ..., , 7— • 9° cs, i clone fence with 1 II .•''....---'1, J.-,••••' k••'r— -'''. -'\1 ooden sight- scurng \,,,..._3 ---,,, stet. .•••• /k ,•re)„ 4,0,. ‘ fence • ..-• ..-,pt.-, •-• • • .... • w 1..„...--"' .•', • _•••• .••••-• ...- . .. \, . ,„. \ •-• -.4^' ...""1.1--.,..," .• r- I / '.. • 4-°.. 7' .c.' • \ I • ,, • .,--- : r/T K / 6 Ste 0t82 2 iv.,,••it, ...-"/. 1 1 . En Rimr3 • Bal..: ' .-- .„. ••- '4. . •••• f Bic(34.26. ._-. ,, • /Filter ,/ , ) 45 C1.812E.c3r8YPK521/ ,.....6.1 -......,.„.ors-r_ry:I C' co CT1 ,;t:2 \ „ • X 41,..,---- 'R'imc 393.5 1 11 . : ......„, '0,....-•"-.2r?-.......2,(V-- I.E.c 381.50 See SheyK2 of 2 for/Profile / / . li Extend Ex 6'_Side.S.owe . „err., •• ti‘ X r.,....____t_ ,. 1 A v'conz, , .• „,...."....:>.,,,, ..• i • .Fle../.,,, ...97 ..• _,. 5, t57 -k• ---1- •• ffli E., • ,,, ,- ta''' q I / 5' h.,• • .1.7111..-. . .. // - f . C= ,;• • .y 9! ._,1- ---- ..:..- .. - , 1 o _ES.LO• -:-..—..,-- . 1-••.---- .----...;..........2rriagir . - . ., ' 7L,..-...rf?.\... .,_':;;;;;;.-•:: .—.-:.-> Od--i- _17.:; ' )\ . ... ,z.(5) I. ._• . 1 . :0 -7, e- . 1°7 •••••( --- reposed • -.1111Pr .1`' A- ....N. , Srcem Sewer Easenwnt /WitA. X.i..:247) / ' I:- eev• • —A=tt.r.,.1--I Raise Rim of existing ,:wa darter,r.r..,e,.... • . C p Remove Existing / c . • .i 18"Conc a CB / 11 Sanitary Sewer MH/ -0 / • , -.•------Cirl=737pr IPM4 . , At ___a____Mt..(11.(7.0.4 firlistled.• .. Rim=388.0 e .i: e N grade ,,, -- •-- - LE.=390.96 BRH Job No. : q 31127,01 • Date: 9 - 1 -Q.; HYDROGRAPH • INPUT WORKSHEET Project : 426-1Qui''—J 4 . Sr5-2) Basin Identification (5 char): X 't- ( 4 X i 7) Description (30 char): ex1S+. /2+ 1''�r • Total Area: 0, O') Precipitation: 2yr 'L•o Syr 10yr 2•'l 1 25yr 50yr 100yr Hydrograph Numbers: 2yr I Syr 10yr '-- 25yr S0yr 100yr Time of Concentration: length slope surface.•type .. • "n" value, time moo ' - 1,C °/., r s • , 24 (t . 4 • I 7 10°A, :I/4r \A ,-3��riS4 <o1> S I.05 4�0 ' l •4�% �.,tJ , o3S h , Total Travel Time: 2 4. -- Pervious Area: Land Use: vse..6-v\fi 4 (QS, 3�.. : cis` Soil Type: vc Hydrologic Group: Curve Number: Si ( ode c.,1" ` M ASS) HYD. INP 6 • BRH Job No. : q i'1 ED. 4 1 Date: 'ei—z) HYDROGRAPH INPUT WORKSHEET Project : .� Q.�" �- c� Basin Identification (5 char): E7 2 (. ID Ie-7 4 17 l ✓O) Description (30 char): DQJ • ��^� Ur 4 ►" f Total Area: � . 0 ) , • Precipitation: 2yr 2.00 Syr 10yr'L .411 25yr 50yr 100yr -;•.1 Hydrograph Numbers: 2yr Syr 10yr 4 25yr 50yr 100yr Time of Concentration: length slope surface type • ".n" .value time_ • 200 ' 0 .. .011 0-- Total Travel Time: e• - Pervious Area: l S% = 1 . 2. 1 ,QC.. Land Use: J"� Soil Type: A 1 k_, ),4)0d Hydrologic Group: Ci Curve Number: D ( �/��"�S�� P J C c la — S HYD. INP File Basin Hydrograph Storage Discharge Level pool. 3MMriMMMMMriMriMrii•iMMNMMMMHMMMMMMNNMHMMriririMMMMMMiInnnrtr nnmrimnnMm mmnmnri hmnrimm irs 3 INPUT , MODIFY OR BROWSE DATA 3 3 BASIN ID X2 SBUH HYUKUbKAPH 0 3 30E5CRIPTIUN : EXIST. COND. 2YR/24HR 3 3AREA (acres ) 8.070 RAINFALL CHOICES 3 : 3RAIN PRECIP ( in) 2.00 1 . TYPE IA 3 3TIME INTERVAL(min ): 10.00 2. TYPE I 3TIME OF GONG (min ): 24.73 3. TYPE II 3 3KAINFHLL SELECTION: b 4. TYPE IIA 3 31-IBS I RAu I uuttt- 0.20 5. TYPE 3 3 • 3BASt FLOW (cfs ) 0.10100 b. USER 1 3 3STORM OUR ( hrs ) 24.000 7. KC f DAY 3 ' 3 8. CUSTOM 3 3FERVIUUS PARCEL IMPERVIOUS PARCEL 3 3AREA: 7.800 acres AREA: 0.270 acres 3 3CN 89.00 • ON . 98.00 3 . 3 _3 3 SUMMARY DATA 3 . 3PtA1i H'YUKubKArH TINE: 8.00 hrs 3 3PEAK HYDROORAPH FLOW: 1 .5497 cfs o 3TUTAL HYUKUbKAPH VOL: 0.7081 ac-ft 3 3 HOME END Fi :Find F2:New F3:Get F4:Tc-Calc FS:Delete 3 3 Pgup rgdn FS:Compute F7: FB:Method FS: Template Fie:txit 3 TMMMMriMMMMMi7MMMMl7nrlHMMMMMMMMMMi mhmMmriMMMMrTt7rtnMMMMrirriMihrlTlrTrlmnrnm17m>1rTmmmmnn>1rsmm2 File Basin ' Hydrograph 'Storage .Disthar.ge• • Level pool - •- 3MmnriMMiIMMMMMMMMMMMMMMMMmmmmmmmmmmmnmmHmnmmrimmmri lmmmmrimnm iririmmmnmmrimmmnmmrimn6 3 INPUT , MODIFY OR BROWSE DATA 3 3 BASIN ID X1O SBUH HYDROGRAPH 0 3 3DESCRIPTION EXIST , COND. 10YR/24HR 3 3AREA (acres ) 8.070 RAINFALL CHOICES 3 3RAIN PRECIP ( in ) 2.8.1 i . TYPE IA 3 3TIi1E INTERVAL(min ): 10.00 Z. TYPE I 3 3TIME OF CONC (min ): 24.73 3. TYPE II 3 --- 3RAINFALL SELECTION: b 4. TYPE IIA 3 3ABSTRAu t uu i-i- 0.20 5. TYPE 3 3 3BASE FLOW (cfs ) 0.000 6. USER 1 3 b I UR1I OUR (hrs ) 24.000 KC 7DAY 3 8. CUSTOM OM - 3 3PERVIOUS PARCEL IMPERVIOUS PARCEL 3 3AREA: 7.800 acres AREA: 0.270 acres _3 3CN 8S.00 CN 58.00 3 3 . 3 3 SUMMARY DATA 3 3PtAK HYUKUbttAPH T IMt: 8.00 hrs 3 3PEAK HYDROBRAPH FLOW: 2.9208 cfs - 3 3TOIAL HYUKUbKAPH VUL: 1 .2424 ac-ft 3 3 HOME END Fi :Find ' F2:New F3:bet F4:Tc-Calc FS:Deiete 3 3 Pgup Pgdn FS:Compute F7: FB:Method FS:lemplate Fig:Exii 3 TMMMMMi-MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMhmmmmmmnrlmmrim immmrtrmmtiMMMMM II File Basin Hydrograph Storage Discharge Level pool 3ihriNMMMMMMriririi•irifiMrii•iriMMririM'riirirlMrl'rifirli-iMtli•1rfriri'riMriMriMM iFiMriMriMi•i'rlriMMMMrirlriritMi7MMMMriilMMMMa 3 INPUT , MODIFY OR BROWSE DATA , 3 3 BASIN ID D2 SBUH HYDROGRAPH 2J 3 3uESCRIPIION : DEV. COND. 2YR/24HR 3 3AREA (acres ) 8.070 RAINFALL CHOICES 3 j 3RAIN FRECIP ( in ) 2.00 i . TYPE IA 3 3116E INTERVAL( t+1in ): 10.00 2. TYPE I 3 3T (fit OF OUNC (mini: 8.33 3. TYPE II 3 3KAINFALL SELECTION: b 4. TYPE IIA 3 31-18SIRACI uutrl- • 0.20 S. TYPE 3 3 3BASE FLOW (cfs ) 0.000 6. USER 1 3 3STORM OUR (hrs ) 24.000 7. KC 7 DAY 3 3 8. CUSTOM . 3 3FERV1OU5 PARCEL IMPERVIOUS PARCEL 3 3AREA: i .2i0 acres AREA: 6.860 acres 3 3CN 90.00 CN 98.100 - 3 3 3 . 3 SUMMARY DATA 3 3rtAK i-IYUKUbKfiVH lint: 8.00 hrs 3 3PtAK HYUHUUKAPH FLOW: 3.5058 cfs 3 31OTAL HYUKUbKAPH VOL: i : 1241 ac-ft 3 3 HOME END FI :Find F2:New F3:uet F4:Tc-Calc FS:Deiete 3 3 rgup Pgdn Fb:Compute F7: FB:Method FS:Iempiate FiO:Exit 3 . Tririririi7i7ni7firimi7i-iirii7mmmrifirii7inm>nmNnrlr1r717rii7Mmrii7nmmmr1r1r1rtriMrlmririiriiriihi-inrinnrii7irilrinmriMrimmriihnnmi . Fiie Basin Hydrograph Storage Discharge . . Level . pool . 5rimnmmnrlmr117r1mmnrlr1mmmmnrmmllmrlrl ir117nrlmnrlmmmmnnmtoithi imrtrlilrtmrtrttlmmnm>l innmrtMrinnmmrlmn11rs 3 INPUT , MODIFY OR BROWSE DATA 3 3 BASIN ID Dig SBUH HYUKUUKAFH ® 3 3utsuKIPIION : DEV. COND. i0YRi24HR 3 3AREA (acres ) 8.070 RAINFALL CHOICES 3 3RAIN FRECIP ( in ) 2.91 1 . TYPE IA .3 3TIME INTERVAL(min ): 10.00 2. TYPE I 3 3Tint OF GONG (min ): 8.33 3. TYPE I1 3 3RAINFALL SELECTION: b 4. TYPE lIA 3 3A85IRtUI uutrr 0.20 S. IYtt 3 3 3BASE FLOW (cfs ) 0.000 S. USER 1 3 3STORN DUR (hrs ) 24.000 7. KC 7 DAY 3 3 8. CUSTOM 3 3PERVIOUS PARCEL IMPERVIOUS PARCEL 3 3AREA: i .210 acres AREA: 5.860 acres 3 SON 50.00 CN 98.00 3 3 . 3 3 SUMMARY DATA A O 3PEAK HYDRUbRAPH tint: 8.00 hrs 3 3PtAt( HYUHUbKAPH FLOW: 5.3269 cfs 3 31UIhL HYUKUbKfAPH VUL: 1 .7230 aC-fi 3 3 HOME ENO FI :Find F2:New F3:bet t-4:tc-Caic FS:ueiete 3 3 Pgup Pgdn FB:Corlpute F7: FB:Method FS:Teriplate Fiig:Exit 3 TMriFififii-irifirli-irii•iFiMrlrfririMfiririfiNfifirifirlriMMMMMnnnnnnnnnnnnnnnnnr MMMMnnnnnnnnnnnnMM MMnn5 It File Basin Hydrograph Storage Discharge Level pool 3MMMMMMMMMMFiriMMMMM'riririririr(ririMMMririMMMMMririMMMMr(MMMMriririririMMMririMMMrfMMMMMririMMMMMMMMM8 3 INPUT , MODIFY OR BROWSE DATA A 3 3 BASIN ID Di00 SBUH HYOROGRAPH 3 3DESCRIPIION : DEV. COND. 100YR/24HR 3 3AREA (acres ) 8.07e RAINFALL CHOICES 3 3RAIN rKtuir ( in ) 3.50 i . TYPE IA 3 31 16E INIERVAL(P1in ) : 10.00 2. TYPE I 3 31iMt OF CONC (rain ) : 8.33 3. TYPE II 3 3RAINFALL SELECTION: b 4. TYPE lIA 3 3tibbIKMUI UUttt- 0.20 5. TYPE 3 3 3BASE FLOW (cis ) 0.000 6. USER i 3 351URM -OUR (hrs ) 24.000 7 . KC 7 DAY 3 II 3 S. CUSTOM 3 3rtRV1UU5 tAtU L IMPERVIOUS PARCEL 3 3AREA: 1 .210 acres AREA: 6.860 acres 3 SON 50.00 CN 58.00 3 3 3 3 SUMMARY DATA A 3 . SPEAK HYUKUbKAYH I1ME: 8.00 firs 3 3rtAK HYUKUbKAPH FLOW: 7.3041 cfs 3 3TOTAL HYDRu6RAPH VOL: 2.3802 ac-it 3 3 HOME END Fi :Find F2:New F3:Get F4:Tc-Caic FS:Delete 3 3 rgup rgdn FS:Cotnpute F 7: FB:nethod FS:Tempiate Fie:Exit 3 Iririr7MilMriMMrii7i-iMiriMMiririririririMrii7iriMrirlririiriMiririri'ririi7MriMririririi4riri`rii7MriMrii7MMMririMMirirliririMririri'rfr(MMM File Basin Hydrograph Storage Discharge Level pool 3MMMilririMi7riMriririi7i7Mi7ririi4MiriririMMMrii7i•ii7ririririi7MriririririririririririinMriMl7M>7Mrli7rinrlrl>7rlrlMMtirfriMrii7nMM8 3 . . INPUT MODIFY OR_BROWSE DATA• ' 3 BASIN ID. .3302 SBUH I-1YUKUbHAFH tci kJQf PQS 3 3DESCRIPIION : ONE-THIRD DEV. 2YR/24HR 3 3AREA (acres ) 8.070 RAINFALL CHOICES 3 3RAIiv rRECir ( in ) 0.67 i . TYPE IA 3 31inE INItRVAL(min): 10.00 L . IYt,t I 3 3TIME OF CONC (rein ): 8.33 3. TYPE II 3 3RAINFALL SELECTION: b • 4. TYPE IIA 3 3ABS 1 RAu I uUtt}- 0.'20 5. TYPE 3 3 3BASE FLOW (cis ) 0.000 S. USER i 3 3SIURM OUR (hrs ) 24.000 7 . KC 7 DAY o 3 8. CUSTOM OM 3 3FEKVIUU5 PARCEL IMPERVIOUS PARCEL 3 3AREA: i .Z(0 acres AREA: b.860 acres 3 3CN 50.00 CM 95.00 3 3 3 3 SUMMARY DATA 3 3rttiK HYUKUbKAPH TIME: 8.00 hrs 3 3rtAK HYOROGRAPH FLOW: 0.8752 cis o 31UTAL HYOROGRAPH VOL: 0.2846 ac-ft = 12' , 3c11 . 1S. Gr 3 3 HOME END Fi :Find FZ:New F3:bet F4:Tc-Caic FS:Oelete 3 . 3 Pgup Pgdn FS:Compute F7: FB:Method FS:Template FiO:Exit 3 T MMMMMMMMMMMMMMMMMMMMMMMMMrillrii-iMMMMMhfMMMMMMMMMMMMrihnrlrinrlrlrlMMMriMMMMMMMMMriMMMriMM Fiie Basin Hydrograph Storage Discharge Level pool 3MMMMMMMMMMnMMMMMMMnMMMMMrtnMMMfltiririririi'iririrfMMMMMMMMrli'irii-iririririririMMMM rlMMM8 3 MULTIPLE ORIFICE 3 3 DISCHARGE STRUCTURE ID:FRHH 3 3 3 3Nate: FLOW RESIRICIUH MANHOLE 3 3Feak Dsgn Release Rate: 0.00 cfs Orif Ifiowieiev 3 30rlfice Coefficient . . . : 10.62 Dia ( in )/Cf5% ft 3 3Lowest Orifice Dia ( in ) . . : b.57 6.5.7 L.3S cfs 3 3hi : Outiet to 2nd Orifice: i .80 383.80 ft 3 3Second Orifice Dia ( in) . . : 6. 14 6. 14 1 .52 cis 3 3h2: 2nd to 3rd Orifice. . . : 0.00 3 3Third Orifice Die ( in). . : 0.00 3 3h3: 3rd to 4th Orifice. . . : 0.00 _3 3Fourth Orifice Dia ( in ). . : 0.003 • 3h4: 4th to 5th Orifice. . . : 0.00 _3 3Top Orifice Dia ( in ). . : 0.00 . 3 3 3 3-Elevation of Lowest Orifice 382.00 3 3Outlet Elevation 382.00 _3 3Max Elev Above Outlet 386.00 3 3Stage-Disch increment 0. 10 3 3 3 Av3FGUF FGDN F3: Get Fb: Delete Fig: Exit 3 Cuii-iririfriMMrfMi-iMMMMMMMMMMMMMMMMMMMMMMMMMMMMrifii7i-i"ririihrifririMMMi7rli'if-ii7riMrii7ririMMM M> Fiie Basin Hydrograph Storage Discharge Level pool • Bush , hoed &. HitLMMMMMMI'ttlfit�iT`ifltli`MMMT'ii MM1'1ti Release 3 3 3Froportional weir 3 3v-Weir 3 3MNililriMMMMMMMMMMMMMMilMflMi-iriririirii4rfi•iMtlririilririMMfli'iritriMMO i r 3 3 RISER INFLOW STRUCTURE 3ested weir 3 • 3 DISCHARGE STRUCTURE iu: OVER 3design 3 3 3f1ow 3 3Utbcttir IiuN:uvtHFLUW RISER Sri culvert 3 3RISER DIAMETER ( INCHES ): 12.000 3 3 3WEIR COEFFICIENT 9.739 3ion 3 3uRIFICt COEFFICIENT. . . . : 3. 782 3iie 3 3 3-struct 3 3R1SER ELEVATION (FT ). . . : 386.00 3 3 3MAX I MUM ELEVATION (FT ). : 388.00 3i•it(r1i-MMMMMMMMi M> 3MAXiMUM INCREMENT (FT ). : 0. i0 3 3 3 3rbur rbUN F3: Get Fb: Delete Fil: Exit 3 I MMMMMMMMMMMNMMMMNMMMMMMMMMMMMMMMMMMMMMMi11'li"li'li'it'M> Available Memory remaining: 137008 bytes Current Data Set Name: u:\WORKS\JAL\93170 File Basin Hydrograph Storage Discharge Level pool ( Bush , LMMMMMMMMfinnnMPInh MMMMMM8 3 3 3Rectangular vault 3 3lrapezoidal basin 3 3Underground pipe 3 3Sto list 3 311rrii'iriffNMNriMririririMMMMMMMMMMMMNrlririf117MMMMMMMM iiiMMM8 3 3 RECTANGULAR VAULT 3 3 3 SIURAbt 5 I KUU I l.1Rt 1U: VMULI 3 3 3 3MMMMM> 3Name. : DETENTION VAULT 3 3Length ( it ) BS.00 3 3widih ifi ) • 40.00 3 3Starting Elevation. : 382.0010 a 3Max Eiev of Vault . . : 386.1010 3 3Stage-Sto Increment : 0. 10 3 . 3Structure Voi (cf ). : 13600.00 3 3 Ac-ft . : 0.31 3 3 3 3FGUP PGDN F3: Get FG: Delete F10: Exit 3 lnnnnmi"if'li`li'1`li'lfmnmmmt ii'ii flfnmmmni`1mmmmn1'1P11'1fmmmmi'nni`i1`lfi'm Available Memory remaining: ioreers bytes Current Data Set Name: D: \WORKS\JAL\93i78 File Basin Hydrograph Storage Discharge Level pool Bush , Roed & Hitchings , Inc 2MMMfirmMMMMriMMfiMMM8 . ('li'Ifii'li'lfifli1i'1i'1f11"11'lmmmmmmmmmmmmmmmmmfli'1i7f1f1mmmmmPiflT9flF1mmmmT'li'ImmmmT'Ififii'li'lflf'Ifli'lmi li'1i'lMMMMi 8 3 ROUTING COMPARISON TABLE 3 3 MATCH INFLOW STO DIS PEAK PEAK OUT 3 3 DESCRIPTION PEAK PEAK No. No. SIG OUT HYD 3 3= ====== = ....===== 3 32 YR 1 .55 3.51 VAULT CMHEi 383.74 1 .55 Ii 3 3i0 YR 2.92 5.33 VAULT UMHt1 384.73 2.92 12 3 3100 YR 0.00 7.30 VAULT CMHEi 385.96 3.84 13 3 3 d 3 3 3 3 3 • 3 3 3 `019 3 VAX 3 3 3 TMNMMMririHfifiMMMMMMMMMmm1MMMMMMNMMMMMMMMMMMririMfil'irifiMMMr7rirififi'ririfififiriMfiriMfiMMMMMMM> Available Memory remaining: 137008 bytes Current Data Set Name: D:\WORKS\JAL\S3i78 ,G . . File ' Basin Hydrog, h Storage Discharge Leve tool 2MMMMMMMMMMMMMfl bush, Roea d Hitchings , Inc --•-•- oMMhnM>1mmmmmr►nmr►>1mmnr►mr►r►mm>7>1n>1mth>1mt MMMMr mmmnmmmMriririfiMririfiriri"ri'ririririMrfriririrtr MMS 3 DITCH REACH INPUT FORM 3 3 Reach ID: BIOSWALE 3 3 • _3 3Dltch Length (ft ) ' 200.00 Tributary Area (Ac ): 8.07 3 3Dltch Width ( ft ) • 15.00 Peak Q (cis ) i .43 3 35ide Siopei (H: IV). . . : 3.00 Peak Depth ( ft ) • 0.33 3 35ide SiopeL (H: 111). . . : 3.00 Peak Vel ( fps ) • 0.27 3 30itch Slope ift%ft ). . : 0.0200 Up W.J. elev if-U. . : 3 3Mannings n Coeff ' 0.3500 _3 3Contrib Basin 3 3Dnstream i .e. ( it ). . . : 381 .00 3 3Dnsiream W.S. ( it ). . . : 0.00 3 • 3E of Steps 10 Exit 3 3Arrows Fi :Find FZ:ClearCA F3:Bet F4:mann F10: 3 • TMfiririfiririfiriririttiritertnrinMMMMMMMMMririririrfriMMMMnnnnnnr►nnnnMMMi'irt>1r►nnMMMMMMMMMriMi'iMM> ripe Safety Factor 1 .00 Available Memory remaining: ii0Bb bytes • II Current Data Set Name: D:\WOR1<S\JAL\53178 LA' ( , (0-4 472-a SPECIFY STORM OPTION: gc C S.C.S. TYPE-lA RAINFALL DISTRIBUTION NTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) c,24,2.0 ******************* S.C.S. TYPE-lA DISTRIBUTION ******************** --******** 2-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP. ********* LNTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 8.07,85,0,0,24.7 uATA PRINT-OUT: • AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 8.1 8.1 85.0 .0 .0 24.7 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 .01 7.83 23210 • [NTER [d:] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: lT to 47AA SPECIFY STORM OPTION: Gti z '- 1 S.C.S. TYPE-lA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 10,24,3.4 ******************** S.C.S. TYPE-lA DISTRIBUTION ******************** ********* - 10-YEAR 24-HOUR STORM **** 3.40" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , •TC FOR BASIN NO. 1 8.07,85,0,0,24.7 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 8.1 8.1 85.0 .0 .0 24.7 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 2.94 7.83 56276 ENTER [d:] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 100,24,3.9 ******************** S.C.S. TYPE-lA DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV), A(IMPERV) , CN(IMPERV), TC FOR BASIN NO. 1 8.07,89,0,0,24.7 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 8.1 89.0 .0 .0 24.7 PEAK-Q(CFS) ' T-PEAK(HRS) VOL(CU-FT) 4.45 7.83 79488 ENTER . :] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: d:\rons junk FILE AL'EADY EXIST; OVERWRITE (Y or N) ? n ENTER [• :] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: boa Ali4x I 11 je..r 4 ' ' SPECIFY STORM OPTION: 1 • G A/ S.C.S. TYPE-lA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP(INCHES) 100,24,3.9 ******************** S.C.S. TYPE-1A DISTRIBUTION ******************** ********* 100-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV), A(IMPERV) , CN(IMPERV), TC FOR BASIN NO. 1 8.07,85,0,0,24.7 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 8. 1 8.1 85.0 .0 .0 24.7 • PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 3.70 7.83 69094 VTER [d:] [path]filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH: • ...:4::':..1..:.3.3.: .1 .„ ,,t7,I.i.A?,..,.,•: •,. .1.,...• .Minh It. , ,• -s., -3. ,I : ...+- .333.333 3•:: t ,, / o // ,a :.. • .. ,,,,. „. -• p , :'• I tr> " - : • : - 4";#114411;.-- Wr---..iif4 _.'f_Lii,_ ,••••/ f•"/• 4 .3) - . -------___./ '0•• I. A.,...,"gii2P-111 . ., r. A - 1 • 1 ,.' ilmoommontos125116 'tt• ..,-. IMIPJ...S.1.02‘••••".77V,••,--4 .L.go,...ffmaimaninajaa•Tptaimi.,,,,,...., Ct .n.' 4:5•V ''.. ..'.3'" ' 4 tit .V • .... .(2) .- 1.1:Z:f7. 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MATCH LINE SEE SHEET C4 OF 12 PROPOSED LEGEND II ,+ 1 \ l ` �,9,L \\ . • i �: .. CONTOUR -- ]90 -__ I `. r4L VI. SpO P R�� • CONTOUR -390- . I 3 I ` \\ �r/ \ �' • - V. . SPOT GRADE -Cel/9 tt.-. �:.1I•.rs YT K+ iI • I ` M.lflB}� -E_ RIpOE LINE I i 1[,e s 000 I y '� KEN /2 `-.LN•Jfl}I _ / STORY DflAW NANHOIE SDNH / r IE. ..i. J�c I I d•.fElc.z /KEr1:v.,feG.sr - ®'T'D1T rt, '\ 8 /❑ I\ 1`A4 r _. ,8•J.VT`@y,p)<❑.�Ki E• z S.a �) I CDNCRETE E%iRUDED WRB - r YY N // ca 1N'.-[ )� / �� °°,,.i.. /'p?4. /]('Tf B)~9� h 'V'� ��" -- \ f �]:Y)GR - !.4/M,Ja7.n >•' �AP, TE iry, sJ �a S.. w..qrpBa / 1 /EM:UE•3BS17.- TI ' • C ..� C N3723/4 ~ _ L •F O,u s._a), I - f• //'f��. K•Jw•3arayd .S j�.,4 4. w ]9e17._ _,reo]D; ... EXISTING LEGEND • Nan ra r: i-mI;r tt-L Y_ so uH N(n n-Tz') •e.:i;°rr iS i-Niei�i ` 90 HtE rE- Y R) ^ / hey ''sort • 1E-"yly. �c� U . !TT . BIOVD AL iL lycs'E At T:MN :I i �:/S(tt l) I Lr?"C•.fBSJ/ ` I TES, .eN.JPO.JI h •�-M-6.3B/JB •` /�-�y/A 36'C 10 WHET INVERT . CATCH BASIN p. �`¢SyeL H I / /1'f•bf.B9 ry W'�I ,.,--.._ E r N. S+BRB' ,� 494 �\_�„ CENTERLINE -Na �I M. R= %,, B' J .Ld :wNl./1 VV' � �• °I' yea RIGHT-OF-WAY Qv -afar OW) 8 I [ / CONCRETE CURB �,•I��- yj „' • \ i 9e % �F _ ` N01, C.D. CONCRETE DRIVE I°'•• exF-e's� irAw;d9P1BMAZWV' `` I• ..•3 9 [• I ,�71I L EAST.SD NH iC-in°ro Ba 101 I Z �� •NB,�T. I,L91.1 i } \\ ` I \ /LC ,('(� II ^1 IE-]eL39 CI G CAST RIRON ETE GPIPE R ' r--t) _ ( ... '.ati- S \\r4, �_ ��/�/1/ I jr C.l. CHAIN LINK • c-1,,,• • I v y.f raa+ FPf�`. . fir=� �ar to I 1 CMP CORRUGATED if.:13°f1°b°,IL • . E I1'H .E a = A I O TE lf2.f! ` METAL PIPE • aa.Nau ; QI X�iJ': S Z.3.=.' -..['S7cD kik N -' r • o • C e /E¢'A.7✓•3�1Z j HIORTRATI011 f• yJ7y.5/ 'I K6'E•J3f.SO CP CONCRETE PIPE • SHALL HAW •vX��+fT 7 ppyy f+ p ..ef E•3R't KB'S•les. _ �/d I ED) DESCRIPTION/DEED I DATA ®saM n L/T 4D Na:11* ' \. w L• /3fS 3'V' 1] ,/ 4,'"1 1 7C-14 I DI DUCTIIC IRON Os • Ma o wuq Pq KC BT E) il •E �" ),�' ROa[ERY,J, I[•• a '0 L• / a EC ELECTRICAL CIXJDUI I La RET WAIL ' 11 _ Ir+st" TW 3e1U1 v v,. I '[./� W'A 1 O I E.C.C. E%TRUDED CONCRETE • ' O, �. B SD]. a.RD Awl wC // �- r. . II, 1 2S I • F.F. FINISHED FLOOR �1p°t 1�/1�aC Lb T(d a o - %1)3.L}P `'N)��,,.. IN I 3X FIRE HYDRANT mY VI�W•QRf•Tl eer• 0 I 1' � `b M ° Z_ .�.i FI nQe •/•D .a` w 1 - 1 G GAS MAIN "•r{ATfi• 7S • TW-- IE,Y w.• I.E. INVERT ELEVATION ,L •..R \��_ �m���� s a•.1 .a.1 C-AO'. / /N%HPf/• ]vT WA'n 1 ..LF I O ��.._ �i , - �� \ �• (M) MEASURED DATA dKN�K n'ee a .�=ri` � . • e 9 I P.V.C. POLY VINYL /�� ]._ 1 CHLOR]DE •' ' .i(YYsp IL, _ • �, .t:•1 02 58"V i�-ri#. \ fR) RECORD DATA '..IyS • - L� -Is/r.'' IB� •Z(11A� a• , _ 1 a• R/V RIGHT-OF-YAY J'R,H '�• = .y - °�•t a SS SS SANITARY SSEVER EVER • '��7R`A.'BIfD�l�l_La.t►1yTW01f0w�y.l � �i �a >•' �, MH TRY rca..wrw - R a •°n� m.� imHl Wme��[�. �A1�.7��m�-L�w m. •1�1" -.�-� �. d N- MANHOLE - pKIA 1�',� 1, - SO STORM DRAIN Yoa (tr �� , °Tn9 1 'cG -'1'�-q�� �� 9�,�=� ��_ °¢ YBuv SDMH STORM DRAIN ' . �-� L Lr- rtR -f Y kP ,f� YM/3 �:X:• �.��11 .rY1 -wow w,e to XAMfOLE I� 1 WNa °i) -Y-0g- 1 O TO TELEPHONE CONDUIT • � a ' �T(_T_aa ]HAS, 36- I ® ya ) T.V, TELEPHONE VAULT . -_• 'r�s� A ° YH ttI-TJ N 02 58 W r.1�Y °"p i[- e, T.C. TOP ELEVATION ., 2[G.TD v- ° - - UTILITY POLE . ISI�i� •• _a w,1 �• EJa'A/•" 1E0-v r c •t .S . ®c1 S'•-a V WATER MAIN CDMNECT TO CAST. A•>✓.,3 =� 11111:111111111 m (O MN a w%o'N.Ir+ 3°-�-4- _ _--_? ° e--•--aIllai .C-Na,> WATER METER i-m.r. 'SO YAN[DIL BIM (TY.`A I Av.a,cU•f/ I/"„ ` ��` ._K is-N•.n,• a M ATR VALVE "MWJ-12�p.y% E...7,s/yr-aBB/EA-E..J7950 1° I I0°"• '• '°'(w„^v'•N .• �i y- u-N..Sr,Y PI WC WATER VALVE • /]i7-e'm•2 2 ( 53 eTI: COHO)KCi TO itos E.'e`a w"3.91A'fr _I_ ER (SAE. 128TH STREET) r°a�m • SPOT CHAMGRADE VCR VET VAULT OWN.aaa. M"CONp PPE. W c.VE•1M.-ET WTSTALIVR NEw CONC.DPoTA IVEWAf REMOVE C1n51.DRIVEWAY CURD CUT i 339 95 • • w,IH.ERT N:D PIPE LOCATE DUSTING MEII TY U ES POT N.E. •• - 4TH STREET CUTS PER RENTON STANDARD REPAIR TO YATLN CXIST.CURB ,I, _ LCGAnb[PRIOR TO GUTTER A 90Ew/1K BA7 • coNsmucnor[.. WEE PR.To cDNsrnucTM>Y. SEE oET.sHr,c� .,. . • , VERIfY THAT THE STORM PIPE CAN TJ/f/AI4dP/LPAA/MKO)D 7AfF.f./EET/,I,N/w,yE R.., • BE INSTALLED BMNT CONFLICTING .67,24DL1 •.AE- T GP.'NT.20//WS4.F/� 31.5 R CO • - w1M.OMER UDLIRES _ A(V 2P3xra✓' B1 �Q•O'o•wA�r(yc6 �31 d ... . . • TikwNSR. C 1 A MECO)0]EYOEO • RGv,KV LFRJrMCCr AYG%FIC5 llD qm. p IOGRAPPHOVAL ± ,yaN[f�, 70SS1•A1/9rNJf I.�/ h.3.1.wn' -�J��=�7/ZE>/ n�c�j. a IPOk,1j.-�+ T/Osr AN 9Bf�S BY \• ' f ry,. [P •y • �G:urS-9i3i .•I . 3 SEAL i 1 � • n• 1f. ,:e°,..s' SIP[.DR..DIES a 00.1.ra,S r. ALL RER.TOAN[TIIRM FACTURES 1RIS1 N MT..NU w RMA OASalD T MY,¢it 01t MD•1c O carsT2.NMI flew ST M(OTT ow PER KW.r Cam'•.. I. MOM NIT CC....DI OCLfaOaLpl ACWMTY mows, OPERAACM.M.to GR r CO...V.ALL CORSIMIc1e. �a SR.t wOA�iv`C[»Mu tMP[rzo', c vx.,a,:t[.iss aOF R.,T.MS ROT M[U cD,tOMR a M[C M..LIM •C /�.•�[ Wx TI artBw 14.WIN M OTT..RMTM .GRRa SlION MTT SMITS°n,mtS W.MF DIM..V F[:luc. M[SN.„art mr LW.[<rwc ixS• °s S.D.rn Pn a PERM DOES ROT SURFACE RATER THOMD.PRIM / BUSH, ROED & HITCHINCS, INC. AN Srm..,B AMMO n RrD+oW[Dna OAFrtn wRm 1D rt¢P na .°P1inv`�a TN m Pw`fi,c°�Ic sMi:Ricr:iM°FR°.w[Mu.i d MY COW ENGINEERS 0 1A110 R ITVEYC[s •P.ME On co- .• �,LK,wMq D.CITY ar[°CuosacrOiwDWn,S �TML 9iILL Dw°"rC.w.ct THEE.w I)r[[r CARE HE Go PRON. KK on K.I:¢ BI.Y mu` (B[1)Sa-.[N IMMS St..vc'I.110B.i FOR WM.C.000 nM. Ivr, :MFYOI•t a'"`. n M[cwn.crw MAU 11 aortae[Mk PR RH wRu pg. rrlC..Mm A11 t pwsre,cifD AmGRonc To D[PM[.oN Cf SM.110.STGR.a.1.DRUM. CATM RAM GRADES MALL it PSERS.°0.N RR BEM S./! n W S.Pn cn e ,RAM.N Tla(r Mlo io Pw S WRwAMARE id»Mt N DC wNn.on a PURIc GRAD e[Pu¢D a Fcw.o.wr Mm 1R[ • PA'..,LW, ANT M ! M.S. TO PROTECT rii.[.iuu1M un Sean ppo,l`°fuiiF!% ..,.°c.1A1RM MOM.TM Prr.D..Pa..I AM R.. _ T1PE1 aro.[.T TK PAsf c Mad r1w - .. ART TCROX.P . CITY OF RENTON • 1°M w T G s[Y le[I�i1t1ttAIM[I P NRK ui�a i M 1 11u,° - Or MAX.'Dr flaw PROTECT M[CD.1I ..rA..4 •xD 0 PM °"D,°10,22.v[.°i°2.,A`YPPe'G[`,7."MPH-�_w.r TYPICAL gIOF1LTRATION SWALE ROOM s uL 1.000.1.14 rM R:ro�PER 1°� CM. Riu TO PUS D[ MM. TRAWLED Riwllwl[M FH.110.lnuile m�OT101.RAR',DU N[w`E+rc • DEPARTMENT OF PUBLIC WORKS CM>now Prfle.w'riAIS i.rvT e[[r'M AN m /•%%+ am TnDnulwa '""°`a [1O1 [RMc wWa R. Ru SECTION W.•AC 0.no P1 a N wows'i LAMMED WOW.S aI CM.O I ERE 0 Tn.o PLANS 1 `Rxo, [f Cf T AMC W..�.wono.Rom 1-D,a>TR.r� GRADING AND STORM SEWER °¢rGR cRoaoM.m ocw o',I.lo°vawuao�o:° M. 7.1101 111 AC MU. R["`°«� YAM.TO.01D'M /'°` /�¢B�//G)' ✓AA 9r776 SAFEWAY STORE-553 RM.CENSWILM OF tt[vA Aa RDRR M`IMRR 11000.,2 11OW°¢ mrzwoncAnww p Nsaxc. -1 /)44 r•�C iG AZ l°cARPI P wMM¢NIA.. SE aW.[°r M PRDAw MORI.:.'P. aRa LMCM w'i1°. T.x sr 1IDMw M[ADM.100.1201.POLL .a.. RENTON, WASHING70N N.O 10 0010 i.c BASE. I .TRosa'P.urla K w PYIA MDE..ACTED. _ 3 REV.]0•S.D.LOCAnaI AM Th1/PI DESP•w C.S. 1a 3/15/94 rat w.c PA.70 M..IMLN NO IR MM..n 0 �''• K�1 STRUCTURAL� NM r a Rw.c Rae.aaw 1;w IrDML R.rz. Sr TRUE WO.001 LOCA::w SP A.w DA.Aa M PSILRsu,¢. 2 RolTw RENEW JAI e/ic/w a.w .J.P. ma A. ' 1 .Ru r 1.PAS. m .1un. Ra IlwRtwTm,REVIEW a�lrtv% P.Pw. J.E.A. �� W� • ITT er1L __ /:�oJr' W¢. C3J T. ,..., - / w3r41. I • r •/ a tu ,' • • i .a. \` w a s>: y sw 3D Sr SM R-7 For Soo w. r-r ? 9 ? n !�»t� r = J.°..s-x,•.,.•y,o...e. �� s.. snr. R-r2 For Soo Moo v-v SCALE: r.40' .. ' • • • 'n CONTOUR INTERVAL•7 '''.':;• -' %'• ` ,�•- (G • DATUM CITY OF RENTON ��' Pr pY 11 \ st L° On!...Iola•• P 4 a✓ Ic ail. I-EGEND. r • �t �,, '`so �' 1 ,.aa■vs. I•. �(�ljll 111* ....`17',:,.:...,_.":1'..1.'.......,•• —-— :r: e`ore.et ra-.as.-. G •tx 5,0.0,• /e-seta4 ev ,\G��'/ n..- j.„.....::,,,,.•. ."` wtN1 \ 44r.tr.4 N.v+.e•.w♦v1� • /Z..Me tr aO••eY • IL' 4,........,, NNI.N•I ei�.•Y•M A�b�� G la.t r,.-...m I• r�r�-�/ .//Kw,s r.-I a'ae.Ia+Y6'I C r•4 J3rY • '\ ...t...V MO..•.-1:4' PER 1 sw O.AY/.91..fR-zns.res..”) 0� l�.elO.Ot . •V. A LM N...Iw. ®1' /l.e.a•easleix1• i il �\\ ..\ ' \ 1 I•Mr.0 i0e cbh...a try r I IrtQ`tl a! COI... ! c•set.t e•• -1wog �� It"N limmorAM mod.ash "c a,�y/�X+�t�i� a& >QI.,t°1t," i V 'r/ '/'o c-.rscst el. (�. ,; e,.,11`.R, •ati !.{. al � . " EMI ra.satst --a 'in t Ai, 3� /.7 !O!- mev ilif�' .�1 �'7{���j�.t��;a "F••'9 � `�5 '1'+ilt Y/� c:r �,ts �.AN VEW GE./SQ �SiLC ��;;�Nr;�`i i t�w*._ `J �/ g'y-�= SCALES I..•Z. ZIJ +.�;°; 11r-F .��� 1 !/L ".il't .; r- ° N • rsvwew.kr•.-+r eur;. W /E.,.J.j}i„:. I I / ) I I! ® I� �'d, �gyL/` N - U • tz • � � .��.1U/%7w /• ,� _ 1 mu Ate-nowaw -Oi�F _ _ 1\T.'llhc ,�/7�ry•v� r�atlel� '��:. 1I�/ .y, CC e low •h !I r © t.{a�- 't�!fA��,o.r��.� t ;y��o _. +',�j e-e'O1or.3.eY o„tdndia•I r>,..t�..>t. • ,10" •', ,• y {"6rl'i- tt I ` re•Ya.Lz 14• • LIt1 .'aav ■�� ntsGsspin � lk Illirreti ...----/ Dili ,..,. 7 . ree- �p mow Nil 11,g ,~ .o--"3� a fl_I<.��i` -fir ' r ?-•. _ �_... F!yc ,( I (cot, m,I t l • - . I,rt n.. s.m t.,.s t omra et.r54� f /Y • '-.-ur PECOM.IEN. a. a �..• f J.!.n e•r,+.-. _e"..rw.LrylA A.nw.c.+...t •.FOh4P•PQO':.L `rT c:n..x. .r•s.v EL V VE11•GAI31 ...mr,ni,....v.art�r.rr---•----r.'c .. - CO.i rip.,I R/�/ �H. •.taa.oa..,L - Lf,-�M.s1.WO SCALE:r.7 PLAN VIEW C.S.I.�2 r• - ..c.. ,wnA_ r l•3t'. SCALE:f•7 �. t2RYi 1 "" ' '°" ABREMERTON AVE. N.E. °•^»-• I'CQ Je.' r's'' gars' a,m Ut �`• ,{•-• •-,s/✓d( .. ---- • R - I / •- .A'r.e-per v. `Vf-4in4 R• .(�/_... eZ 7..: N v utli lu�f U ttiTa .fE-OHVI 'tr.2ud/9a• Oa.,f,a is '^'" - - ��� /..r /� vwntlT 6 e. 35..... Volume Displaced CY Above Elevation 394 62 Below Elevation 394 80 Volume Provided Safety Factor Above Elevation 394 230 3.72 Below Elevation 394 189 2.37 a I 9 r �t3:;3a. s o I I cosT,NG BMA ENNIEQ CURBING =— IpY ._.... . .:_I GAS UNE *-{II GAS YMOE/METER am I i ASPHALT PANG ; ? CONCRLIE PANG `o STORM DRAINAGE UNE - c ' .I J... SANITARY SFA£R UNE • �N.�3 SANITARY SEWFA YN/CO V I _ . c I .9 STORM COM v _-_._ BUIIMNCS `Z E I4 TREE W/PROTECAON • ocr i I WEILAND AREA r'y'..0 ..- -- CONSIRUCco UNI N UNITS IS 0 rt 'i __ WATER UNE W 3N tZ V Aid4 ---'I- - - l - 4. ' !.t _ ?I..,T _! F�1 _ \" i I !,r i +' T o SItED I �17'4 , I « ._-.._ _ y / — z F I ,U '.0 . • i `V IT- ---I G A ao i/+, 1---_.' i t J y a3 - I I I 11 !" .-/ ,.-L -- ---I -, L(.... 11 '- & — , r i I I ig �i& i 4 +,4 4I I `44- 8 Isj Io6SB ON R \' x" 4o�c i.. • ,ti. .. .,. . _ -._. +e + ~ Il -Ai s. %J 1.-.z. _U WO \ , r :.i. / :G I .,a r / ' 04 y y o. r . < \\ ' IUF '.rC O \ -a 1.uf:E d SHED • .'"" i�+` ;4\^� N fa KiR' LATCH LPE-SEE LHT NOT FOR CONSTRUCTION • _ MAP RENTON HIGHLANDS SHEET I Elizabeth Odegard,Medina,Washington 98039 1 z EXISTING FLOOD PLAIN EX-1 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY USA —tom -E-A MEr st, Abe Ccccc�t q,Roc.�S CT1 14 A- A o A A 39451 I2 L 1.2. 5F SVc.n o rL G-C o sF SLz-11a► D-Q osF 39.4.87 13 SF SECT(o,J F-F 4 o.40 5F 399-.G7 sC-cnoo 3541,21 2 L 5E an U P O U Project: &t-ITot...1 L ripAps fkt114'Ar71514 Designed By: Na. Date S//! o2 Project No: Ciol - c(N40-°I Client: cr*CtP_.o Checked By: Sheet of 14 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY Sec N -1+ 34 .S1 4F 1 e 3 •=1:50 5'En=itzN I -.t 1•Sl _ 2L J - 4.)15 F 59.1-, 54-± SEc.no►.t -J II 3y4 5,t I �c,11c.J k- t '35. I . ?Z sF 1 e..x.)- L L -7.----Z--t-- —________ Smart Si c I12 63 431 12 8 ,' L3`)-4.8'7 •- 394.10) ,.”,1.70 f KITS --- 28 u 2 4 (844,76— 35'4-.3: /el 3' j1 7_2 IProject: P_E,,ttakt ft140Ln4-JDs Fin g.. .tri GR4-bOtJ Designed By: NAL Date 6(Z/vv 1 Project No: cal-aolp_ of Client: occ4,6e,0 Checked By: Sheet 2 of f(-' 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P.206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY C-11o+.i M - N1 ZZ z IZ, 91 p_ 393.70' Frei-n c 1 tN -'- 394-p)7 2Z 16. L SF 3g3. 3 �at,Q,cN - 818sF 393.76 3S3 31 Z.2o 17 I t- I 1- SA 15. 4 5 F Bv&7 Lutf747 Lt /4o LF i_ T a O U Project: egn/ /44 tv' *vo.5 FLED /r1/T74,v1-ipN Designed By: f 2 Date 516 !°Z Project No: Cb!-acita -o ( Client are4A2.0 Checked By: Sheet 3 of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P.206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION Digrx►,vcE BwEFra Satt�«,S A - 3 - � IZ' c -9 9 • b - E I E - F F -G � 3 - IS' N - 5 - s .� IC 26br - L ZS r L - M 33 1`l -- ►.1 2 5 ►� — a 3or I&rn aIu,.E s ` X Z 8 +C, Z. 1 2s.+b X z � 7, 56 cF Z 2 C frP 2 2. .�. z53 ,� i2` x(2 z 15. 18 c 0 a a r. U c a 0 U Project: Q0_,/0-N5J c,,Nc 4,es titer fr1/44.1vralbuo Designed By: A Date 5f 6/pZ- !! Project No: C1:6` ro _p l Client: Checked By: Sheet 1- of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION F r 2,53 I- 040 tr- .V. 98 or= Z 2 ,C 13 _ ,c 13 — 35,0 2 2 4- � .L -I- 2i� I S _ ,. 15 = 7I .70 GF 2- 2 N + > . 14- _ 2.`i_ 4- 4. x I O .= 5O . 75 2 2 - 2 j-r 1< 1 Igo 15.z2- _ ,96ar z z k + I,. 'LS , I G• Zz 4' I. 3 8 >4 2-5 � - 207. 50 GF 2 2 Lf-M x 33 I _ i.3a + IZ.87 ,c 33 _ a3c . 15cc Z a 3 M 4. n/ I I z,gi fi lb.G1 r 0 X 5 x 2 368,50 cF F. 2• Z N — IL.61 } g.7c� x 3c, 3(3 360,8c cF T. z Z, 0 0 U Project: Q. Tto A4bi . 5 WOO Lkt v14Mo1J Designed By: COL Date S/i /02. Project No: Col—o 6 e.445—C I Client: 6Oda0 Checked By: Sheet 5 of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING CORPORATION MIA L DI 5.p(.Arc,EM r 'PZ D 13 1-0 4 P0e.1c 441 3 -1. 5C. 4 c2 -1- 15, 18 4 21.98 f- 35.o -+- 71.7o f 50.75 4- 4-..5z f Z11 9( f 2p7. 70 ,4- 235-.13 4- 36-'.5o + 38D. c�S f? I'LL644- cF -q7 61. 72 Gy ,gOVE. brAi, .1)LSp(aacejwsak.A. 4 orb attQ i X)Z 15.4 SF x 14o LF = 2_I5. GP Fe.e.µ & , — NZ 71,85 chi z L a C to 0 V c c =u n 0 U Project: ,6nj/r' ) lh4 190A0-- ictx,oc,"t in .151,7cA, Designed By: Aga-- Date <51. 2 Project No: ev1- a O*c. 01 Client: 6avEca Checked By: Sheet G of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 • P:206/343-0460• F:206/343-5691 Olin 1 - N po ,-_ � I o lalgh9 BERM EfIQMED ,y CURBING - ..-. GAS LINE . • GAS VALVE/LILIER 0 ASPWLI PAYING m 1 --`---- o CONCRETE PAYING { I l `o l��J m STORM DRARUGE UNE t +' 1 J SANITARY SEMEN UNE •? o� SANITARY SEWER NH/co nr,.° ' ';p' STORM CB/NH m fO o+ I ' .: .._. TREE w/PRoiFcnaNG i BUILDINGS .:. WETLAND ARFAri • °1 �f CONSTRUCUON UNITS w ('!i--,:---- RAU UNE N 1?" ,'1-------- __ b1IR-z1 "_ •_I --- -- i • I SHED J y V---_ E . I - I CO tI ii1' , { ,k 'Al - I 1 I d-IT2 411113.1 z X gg ' :u I• • I; k " w k I i! i i jji " 'il cc a ED PDS&GP y + c w LSD'65i8 CN A I' '^ I4. g I a • 'a o ' r^ a°O. , ,o," \ I wwe. >wm lU1 LT. SHED 'I r. .�., / I 3 • K— �, w i Dr Z \ \\-. EI,D RSC • y JP l SHED is 04 4,,:ei MATCH LIE SEE LEFT / NOT FOR CONSTRUCTION YMAP RENTON HIGH ANDS SHEET Elizabeth 0degard, Medina, Washington 98039 PROPOSED FLOOD PLAIN EX-2 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY ! DED Vol ME -r0 kk011gATE ,DLS Pe-14c4 V!) uni6, Q ?Si /T/////� ,g7 �5 l 5 I A[36uE 31 = of 7 �x . 87 ) 6.�i3SF Z S -� 3/L 'r r Z r I 311.`b7 �� /( // 344.30 0 70 A2 E0 ifr'rriArex 314- = (c)..3c' x l.6 I ),40 SF) 2 r3rvE 391 Iz x . 87 l4 X.c)Z 36/ } 6 I- 0 2 � i.72 [ T �jrj I r r •3 S7 22 31 ° w6' 'C 7z �.5j sr w D.3 16/ `1 �. S SF j ° Project: VE*1.-rov1 14144[. a5 ca Designed By: n/406. Date 5/C/02 Project No: Ca( _00A.6- b t Client: ODFl.,AQ� Checked By: Sheet -7 of /¢- 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY ifrdgr ‘ eKtSr _ C 241 tir .e7 Pc a'67x. 21- 2L O.v7 - . 36.2A- .SF ce he, u,t / >` L � • /1 r /0 J . 81 5 -- y . l SF 5 x - 6, 53sc 2- �e,02SP (o X �? _ 4, sr Project: ?„ranirar-4 N it+-c..t o5 rn *-n 3 Designed By: not- Date 5 f h A z, Project No: Col -oO40-0 j Client: rviri4 42.p Checked By: Sheet 8 of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY 5FGT1oN V -V Sly �8 E/A , Ec-oLu FLoco (1'c4+cv .87 ,t Z.8 G.a7 K. 37 3 x o,87 2 -45 .tta. 5F • an u° I c 00 c 0 O U Project: Ri vrD.../ //4 /i.9AZOS ,6 op /YIITIe90761) Designed By:NOL Date 5/ /02. Project No: (b/-00f45-o/ Client: 09f4/9•e0 Checked By: Sheet C7 of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY Sia76,r V.4 vl fib 34z I - IL — 11 Z Z go x � / f 4 nn - (7 4 13e-Ie ' I 4 2o K. 2. c Ao 43.-75 1- o.c ec 1 z - 3.75 Project: (12..e.,0-0w1 HI tii,P0o5. r-ft LLrCATictJ Designed By: NOG Date -/6/0 Project No: Cot .-0040-of Client: CIDEC;f+6t,D Checked By: Sheet /d of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY 40 k Y1I,1)0 e' 2 to ( X1 (8K z, 2 _ Z / /9, .,/s� S K ' o . 8C7 sF " a'. ( SF 2 D+5 AGE be-TIN e SsEcno►.JS 1 K- 2 -5 .28 S -T 32 ' -r--trt �v ' u_ -v r-�D' 0 3 3 Project: Rg,Jf7>n/ {ii5/f, G, FQtQ in I r)06050 Designed By: COL Date 5/6/oz Project No: £/,,("o+o-0 j Client z91) .4e0 Checked By: Sheet If of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY VOI,vvviE o� Mm ctrynaid Al3N6 314- Ci )00)374 61 - rt Boo 1= 594- 6.s 3 .h 21.7 2. r z . 1 ZCP Z B ti C6 -b T _ 20.40c. z 2 — 5 Afsno (2hZ )* c1 , 240 4. 1.5 3 S=r ABov r 2v1 9.51 -t- 35,24 V ( 35• Z4 66.02) SO = 2,131.5c 2 �—v Pi BOO 3-4 C so ,�z -I- �-'5(4 Q _ , 39ZcP =' Z an U an T U Project: /2evi./?N 4 N.L as FteDoo M to 414f7o►J Designed By: ivoL Date /616 7-- Project No: -o04b-o I Client: coG{Reo Checked By: Sheet 12- of 4-- 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY E3o s� 34'4. 324f w - 2a. t 43,-75 3 z 102.- Z abve, o +- riot-0 278.40 K. 3Z u 3,7S-4 26. (( o j-r+}t- A-i3 u E 34.y 24o. 12+ 432..04 -I- 7110,1+ 2,15f 235Z+2?e.÷. 47 11 Iv.cl--g 229'.51 c . t✓Low � 2a.40 -1- 5`1-. Go + lo24 +83 .Id l7 141 A°onac+. c Ic.1 Tt+E 0 AFcwE 612 - cY144- $F -Poo° `660 SP 2 k Iboo 3,A0 dF vo t 0,3 33`14 _ 3�2.610 +• 19 z: 5CF , 1,�9cr- r U r. Project: E,411),A agoDs Fi000 ►An-10 °P Designed By: mOL Date 514:o7.- Project No: COI -d046-0/ Client - �,o Checked By: Sheet l3 of 14 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 COUGHLIN PORTER LUNDEEN A CONSULTING STRUCTURAL AND CIVIL ENGINEERING COMPANY U0 LIE Dl s Pl a.g1 /4t3c E 14 - 61. 72'6► c o� E.c .G„c.Lh at-J 4. = 79. 85.6, Ub1 .e 47(a. t 1-t lCr-L- [ bet/Ow � i70, 5,07 4 - f 6, ( -6I..7 Z z 3.71 2l/2 54-47 13Ec_o� i�{ f 2.3 •7 L-,t 5c 85 U U Project: ,P,01/76n./ AIL"WO f6tt,o /YI/n4/9770A7 Designed By: 4.0L Date Sib/02_ Project No: CV —44946--4/ Client ,c &c' •A Checked By: Sheet 4 of /4 217 PINE STREET• SUITE 300•SEATTLE,WA 98101 •P:206/343-0460•F:206/343-5691 APPENDIX A- (Sensitive Areas Folios Mans) COUGHLIN PORTER LUNDEEN Renton Highlands Professional Plaza 20