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HomeMy WebLinkAboutLUA99-072 CALL FORE 1-800- -5555 42Y°"DIG HIGHLAND MARKET PLACE COVER SHEET . A PORTION OF THE S.E.1/4 OF S.W.1/4, P-50' Pr w Q SECTION 10,TOWNSHIP 23 N.,RANGE 5 E.,W.M. 0 25 so 100 i $ i RENTON,WASHINGTON i , »E aM r — — I SE INN ST CO z rj 3 4 NE BIN l ;i• � aZ u 4711 ; � W Z <. _ X >fl seao723w 59T82' /, ;. . 1 s< VICINITY MAP c'S z ,„j ,i ,i 11:771-7- I >o s�> a 0 . — „ , 1 �I �fi 1 I I t SHEET INDEX: Efi I t COS WEST 'I t l , II ;� `\ / 2 ORADNG AND STORM DRAINAGE PLAN j_, I ' / 3 WET/DETENTION PC ND PLAN /ueAeRiNni \�� 4 PUBLIC BANTARY SEWER AND WATHAIAN EXTENSION PLAN d. `. FACLITY 1 I \ / 5 PUBLC SANTARY SEWER AND WATER PROFLES ANCHOR 2 OFC ANCHOR W.e I ,I;� 7-- 7 NOTESNOTES � a / AND IY' I..'--, .. I -__ S TEMPORARY EROSION/Pro FNTATICN CONTROL PLAN • CL --COSCSA 788 W , __ 9 TEMPORARY EROSION/SEDIMENTATION€NTATION CONTROL NOTES AND DETALS W 0 _ - W _UNE RI ROADWAY NPROVEAENT COVER%EET 0 W. %/// CA 2 Ip�a �l \ R2 NE 4TH STREET ROADWAY NPROVEMENT PLAN J R!N.E.4TH STEEP ROADWAY I.RO/KENT PLAN :i ��' e... • } `I / 'P R4 DINALL AVE.NE.ROADWAY NPROVEMENT PLAN W o .% 1111 1111 . A F .13. - ,_ SE DUVALL AVE NE ROADWAY IMPROVEMENT PLAN g I W W I g LEGAL DESCRIPTION: CC a • /' W 1 l RµE5 1...wI RAW°uJ e�,ST QUARTER OF ME `. I a«.,. I ::`ii9°��ExPomloEEnw a,l«xE'i Q .i CITY OF RENTON T. I. y I BENCHMARK INTERSECTION o .. �I U \ 1 B l�.v J �!C� - � ` i 'lam !�_ 0 _ ._ W - 4 . F• BABIB OF WARMS/.OF:S.N.'yk.3CTo MG .1.� 111 Al• `J ---- . iJ "i 111 � 'e IcONTRACTOR xt.at RUT RESPONSIBLE TOR OBTIOANG PERMITS FROM THE _ WASTANOTON STATE DEPANTINTAT Of KNOW,RESOURCES FOR RENON.MC R REPLACING MI SURVEY MONSAAENTATION 5.10w,BE AFFECTED MT CONSTRUCTION P EMOVE UMENTS $'b +' �' �' +' RESOURCES ON P CONTACT G NON V CE r PN. x„RO piC(xoc)� i RETAIL �, ,� �� y y . / BEM m ' �r rVNEq ..•.-9• 9 9.1/�OF, a .P * * oEvuPN wwawrcmr�Y65o.NEo .4n i O J / 1 .w.,.ERrs o-sRrcE REMOVED,DESTROYED S.1 BE REP.=BT A REGISTERED UV ORISON.BIM CO:uo E RUM NDN.nrtT -- ® :a••ert*^xrrrc*�Q. e'•�- --_ "B`�Mf�� Jy��h�"W •ERPAsp,�. W---.-r.vE... t-0 un M°cac"� r&Emxosxc aTaawsze _. _ - _ 1_cam(„'i,1'1T- N.E-4th ST. (SE.128th ST.)-- � o�"i�>`e Os 68 . - )r. , 9� CO EXPIRES- 1 FOR APPROVAL BY CITY OF RENTON AlR11Y COIP.K.R NOTE -' N OEPARTPAISWE OF PUBLEO WORKS BY CALMON _754 _ COVER SHEET 'EGErvesr O UTILIKS MO SURVEYING THE HORN..NO VVNIGN MEE.PRIORJUN 1' Z • VERIFY MOTHER OR NOT E CONSTRUCTION THIS SH. XISTING MUTESMPLANS ARE BASED DFON THE E r. , ou b6• bCTS MST LOCATIONS OF w,55 ws a PPo ] REVISED PER FIELD SONDE ERR e/1/M -ure `�•� O 0 NIMES AS SHORN ON.SE ei.RION PORNO.AND ARE SUBJECT,o Y.w.TIOR. PER an RENEW r. s/e/9e -__ .—__. W 2 REVISED if CONNIFF, ME e casP�,«c ERnRECEns° "'xaEm,`o"`sE""�.i°"Pam c.ioRwE.Rwc,w,scR CORnxucmry Mc PRO TO PRar wxc mR REVISED PER CITY KV. JEN ORB 3/25/9e - --- .•.,`- _.. ran t (] ,�����'''� ) -SITE AREA: 363,071 SQUARE FEET ^ '1 it ,E.J9W01 sC5-or, GRADING AND STORM DRAINAGE PLAN - -BUILDING AREA: QFQ =38,002 .-.W • •{�c.,."8, SSHHOPS'A' 12900 2 P B SHOPS = 2,100 �' °s ,Wq, s -40 " �/ ---.-. ... .... to LF a°} I FAST IFOOD = 3.500 eo CO X J r�W-rtE .. --0 I 1 w o-,„„ o... '... � __}.,..,m TOTAL BLDG.AREA =77,902 W a� N !� _ - 3 Diu '.r: .A�.�_ F i l .LOT COVERAGE: 21% �• I EYE -PAVED AREA: 208,519 SQUARE FEET W it gR,4 I • E y { ,' I -WETLAND AND H• SQ REDO t395. RIJIU DEDO7 =7458RI _ y �� 0ali ■e Q I �, : ,1 • r x \�i -BUILDINGI''''i --. ii�����_ .'.�� -, 'n. Paid -PARKING: REQUIRED=325 STALLS I s s s r. �e°on°N -oHm'E!°.Lnso PROVIDED=325 STALLS • `� ffE "F HEET x LEGEND: PROPOSED STORY DRAINAGE SYSTEM Z 11airmi ' ! A : r - � PROPOSED SANITARY SEWER MANHOLE • o II,'� s�M fl!N E'�Ef ! Is a • w W S 1 Iv .., l`= P-- ...7 ''. �j_ \� DISTR.SfN1G SANITARY SEWER MANHOLE O a g `•,•, �yl5. . CB11z -----� � PROPOSED SANITARY SEWER LINE F ,, „ I W c'�.w - >� - tPEp.O --- 5m• ,9 CAWING SNREN.r SEWER ENE o IL � RET i -9 � ' \HExart walisl Ex mxc w.hRYUN K { ''sr I PROPOSED w.rcmLw (t it ie +� , 1• PIP ' � �_ I ® Q [17 I ` EXISTING TEMPO SIGNAL BOX O I LLl I ; - I / r y IT EDGE v RELocRTEo DEMANDS Tn 0 y ► ri t = 1 [... -JJ �} ..�1L O J id �yy�: / / / ✓' _ ' ,.. Ex51ING CONTOURS Z = �r"TTl••_ ��� �- fr % Lb � • I¢- /`\\` SEE DEVIL SHEEP J___ NEW HEAVY DUTY ASPHALT POD xat, r.! �• a+l A. 'I y� 3 / W W CONCRETE :in a i 1SFIl�' LiiJB3l+]•1 -aE �" f., w s tr L �' wxW < N m�' r2 °n. so m S..SB►r6 8I W w v, W v, \s •- Qz rsao HF RooFoRuxN:E sxwx•Ram°ro dsPERsa m e m w E8' .. I, rf 8 1 F ECNA9LE SVShY . \ I 8( ` .. Ed WQ Q 6 ..• /.., 1ei .• W W y y' W N' W / O3 gWNS WON2H x11ECC00RdxR7 TION d'ROOF AND FOOTING Z 3 N.`+ > I Alt ^ j' �^J. W W W v- W W/ FallAPIICHIL K. 4 04 P ' t'� ►. He WETLANqq A� .� .v I m a`of ul�f� y :..L•,•, y Beo' Ups, „.-- -_ ,,,., (•-, o�s9i o. ARIA-12.918 SF.°" III °`` w J*., I; —.-N. .1 'it a, `�� sv n. RE%f.COMM ,�I .v .v i - • _ I Iey Li 9� (7 -- - I .r1�=�rRYRR►•W' "fa�•RWs9 .I 0� J� W W. / ' �E'1t..amm+ a1a... -.q.�F._ ws-"r1r; / - 'Crl EP��t _ H42.0.m _.v',., ilf Ex.n, _ s earona- n ____4,- � �4l�tif`iG:3 ..Ix LF i' I EMOTES- �= 6,� RN2wRr - ° w CITY OF RENTON ` \ - - r L PER cTY OR REHTON •034Z LPFP_ ce r °J-II/ L-tL • OEPAFRTMENY'OF PUBLIC WORKS ,smR)M.Rwr ]0'deAYRY -- Y�FAI44 5 -_- -- IE-39389 a l.i>z(rgWN.rt[1 .- :SxrtTTi3- PER CRY OR RFNFON _ _ - _ 5Ei Ilt ,[-�9J3 r s/ _- �r� — mNaNms 2� _ • -- -�- BffR -arlERoaDwpY ACE Yor,u-FfERr*�E — s'�S-Prn-P,Emti�oaaLr--..s_ Y«o�.eJr/se GRADING AND STORM DRAINAGE PLAN NE 4th ST.- woRK "n - __--. (SE.u'SIh ST)17 NPFIOVB.B!(PLAIHTgt r L<9 eF+-s€cr lo_ II ��''' NE 41F7 BfRfff , /rmn n>m . REVISED PER*MOOR:No SOP 4 J. dx9 snore O -- �••• -- _ :-_.- "nW's, 3 REVISED PER caY REV. .la. Glm s/une -.. ...- 2 RENSEL PER CRY REVIEW s/e/9e ---- uj :• ,_ _ ew ONO � , REnsEG PER Cm REVIEW cH GNe 3/2/e ....... _ I'-�°_ - W • I L E91'°MI. t�E WALL up. , CX. 15#' 99.3••SECTION 36 SIN.•SECTION 12.0' — — \ HE 405 405 ~Ljf - -,..-': =• 1 41 H. HNNLINx N. Lw8 Q .' D / �ILJ±e it _ l'- HD FENCE —NE ^, �RI� wN3 / . iy �-_ ^/ `\I 12.k1 I,II •Y-J96: SPILLWAY DESIGNED OTHERS- _ _ _W S EL-J9n.50__.__ �1 law.M.S For�^ ____ DFSIOxEO BY OMERS 400 I i�I� /� %n�bElul i SChERFeOW sHEE. ED Z CB•?2 IL- . T 1il 3 CELL WSHEET /DETE2RIDN PDND .A95 —--- _ y.._nAnc_s_n-393.m _ srAlc�s_n.39sm_� LI V RN OP E-39S 50 CELL 2 3� V : I�(n� ;�1..k1 I '' :� STATIC WATER SURFACE EL-39950 <-I , CELL�J )yj d p t /111 1 IHI c ATER RFACE.RFAC EL•395 00 -r sPAIu ";kt; `ir• ��1�91� POND MOTION n•39100 390 lob 4 n'MOhil Ew/�8w•rLbL Y I'MCC GG" /� \ I �rI I I I ' 1 4i. !B-e? m NM DOTTOm EL-391.OD__� `Paw mna E2-s,DO • 1� ^ ki I I / Ew WALL .___ Z 7 ^,� �', IF[ FENCE AROUND PER METER LOI sw SECTION'A-A'PROFLE VIEW ~} I EMI !.I1 © aE HpA:,.9 . 1-5 ,. 1.pp)) MN M 3.3• lu' (-C .5 J I. a V.�I��I �.,BY-MA:W 4b t4 •MGT. . ,,�,J ���I•fl 1 410 I. nM109.00• I,‹ -- I 1 \ `1 IIII NOTE: I PROPCM TaIE ._. S�/ \ \ TiW-SOD. / ARMS ESwuE x NiEtlrvla CONC.WALLS. \ IinNrwc w2U t`:``. I\ 111 _°'E 00 405E 405may • ;tk1IE i N uNNc.wwu MAINLINE y•/ I I/ _ war .9'woe 1y Fes' { \zz II W D4m �4 HIGH OHM URA G3E,• , •!' _am. � •:f•.p. n, gill Exo J96'--- 400 mznwc --- I oE9TnPm BY onlERs Ar T `""°`�/ u 400 .,. % k1 3:1 -\^ 2 W REsu wAu Y— .- -" MOOS. Ii �,: 395MAt S EL...5O395I / I'iN�Iy� ,,0, \ t � surew5 n.m.00 O. I 67 . \� n-\ \' 390_ (� 96..E.:r. I SECTION'B-B'PROFILE VIEW 0 1 r-• �� 1. --� — )\ ',-5• N.. ds 9 a s s5 • o T Ak 410 .� L PANNE • �1' \ -]93.09(6� E NO[NINCD BOUT�p�1gn1 i PROVED BY ENGINEEI` PER OET Ie 1i P(S!D„J. ,I E E RNO WDDER OEPS AA 1Ms .ro O 5 C FUN S, s1,nT n.,3u . 1► 1{]1 n PER PLANS GRATE ELEVATION • .'Hp wMIC /" 1 • / ,1 / FF.400A I I 1 E O�w.LLL• \ RIM.40100E C' EWING OWE / f H'G o 2 �1 SHEAR GATE ROD AND 400 // `. er T1"` 400 P A�I�L': I I -...., I y ' iLr=3 � HANDLE •' ...W: _�.�—_—395 — OW 3a-._'_ 74-'• "IL:a, > x i O/ER1La ELU399.50- AND OL SEPARATION ��! BDllal _-! - Q n N EL-l98.50 - EIfl4X1AD m if SEE NOTCH WEIR DETAIL • PROOOSED a 1 "' � PIPE SUPPORT(TPl �I . GRADE W . r;ry N W — - DETENTION/WATER QUALITY 8�-9';8 STD GALV STEEL DR °- -.43� __ - ALUMINUM LADDER/Sn' x cep,N N la-RRaISS IN SECTION'C-'PROFLE YEW POND DETAIL SM�MW GLL"°°'W" �I NOTCH WEIR A'soOr DAn.INUN 1'-20' BDDY:C ID? NTD '• saE. HOPE:I-2D .EWE.1.s o ,0 20 40 _ B)ER GTC Dr STD.aI� ,-` C,BAE 04 av,"a 1"=20' ItLI;S5//�[c{(/OI-Lc, Ig wr[s. P014 APB 3LL ;44. dJ �`y ® CULVERE INC a1LET IB• - ) PIPE SIZES L SLOPES.SEE PUNS 4)FRAME k LAODER OR STEPS nECCGLIIOMAL p�`t.°"A ff J a6su OR %PE J 2 WILET CAPAC1tt wi LE59 TIW9 Cr OfE9ET 50 BY (3 C)OTNER DEVICE, / 1 COMBINED INLETS A) CLEMKKIi WEE IS NSIBLE // MPROVEO BY 1 !) METAL PMi9. PR04 lOP Br 7 ft. - _ �� f0'TRN - 1 \ ENGINEER rv- S-�C A) CORRpSIW RESISTANT qV GLL- B)CLIMBDOwN SPACE IS CLEM OF•, f,'''71.l " 6 A rROw DFPMb.2 KM " \IE 39A Z9 VANIZEO a ALUMIN12ED TYPE II, RISER CLFANOUL HATE. E1L9 ♦ G B)IE WLVANIZED STEEI%PE, C)FRAME IS CLEAR OE CURB. r'OMl !96\A, b•� IE-39419(I2l HAVE ASPHALT TREATMENT I. 5)STRUCTURE SHALL BE A TYPE II ,}�{�,} �{y O i0P 0!BETTY EL. JN W f0• CATCH BASIN M1NMUM. I EAPIRES I _-----_l\"\ �Y,�X °Xv 6"W TOP Of Rd'J FL.39550 — o� P CORKS• 3:s MIR Bona Cf Ron.EL-395CO _of AP:TC..1EHIE OF RENTON w RESTRICTOR PUTS 'o,� • n YM.OFDIM.2•-6•DIA �S EL•J9219 ....E Si • awes SM. ,9 RISER ',iln-w - WET/DETENTION POND PLAN O OVERFLOW SFLLWAY DETAL — .mow— O CB i23A NOT TO S.LI TYPE II-54'FLOW CONTROL MANHOLE 2 RAISED PER an KN. a OM s/9/w REVISED TEA WY REV. .AIR, DN9 3/n/N •-20. ACE Uj '4� AEY a$EMAr _ T�— _ __ �- 11 f 7P,,„os IA -,-,,,,,,6,,—. Dom,—a I,I.e —-,wREI M,...HAN to,IA-..AIIA-S.TAIIA-,z.,I.-RAJA., LANDSCAPE SCHEDULE momminism- _ �. PlpNlRlT LNE.tTP. 4YYe0l AL M1��—� (� ri I _I 00 L.:00. .' 000 .... "3ApOO ;:...,O00o _. :.. y O 0 •Twos uae.. Wv•.. 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Y (OP, chuh 1 SHOPS A' A HE. --o\ Y GllICA/ SALTIC I y//I.iA,:.F�;3'-o"qc, --\r ,2000 SF 1OWAXE1h M 001'- _ WO 1111•ONAVE I — 120020...P.INTN,..TOP lAr''OF ..l , __ _ r 11 11 �C� • BEN. � w Iona.logo I MN WKS wNw.a�. 1� /!- Lwit•or Ylorr l fw P417.7 4�'..•7.- I \ o ROOMAL.pr w�AWL CF c 1I �.I w e :►,: I pet. NOT TO SCALE 0-4 �; _ — � N *ror. t N.� �x� RETAIL 6y I ••••• Z.••••• _ `A TOWARD �1, N 15 O 4 I •••,••••: • •. • ENIETN1 am..,' PREVAILING v dIXYIAL �raiiaaacr I • CI , �_ _ - w L Y l`E....r�./ . :y•' . Am % e% d16 I ,'RC SIGNAL _ - ... I t, ,1 r r Q �• O NOTEVERGREENECM TREE PLANTING — _._ __ 1�d_ __ _�— IV. �'Y 1'1"1'JY--� �a'� �i� - NorroenLE HARIRRY n ! r _________i________ __ ___ , , 8+--_ _ — - u ,,,,„ RAW GRADE PLANTING NOTES *TOMS WM��� NORTH SCALE I'=30' , 401 .NO E TIC RATER WNW.**osalGATKR PL A,now., o EPeom' oa ,.w*o VA roam wrw • !0 !• Yr L - ,NWRiLL 2 All NEW*IRO AND GOKUOCOVER ARMY 1 PIN NICE I r prom STARTle 44 SIRLORE,SPA.*. 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'i\l Y- t` 'It�•k"II• xrz 17 'A t,2r `E` S3NOC '�•'"f♦.,r l {�4t' `+ r +/ f �'ti`,f v .. A,h` -kit\a 1 �`'� �� ° � ` ,',''3,'t . ` n1tL .¢,24.. BL t. `�o 1I1RSI n',-.;510,,... 4 ° ' ■'r-;-�la` :,:,-,••. , 0,. .I ARM',-J ter' n a x?'' scam. ,,,, ..w:,...:i....: ....7 _ad 7S,,,,4"1 fy A y� Y r>` \ N AY �2lYd u • Av � a _ rZ _ tC.')(1 If It Illir '4PS .�.. �,..�_ ._ . ... _ ) fol.ANT SC H! L)L! -'�` foRres:.tw.1111: : `ram �,'��� :"��• - •.2..� iftimi ,40-''— 'ro����D •w�►ry TREES . wr ' ,/� t. , \I - SYMBOL SCIENTIFIC NAME COMMON_!�i o tebillip GO O NAME Q r . o . • , PM : AWE, (� O "4': , - , , x;> AGER GIRGINATUM VINE MAPLE ;' yllr O ; ©IO `=- ;" ' — GORNUS NUTTALL I I , PACIFIC DOGWOOD • r‘riV • ts, ' ©© , 't. i s ; , 40FRAXINUS LATIFOLIA OREGON ASH • �l 0 0 ;��f • +' 1 ,• - 'p0•. i ��. ,� -- PIGEA 5ITGHENSIS 5ITKA SPRUCE O.: `r~/ j 111 . od,'; • go On/ ;I . POPULUS TRIGHOGARPA BLACK COTTONWOOD ;isv • �Q° I rJ NIFIIIPA- PSEUDOTSUGA MENZIESII DOUGLAS FIR lie f.c{o��® 70 �r�, _. __ 0O s !; ^� • ilk PYRUS FUSGA WESTERN CRABAPPLE ��%". ^Cl� p { �: Q - -; SALIX LASIANDRA PACIFIC WILLOW . ) 1110- �� _ ®, �� 0�, ,,irr; O e,� THUJA PLIGATA WESTERN RED CEDAR O 00 , - O0 hE ` . • o _or , 1SHRUBS i (ow'2 �' i . f . r^I" SYMBOL • SCIENTIFIC NAME CO zii s, :c ,� .4:Ws. ( ' - _ a +V t GORNUS STOLONIFERA RED-05IER DOGWOOD ' ����` 't/ �'1.11 ©0 . /,i' • • ' 0'' •! RUBUS SPECTABILIS SAL MONBERRY h7 0.0 00 000 © .. GE L 2 0� ki'�� b .. OQ • a -- LONIGERA INVOLUGRATA BLACK THIN-BERRY a' I'" ---..1.1,,. a-n, VV MAHONIA AQUIFOLIUM . TALL OREGONGRAPE _ . OO • °'i 0 ROSA PISOGARPA CLUSTERED ROSE --e---------.-.---.- / OO '�` `'� �• 0 SA SGOULERIANA SGOULER WILLOW / L1X ',0 - SYMPHORIGARPOS ALBUS SNOWBERRY r► - o ° - / O , o GROUNDGOVERS led .1:6•����' .�I�i�i� ti,p WI,'90 �;�; SYMBOL S<.IFNTIF Ir. NAMF COMMON NANFiA..-41.6itelartow.i - -(1... ti Ca'.lrilteell _ i ii . -- V GAULTHERIA SHALLON �i.Nero 00o%o0 m - O !o %%o %IMF vr, ; ,i SEED M I ACES (FOR HAND-SEED ING) �� OO 000 Qj_ O° .• MIX I: UPLAND MIX (20# PER ACRE) • I 1 SEED SCIENTIFIC, NAME COMMON NAME ., A .,. CIT' DF RENTON =m it Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 12, 1999 Mr. Lachlan Foss Woodman Construction 3 Lake Bellevue Drive,#201 Bellevue,WA. 98005 SUBJECT: Highland Market Place- Project No. LUA-97-175, SA-H, ECF Dear Lach: We have received your plans to install a retaining wall and landscape plantings in the stormwater facility on the Highland Market Place site. This is proposed to satisfy zoning requirements for a 15-foot wide sight-obscuring landscape buffer along the common property line where the Highland Market Place site abuts residential property. Staff has reviewed the plans and determined that it meets the code requirement. According to drainage information submitted, the proposed landscaping inside the stormwater detention pond would not affect the holding capacity of the stormwater facility. After installation of the required landscape buffer, it will be removed as a condition for a final occupancy permit for QFC. With satisfaction of the code requirement the need for a variance approval, as was proposed under LUA99-072, is eliminated. Please contact me, at(425)430-7219, if you have any questions. Sincerely, Peter Rosen Project Manager cc: Jana Hanson Larry Meckling Neil Watts Fred Kaufman Dick Gilroy Iandrehufar dnr 1055 South Grady Way-Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer 4 fi '� /�� 6 1-- 0 -,.... ; • RECEIVED AUG - — LA) /1/ I -1----- , 4 HIGH \ WOODMAN CONST., INC. DETAINING WALL . TIN = -w9 .00 kV ,. A Ak. . .k. if s_4*i,--: 17:! - A 02 r)0 , r _ . , _ 06. 00 \ . et .►' 6 )(let. i i _ FLOC. I \ A 4 I ih. A, A‘ • h. --j-- A -- --- - Alk - A - - i _ / 06/6, eilbe...,, ,....w...., !_ ite --,00, 0. u-0-04). . • ,_ ,wipip.,: ii_L-4 mike,--,. b . ;kb 040,,, __., . . . .J111\ /PALO. • fikerilniteCIATOMAILCMCMAILINgtig0° a � Qrreee. 4.1116 �St�E � 0i�T----- .VCANIMANOta� '!4 _ti�11�'dffi -P %ale�VO `i' tail„ _ 4!IMMIMMIIMI 1 i d PLANT 1 P ' N _ 0 i I.I (C` / _ _ 5;50 5 10 20 ipaiNi CD SOLE:/',_/0. `� T / \ North /z" ,5 CI DE PTN C-1/N• 0 VE>z. .sto-cill,a4 4. -- - PLANT 3ckEDu_k • ,1't . 7/ F ILL kin-f-i FR_EE - bRA-/MINI Sy ot- 5C,I1-1T1Flr_ N.Ati CoMMnr( NAME 5/Z.E. OTY. rb� / .SOIL /'tJXT U �: Th�UJA PLICA-r,4 l,+�FSTF,tI R_OD !O' RI. /.2. s-c '�o s,4��D W �c D,g-e.. k rZS% CCHPO5T Co€) US 50(C RE-D-LS/�R . zy" �lr. i8 2 5 % ,1 &A r-1 PC7 t�/OCD t_.-s Z__, c 4 • 2141' mxrDE 7 eb COR.11uS 5 k.Ice } Y�L�owTw� 2V ffT /5 1 . VkR• FL�4V12f}M Doc/t�OOU �►• .j ,•'s • iCIs,4�ix nUAYVR.�".4 Pv>ZPLfi o 51 E�e- 2 y r'llT z y I h f i4 T�'.2 �G E VfJT/OJ� AT 1 tellautik. 411WAllgibli 55t �� �• t /00 `/EAR .STbRM E VE/�T' O 5A LIX Sco ULeRYAN�4 x-Out.=R.tOLLO w 1/' S 1 1 �i Curr��(C�5 R�QUt�D 441- i-if 4,,, it- . ellgi -- 5r4T/( ',,11,4 TEE ELEVA r' H 3 �5 ( 1111E4 .W PAO PO 5 5n >� TO 1-O ' - PLAgT CUTT /• S 1 el ECLGGl 5U TE OT �/ 73LOCK \ I i . PLAN PRG V l DAD P�Y T3.4�?.C�f1.4115�1 CUN S ULT I N� ,EN�. INC., K�1�T) WA . !VALL AB o vE �1 ✓' 3 9 5 (5EE DerA/L 1 p DESIGN DRAWN PROJECT 3.9 f �"�,� FIGURE I: SO U'1 319 j '- -�� ��7` TALASAEA Planting Plan for Detention Pond Screen SCALE, 1 ;� -' -.' S c0.0± • �J CONSULTANTS 0FG - 4th It Duvall I -10 + Resource&Environmental Planning9 DATE I i ie P Os� Gl�o s s - E G T 1l� -�] Renton, Washin ton 8-2-9�i 15020 Bear Creek Rod Northeast Woodinville,Washington(4 5)861 REVISED A l E / G I Bun(12�661-7550-Fax(125)861-7549 li i.G J ©Copyright-Talasaca Consultants • (cr\ 5$ 5 TREE ! ETA I L (tun_) EGOLO6Y BLOCK MALL CUTT I N65 !TA I L (t p.) . / IN.I.7. - �/ NOTES: BAGKFILL OR SUB6RADE I. CUTTINGS SHALL BE SCOULER WILLOK gr. 2.CUTTING!SHALL BE AT LEAST I/2' dia. . • r/ ECOLOGY BLOCKS WITH AND 4' (min) IN LENGTH. �. SPACE AT JOINTS 3.GUTTINEf MUST BE ALIVE WITH SIDE tri-h...,i„.., / .- BARK INTACT. CLEARLY REMOVED AND �+• 1,. 2'x2" Ha-LOCK/FIR STAKES, SCOULER WILLOW CUTTINGS •� , LOCATED OUTSIDE OF ROOTBALL. '_I I 4.24ri CUTTINGS THINKS OF HARVEST. WITHIN r `" FASTEN w/I4 GAUGE GALV. �' i "lo I THE BUTT ENDS SHOULD BE CLEANLY •�� . HIRE AND I/2' NEW VINYL HOSING. — I \' `� !�� STAKE WITH NO EXPOSED HIRE 11-I i ; GUT AT AN ANGLE FOR EASY �� �� �• ENDS. NEITHER STAKE OR HIRE ���.,x��� INSERTION INTO THE SOIL. THE TOP .IIt / • MAY TOUGH TREE TRUNK. STAKE �.- - ' SHOULD BE GUT �UARE OR BLUNT. INSERT 5 CUTTINGS _/ MANJALLY INTO PILOT HOLE+��•✓ �� HEI61 ff MUST BE AT LEAST 5' I_I — I = __ 5.MOIST A I U BE FR SH ANDHEY SHOULD KEPT v�• .I11_ TO A SOIL DEPTH OF ATv ; 4 01 110. ' FROM FINISHED GRADE. -III '.T • LEAST IB'. LEAVE A MIN.OF BE PRUNED AND INSTALLED THE SAME 1`. .144110 !A. . / ' SAGE 3' OF BARK MULCH IN -I 1 • Ib' OF GUTTING BEYOND DAY. 'I.:. • SAUCER TO WITHIN 3" OF THE WALL SURFACE TO ALLOW �/t•% TRUNK. a FOR SUCCESSFUL- SPROUTING SET TREE STRAIGHT AND PLACE 4� •e J/t*r• �.fa� REMOVE CONTAINER OR PULL I �� OF LEAVES. ROOTBALL ON SOLID GROUND -- .�: �� /?, BACK TOP PORTION OF BURLAP OR ON COMPACTED BAGKFILL. �• `4 -• ' ,. ., FROM ROOTBALL PRIOR TO �+ , PLACEMENT IN PLANTING PIT. BACKFILL PLANTING HOLE 1/2 -I I 1 f" FULL WITH NATIVE SOIL,TAMP `+,,-A .•,,, ig. '.r . SOIL TO STABILIZE hi:, ROOTBALL. CUT AWAY HIRE, �,/ p FORM 5' HT. HATER DAM STRING,AND BURLAP. V' T G 'I> •�.�,'� AROUND TREE WITH SOIL TO BACKFILL REMAINING �, .�•►� ! •1,"�t�•,l HOLD HATER. �! , ._ PLANTING HOLE PER ,, 1 ,r- SPECIFICATIONS. AMEND .'1"P.` (ram ,' .t4 FINISH GRADE. FIGURE BACKFILL AS NOTED ON S .!-. 0 FI I. I�l WrwuY axuuuu.xxlwx•� IW181 rauuaurwsw I I ��1 -1IHII� YP 1 ' ��ss` '4I iI'=I1 III :*` `/C�A.4 _ !_ SCARIFY SIDES OF PLANTING -IIII �. I�•�'��► ! /\ , III— HOLE. MAKE SURE HOLE HAS 1 / `I44-�ir�.•cffre4oi•I / ' 11= 1 GOOD DRAINAGE. I 1--, ,�j �I�s'Iaj�O1Oj�i'I 0 /\/ . III—I! I I # •��.444+ie%die ,\ ` �\' i=i I i;. 4�,��•1wi��I • �. �\/ III I EXISTING NATIVE SOIL OR 1 I II I / - - i i i—III—I I ,\ \ \ I —i I NEWLY PLACED TOPSOIL. INSTALLATION T�� -I I=II I=I E—►1 I=III=I►I I 1 I11=___I-I 1 1-! I I-I. !- 6!N!1AL PLANT 16O 1 i I I} 111.-IIIIII 1 I I I I 1,III _ i I;,I' I. PLANT TREE d/OR SHRUB 1/2"HIGHER THAN 5. HA I tR IMMEDIATELY AND THOROUGHLY,GREATER —III—III-III- —I !- DEPTH GROWN AT NURSERY. AT FIRST,2 or 3 TIMES PER WEEK THROUGH —I 3 TIMES A 2. ROOT BALL DIAMETER FOUR SIDES OF ROOTBALL PRIOR TO PLANTING.SCORE S ESTABL rl•,I ICCD.THE DRY SEASON,THEN LLS UNTIL BUTTERFLY ROOTBALL IF ROOT CIRCLING IS b. FERTILIZE ALL TREES AND SHRUBS WITH AN EVIDENT. APPROVED SLOW RELEASE FERTILIZER APPLIED 3. AFTER PLANTING,STAKE TREES ONLY IF AT MANUFACTURERS SUGGESTED RATES Q NECESSARY(le,anlne or drooping) OR IN EXPOSED ��1�U� ��T IL ( p.) AREAS. 1. ALL PLANINGOIST PITS SHALL BE AMENDED WITH©CONTAIN!R 1 4. TRFF STAKES TO BE VERTICAL,PARALLEL, A SOIL MOISTURE RETENTION AGENT TO ASSIST N.T.S. EVEN-TOPPED,UNSCARRED AND DRIVEN INTO IN KEEPING THE SOIL MOIST DURING THE . UNDISTURBED SUHGRADE. REMOVE AF I tR ONE DRY SEASON. • YEAR. 1 i SET SHRUB STRAIGHT AND PLAGE ROOTBALL 1 0" • ON SOLID GROUND OR ON COMPACTED BACKFILL. 0 • .1� Co i. '• • Q BACKFILL PLANTING HOLE 1/2,TAMP SOIL TO • 1 i' •, -- STABILIZE ROOTBALL. DO NOT DISTURB ♦ I d o ./1p'•C ROOTBALL. BAGKFILL REMAINING PLANTING �,'• �'••' �� ���o HOLE PER SPECIFICATIONS. AMEND BACKFILL ., 4�'f I i Q AS NOTED ON • MULCH 3' DEEP •" t • •it ; FIGURE I. •• 24' DIA RING ` �► PER SIT S. -!I !I,- I.i,% "-R liiw!"• _I -I 1 I I= FINISH GRADE. I-i�I�I I II I�//\ iil�!Pa!In�,:.-/ /— I I I I—I I�_ I—I I LI 11- 1 I"\/\:_..:-iiiii //"1 4Ii.1I-111_ SCARIFY SIDES OF PLANTING HOLE. MAKE SURE _,i 1=1 I EI I i/ #2-1i_ __ �T- -111-1 11- HOLE HAS GOOD DRAINAGE. ;11-11H ( �A�A�II 1 V/-11cIII�—T DESIGN DRAWN PROJECT i-I I�IE�/\\� \�\\./ A MI 1�=1 I r EXISTING NATIVE SOIL OR FILL MATERIAL. / -1�=111=11�_./6/ A (rl_r-07IIHi,I- / FIGURE 2: 50 LW 3�8 1i1l=T i1-1_ =11E1 —i--77 TALASAEA PlantingDetails for Detention Pond Screen N.T.S.SCALE =I I I_!I !I I_ I=I ,I I I rr= �„� N.T. I-I2 TIMES CONSULTANTS Q>=G - 4th Duvall DATE 2 TIMES Resource&EpvironmentalPlaOpipg Renton, Washington 8-2-aq 2 ROOT BALL DIAMETER 15020 Btu Crock Road Northeast \ - Woodinville.Washington 98072 REVISED / Bus(425)861-7550-Fax(425)861-7549 n Copyright-Talasaea Consulunts �r.s . I J RECEIVED AUG 6 - 1999 (A) ti 1,-1 ' WOODMAN CONST, INC. 4 HIGH __ ETAINING WALL \ : . T', - 399 .00_ . i" r lkt. .A. .. , f A' 02_ O0 E3' ' _ �9 0 Rrinft t ID I' FLOC.. I . \ . —0 . .E4f i -.- i.. • ; —_, _ . . it/11_4 _ . , :,„,111. .r. ___________ 1 _, •-•_177 . . * IX— AlW . - Tr°7-- -__ _ ._ - W iii,::‘ or.1116..... at.%:..-r--1,_ -;ill. _ ,.04. 0, fiwitiatecipik. x. : . • , ... e ,,,, ..,.. .,,. , b' isIN. Rb mir Or COL 4-444. 61 kettYa:Z 9.1 t _ ter. L �Qs � e�� 0 P0S� P0M • \ 1 r , 1 r.\.. r---, ,. .011 1 , ,_. .1-140,• .6.0 ...4ii, - .4.... mm.iiimiMmilmmi______ni,__ SCALE: -/O North /:" 5Ci DePrii rliN 0v'ER r3c��k�,�2_1- PLANT SCf-1D(11. . lt FILL 11i"1T11 FEE - f�J/N. /NN ?....,-f OL SC.l�l472F1G �AM� L�OM�`1oK l`�AI'(� S/Z CJTY. •5OIL /y1X i USE : TguJA PLIC4TA IALFSr-EkN R.. D /O' HT. /2- tAa _2S 610 et P-/pb5T @ C,o+4tF.US t50k/CF-4 RED-p,S/��. 2_4/ " NT /8 VV"K. a 5 �/� b,� /y 1,loC D 41) CORgos 5 .k.IC YE`ooWTWiq 2`f' HT /5 CP\,--- 11 a-- Pitt i ''17�7iiCITT D� � � r� • ' ' VkR• FL�4l/1R�}M Do�W001> 'l - _ l i �0 3 4i-i PUKYURE/� P�JkPG6 OSIER 2`/"'1fr �`/ i `� il � hJAT�.2 ALE IrgT/OI1 AY f� '� �- � SS 5A/-IX 5CoULERIAN4 ScoutE-R.t�//LLOw 1/ hS 4.0 -, _ •0'-► •� t_-•.�, • , ' /OQ `� 9R STtjR/y E VEST C urr ti(�5 R�QUr,eED 2Y.1 �T Co � 7' S t �- , ►z-'g 574r,( v/4 TEk ELEVA riD/ C1k w/9!L � � • 1 f • ,,��! ao Pc 5 Ef) .Go -O G' -3c15 - L _; �.� " • 41r! a1_k Zvi / �11/T CUTT� ;ti�T�/-4s l4 --c_ot0(�i/,BLOCK�y 51 i 5, PLAN PRCV/OD 5Y b,4R_ Ii.41)sE �Oh ULTIN� ENr. INC., < T) WA W . WALL At3oVE et__ _ 395 (5EE DE77 /L) DESIGN DRAWN PROJECT ~ - 3`�I O f��l FISURE I. 50 LW 3.Y9-, ��'__OT TALASAEA Planting Plan for Detention Pond Screen S, 1 F1• 390•0t �� CONSULTANTS OFG - 4th 8 Duvall I -IO Resource&Environmental Planning DATE P R OP QSE D G�O _ T/ 014 1 Q_� Renton, Washington 8VISED �`I -2-01c1 40 15020 Heu Creek Rod Northeast Woodinville,Washington 98072 REVISED S , `,SCALE:/',�5' Bi(+25)ealasw-Fa:p2slgsl-7s+9 ©Copyright-Talasaea Consultants : c 14\ 5 4 E3 TREE DETAIL (two.) GOL06Y �LOGC NALL CUTTINGS DETAIL (tu .)ON.T.S. ® N.T.S. = 1TT NOTES I. Gl1TTINfiS SHALL BE SC.OULER WILLOW. 1 w. 2.tarrrINU SHALL BE AT LEAST 1/2' dia. ANL 4 lminJ iN LFNTti. ECOSPACELOGY AT JOBLOCKSINTS WITH3.GU7 TIN65 MUST BE ALIVE WITH SIDE oP. , „ CLEARLY REMOVED AND ! 2"x2"HEMLOCK/FIR STAKES, WILLOW CUTTINGS BARK INTACT. • LOCATED OUTSIDE OF ROOTBALL. 4.CUTTINGS SHALL BE PLANTED WITHIN �p. FASTEN w/14 GAUGE 6ALV. 24 HOURS OF HARVEST. RE AND 1/2'NEW VINYL HOSING. 1 •�•'• THE AT BUTT AN ENDS SHOILD SE EASY CLEANLY • .i r STAKE WITH NO E)'�'OSED HIRE =t — r.-.`. 1. �� �,� �- ENDS. NEITHER STAKE OR HIRE �.�� INSERTION INTO THE SOIL. THE TOP .'�; 4 �,"o/�•/ MAY TOUGH TREE TRUNK. STAKE �_ --- - ���� INSERT 5 CUTTINGS SHOULD BE CUT SQUARE OR BLUNT. 7►.✓ . HEIGHT NUST BE AT LEAST 5' • _ . MANUALLY INTO PILOT HOLE 5.CUTTINGS MUST BE FRESH AND KEPT '' .y FROM FINISHED GRADE. I— I MOIST AFTER HARVEST. THEY SHOULD TO A SOIL DEPTH OF AT �; ��'�� I1— . . BE PRUNED AND INSTAI I FTC THE SAME ‘'‘.,2�' ��s ti PLACE 3"OF BARK MULCH IN -1 I I LEAST 18'. LEAVE A MIN.OF DAY. ,� �r. I� ' I I 18'OF CUTTING BEYOND • SAUCER TO WITHIN 3" OF THE WALL SURFACE TO ALLOW �'- P. - ,,,ow.'!� u?i TRUNK. . . FOR SUCCESSFUL SPRaUfIN6 • �� � 11.JJ` '' REMOVE CONTAINER OR PULL OF LEAVES. SET TREE STRAIGHT AND PLACE emir_ 011p. '•• - / t"•. BACK TOP PORTION OF BURLAP j, 18" Jr, 24" 18 ROOTBALL ON SOLID GROUND ..: •OR ON COMPACTED BACKFILL. .1.• `L•: • , FROM ROOTBALL PRIOR TO v ��c •� % PLACEMENT IN PLANTING PIT. BAGKFILL PLANTING HOLE 1/2 • ` ..•i • I - ,'I • -,I FULL WITH NATIVE SOIL,TAMP "` 111+ f'r �'• SOIL TO STABILIZE �V ` i• I;, ROOTBALL. CUT AWAY HIRE, I. :" . • /J FORM 5' HT.WATER DAM k :T •• ..- AROUND TREE WITH SOIL TO �1 j. BAAGKFILL REMAININ AND G �'.��•a J l •� ✓�. HOLD HATER. PLANTING HOLE PER ,, ,.:- 4 • SPECIFICATIONS. AMEND _"�''': /'j ..'.:.!4� BACKFILL AS NOTED ON �� FINISH GRADE. FIGURE I. I AA I u,unu. _ u n� ntwwwwuww�u. 1 j b d I' - II I i v 4 - / \r-1 I=�i SCARIFY SIDES OF PLANTING 1 0 �� Il-1II; ' 1 +$4 "r. 4 1 1 1— HOLE. MAKE SURE HOLE HAS II ., .4-• 4ee1ee '� 1— I GOOD DRAINAGE. =I 1 N �/• 'Y ! i ' ?2 \ ►-s \ —111-�� EXISTING NATIVE SOIL OR 11 1I I )I '- 1 — 1-1 1 11 11 I i 1 =�i 11 I NEWLY PLACED TOPSOIL. i 1=1111 r- I I n I 1-111=111__ , lli-1►1-11!- GENERAL PLANTING INSTALLATION NOTES -I 11=1 I I�._I I I T1-1 111 I i=i I :I {1-1 III I ,i I i=1 1 131TIME5 1 I l I I I. PLANT TREE t/OR SHRUB I/2'HIGHER THAN 5. HATER IMMEDIATELY AND THOROUGHLY,GREATER DEPTH 6R04+1 AT NURSERY. AT FIRST,2 or 3 TIMES PER WEEK THROUGH ROOT BALL DIAMETER A 2.FOR CONTAINER TREES t/OR SHRUBS,SCORE THE DRY SEASON,THEN LESS UNTIL FOUR SIDES OF ROOTBALL PRIOR TO PLANTING. ESTABLISHED. BUTTERFLY ROOTBALL IF ROOT CIRCLING 15 6. FERTILIZE ALL TREES AND SHRUBS WITH AN EVIDENT. APPROVED SLOW RELEASE FERTILI[eR APPLIED 3.AFTER PLANTING,STAKE TRCL_,ONLY IF AT MANUFACTURER'S SUGGESTED RATES NECES RUB i�ET IL ( p.) `�`„AKARY(leaviy or drooping OR IN EXPOSED AREAS. 1. ALL FLANTrhIG PITS SHALL BE AMENDED WITH©CONTAIN!R .TREE STAKES TO BE VERTICAL,PARALLEL, A SOIL MOISTURE RETENTION AGENT TO ASSIST N.T.S.N.TS. EVEN-TOPPED,UNSCARRED AND DRIVEN INTO IN KEEPING THE SOIL MOIST DURING THE 0 / UNDISTURBED SUBGRADE. REMOVE AFTER ONE DRY SEASON. 0'' •• YEAR. ✓, '' SET SHRUB STRAIGHT AND PLACE ROOTBALL • ON I"• 0 ON SOLID GROUND OR ON COMPACTED BACKFILL. c>110.1( 1 ., O<O • 1: t I •t. O BACKFILL PLANTING HOLE 1/2,TAMP SOIL TO o 41. i, f •, STABILIZE ROOTBALL. DO NOT DISTURB 4♦ i t..'-t(�•• O� ROOTBALL. BACKFILL REMAINING PLANTING - ",���.'ttI4 4 o HOLE PER SPECIFICATIONS. AMEND BACKFILL �,. - '%I 0 0 AS NOTED ON MULCH 3' DEEP i, V t•`• •' • FIGURE I. 24' DIA RING `► PER SPECS. v RVy. i 11 iI I -1 -j�-n fl ei r �{I I I,I I i I { FINISH GRADE. '11-11{_11 ice;/`�\ .. _ {Et 1 1-1 •�•s. iii !:,=:ii i.,:' -- u� {{ SCARIFY SIDES OF PLANTING HOLE. MAKE SURE \ -=mi.. /\\ �I I HI HOLE HAS GOOD DRAINAGE. -I, 1III-II \K\ 4.; )./\ \�i/��11 III Y DESIGN DRAWN PROJECT " E\�\%\ \/��\ E � EXISTING NATIVE SOIL OR FILL MATERIAL. ,I_,„11 I=11 <Ri'!' �,((=tt 11!- (■I■� FIGURE 2: SO LW 578 II—I I—II I177 (--I TALASAEA Planting Details for Detention Pond Screen N.T. SCALE =1-l-i {11_ �I I r I ■I■' N.T.S. II-1! I III-1 ' ' CONSULTANTS GFG - 4th .t Duvall 2 TIMESDATE 0 j ROOT BALL DIAMETER Res 20Burc rce&Environmental �a Planning Renton, Washington 8-2-qq • - W(4 5) 1t- W-Fu - - REVISED \ 8072 Bus(425)861-7550-Fu(425)861-7549 I)Copyright-Talasaca Consultants . I AZEIA{) _Ct__-:-...0_6_, -L. ° — ; RECEIVED Q AUG 6 - 1999 / 1 1-1 4 (;k-� - — WOODMAN CONST, INC. RE TAINING WALL . PN = 399 .00 4,TAt.i. ii,. A Alii. . A, #: .i1i.,,,-*.4 - , J „ -4 . . d-oX,.1A ._,_ ,2,I- 4: .4ii.0.. „,', E3W =-;_ 96.00 © R04, 6 F- 1f_.: -- :___:.A• or ;. .„ _. I,P' Fi L-OP i...-sk-t- i-,, __c_ — - --- , . -, , -� - _ .. (AR-C w1z.0 Lo RC, W R,C, _ W 2� %� \_. _:" w weC ,/ . , . % 16,.‘ ...AUlarlitelb`A‘ I- i ATV}k73 ZYWiti, ,riNIOPC101)N /01*10Pitk WiRttreg) ''% - ' . -' eal i : --- .'cortiailaho tx) leve weatts.kiwe� E bllEii •: 1=' 11QS�;�.elt �•n�►� c�� _ p o 1Q��a lik •, i _ • .rrs Gr . �.. - •7 n , f v v �y _ ___ _ i __ , _ , \ I , 4, ,I / IL N / 4 N •`� J f '. _� i. , Immomi.m."'i 0 SCALE: `�► p I r I -�.__ \ J I .1 J 0 J 10 20 �L d North 1 /' 6 CI I>E PT-H !t-118. O VER. .sto- --111, 4)_ PLANT S C14>�'D(li.,.� � . / FILL 11i•ITt1 �kEE— D/�f}/N/NN S-1 OL SL► 1�-nFl� 1�AME l'.DMi`tnN rIAM� 5/z� (STY. / .SOIL / fJXT UE': T uJA PLIC,4T,4 lvIFST- ,N /ZED /O' fir. /�3iye, -541`ID W�C LE D,¢-e--- kilekri:": �ZS�o CCrIPb5T / �DCoz,fUs ,50R/C0-4 D-0.51R-_. zy I-lT /8 a 5 �% ,�&,4 /y / Woo D , ►, � � Ir .� '�Z"77isa7:7. DE � CDRr��S Sk.lc YEL-LoW TwiG 2Y' l-fT /5 I . VAR_. FL,4Vl R/}ME Do�AJ00D � � �fejt �i �-tt 4- 10 5.4L! PUA. 4440144017 � kiA TER. O.LEValT/ol f AT . g5ALIX ScoULERIAN,4 uL_E-R.W/LL0 q' As t .� ' mo YEAR ,STbRM E,vE/Yr w , , ! ti--6,-, 4"--41/4_735444e �LL2' it3r._ • 7. 5 t _=_:c./ 5T. Ecci., . .7! ST9T/C %✓,4 TLC ELV9 T iph1f 5lk w LL I - + •c • •, • • 1-D6 _ NOT :E \ /�ut11/T CorrI/•4/S !d Ec_ottlY rBL.ocx• 51 i PLAN PR V I DID b y 5AR41-1-4 U5E7y! CONS ULT1N� EN(7- I Nc., K1N� T) WA W . WALL_ At 0 vE EL�>r 3 9 5 (5EE DETAIL) DESIGN DRAWN PROSEcr ' 3�� r FIGURE I: SO LW -3.79 -mi'_—Bor ��++ TALASAEA Planting Plan for Detention Pond Screen "-10' ,3 ,(, CONSULTANTS QFG - 4th Duvall I /� DATE PR 0 Pose Gl�o ss — S �G T/ 1.�1�,1 p _ Resource&EnvekRoad Northeast Renton, Washington 8-2-qa IWoo Boar e,Wa Rod Nor8072 60:(� In sso'�uzs>sc-�s+v REVISED SCALE:/',=5 �. ©Copyright-Talasaca Consultants s 0 E3 4 E5 TREE DETAIL (typ.) EGO O6YLOCK V LL GUTT I N65 DETAIL �t p.tON.T.S. ' / NOTES: BACKFILL OR SUBBRADE I. CUTTINGS SHALL BE SGOULER WILLOW 2.CUTTINGS SHALL BE AT LEAST 1/2" dlo. • s ECOLOGY BLOCKS HITH • AND 4'(min.) IN LENGTH. ' (� 3.CUTTINGS MUST BE ALIVE WITH SIDE SPACE AT JOINTS BRANCHES CLEARLY REMOVED AND it i 2'x2'HEMLOCK/FIR STAKES, • , BARK INTACT. '�t�'`�. .. SGOULER WILLOW CUTTINGS 4.CUTTINGS SHALL BE PLANTED WITHIN -: LOCATED OUTSIDE OF ROOTBALL. �.� `� FASTEN w/14 GAUGE 6ALV. -1 1- • 24 HOURS OF HARVEST. �. •r -. • HIRE AND 1/2' NEW VINYL HOSING. - 1 1 • THE BUTT ENDS SHOULD BE CLEANLY �• �/� STAKE HITH NO EXPOSED HIRE 1 1 I_'i • I. •' GUT AT AN ANGLE FOR EASY .J `w.: ENDS. NEITHER STAKE OR HIRE _���.. INSERTION INTO THE SOIL. THE TOP ..I '•I IP MAY TOUGH TREE TRUNK. STAKE ��^�+'• �- INSERT 5 cUrrlNGs SHOULD BE GUT SQUARE OR BLUNT. i����r HEIGHT MUST BE AT LEAST 5' --- - MANUALLY INTO PILOT HOLE 5.GHan-5 MUST BE rRLGII AND KEPT �j ' ■• •ti ' FROM FINISHED GRADE. I I_ TO A SOIL DEPTH OF AT BE PRUNED AND INSTALLED THE SAME I- 1 - I MOIST AFTER HARVEST. THEY SHOULD �``` ,4- s o 1 *. . . PLACE 3'OF BARK MULCH IN -III •• • LEAST IB'. LFJ\VE A MIN.OF �� �. —I I IS'OF GUTTING BEYOND DAY. ' SAUCER TO HITHIN 3"OF THE HALL SURFACE TO ALLOH ►3 i'.I•�.".• % TRUNK. . , FOR SUCCESSFUL SPROUTING 4 �. !+�,�_° or...;,,'.. REMOVE CONTAINER OR PULL OF LEAVES. SET TREE STRAIGHT AND PLACE ��� + �� �� ROOTBALL ON SOLID GROUND -- �.� '����'! I , .^ ?,4' BACK TOP PORTION OF BURLAP Jr, Is" j, 24" ,, is j, OR ON COMPACTED BACKFILL. ` r;�``-.,1' FROM ROOTBALL PRIOR TO ,,.' PLACEMENT IN PLANTING PIT. BACKFILL PLANTING HOLE 1/2 ` to, • + •` or:, 2 '••,� FULL HITH NATIVE SOIL,TAMP �\ �" �� 1 `r. '� �' SOIL TO STABILIZE ��N r''•'0�I�, ROOTBALL. GUT AWAY HIRE, ��'/� `. I . .' i � �J FORM 5' HT.HATER DAM STRING,AND BURLAP. -, I �� -, AROUND TREE HITH SOIL TO BACKFILL REMAINING .'S�.,�' r ,,, I"�' -'' •. �I ` -�7 - �l HOLD HATER. SPED I F IPLANTIIG T HOLE AMEND �r.%%'� l! — BACKFILL AS NOTED ON Imo: a� FINISH GRADE. FIGURE I. It • i nn 11, l i lwrwxu y xuuu�uxwwux•- .uuu ywmuuuiwxuw.« • I i 1 t AI' „or `- yyy���%" SCARIFY SIDES OF PLANTING O♦ O 4.� /O - HOLE. MAKE SURE HOLE HAS i!11 ♦ ' %nr... ,.: •,$4,4`4 • �, 1111 I GOOD DRAINAGE. - 11, •, o •�,•4..•4•4,�•4:4*,•4* • �/O\/\/ Hill 11= i `�� ► O III-1 EXISTING NATIVE SOIL OR 111-1 I —i 4-=II 1-1 11-111=1 1 i; —1 i 1-1 I' MEALY PLACED TOPSOIL. :1 1=1►1-� _ - -1 , I I-111 111- 6!N!RAL PLANT I N6 INSTALLATION NOTES �—III-lil_I I I_I r l 1 1 1-1 1.1 11 I I-Ill I I 1 I I I I I i 1(I 1 1 i 1., - I I'.I I I. PLANT TREE t/OR SHRUB 1/2" HIGHER THAN 5. HATER IMMEDIATELY AND THOROUGHLY,GREATER I i I i ,III=i 11- 3 TIMES DEPTH 6RO1^N AT NURSERY. AT FIRST,2 or 3 TIMES PER WEEK THROUGH 2.FOR CONTAINER TREES t/OR SHRUBS,SCORE THE DRY SEASON,THEN LE5 UNTIL ROOT BALL DIAMETER FOUR SIDES OF ROOTBALL PRIOR TO PLANTING. ESTABLISHED. BUTTERFLY ROOTBALL IF ROOT CIRCLING 15 6. FERTILIZE ALL TREES AND SHRUBS HITH AN EVIDENT. APPROVED SLOW RELEASE FERTILI[tK APPLIED 3.AFTER PLANTING,STAKE TREES ONLY IF AT MANUFACTURER'S SUGGESTED RATES CONTAINER SHRU� DETAIL (tup.) NECESSARY(loe„Ytg or VERTIdroopiCAL, , OR IN EXPOSED t AREAS. 1. ALL rtANT►11G PITS SHALL BE AMENDED HITH 3 .TREE STAKES TO BE VERTICAL,PARALLEL, A SOIL MOISTURE RETENTION AGENT TO ASSIST N.T.S.N.TS. EVEN-TOPPED,UNSGARRED AND DRIVEN INTO IN KEEPING THE SOIL MOIST DURING THE UNDISTURBED SUBGRADE. REMOVE AFTER ONE DRY SEASON. YEAR. ' : SET SHRUB STRAIGHT AND PLACE ROOTBALL i 0 ON SOLID GROUND OR ON COMPACTED BACKFILL. of Q:> • • O BAGKFILL PLANTING HOLE 1/2,TAMP SOIL TO '7 ! t 4 p STABILIZE ROOTBALL. DO NOT DISTURB �' ROOTBALL. BACKFILL REMAINING PLANTING ' ` 111 0 HOLE PER SPCGIFIGATIONS. AMEND BACKFILL e-,A -•. NA ; AS NOTED ON MULCH 3' DEEP •* ' v. - FIGURE I. 24' DIA RING PER SPECS. FINISH GRADE. 1_I-III i \\!1 �iiii ii //\\4 r,i=T i I i1 i c SCARIFY SIDES OF PLANTING HOLE. MAKE SURE L-I j-1I I . h\//\�j i"'=./LH I I J I l= HOLE HAS GOOD DRAINAGE. I i ' i I�7i I F✓\� iiu!� \/�I I El I ITI DESIGN DRAWN PROJECT y j /�%j\ '\/\ �I I I EXISTING NATIVE SOIL OR FILL MATERIAL. ._ i l— i � �� (rr—t��l I� C FISURE 2: SO L W 3-18 -Ii' I. I = i=11 lli=' TALASAEA Planting Details for Detention Pond Screen SCALE =i 111 11111 1! i 1=11 1 I�-'-:• N.T.S. 2 TIMES CONSULTANTS OFG - 4th tt Duvall Resource&Environmental Planning DATE41i) Renton, Washington 8-2-61G ROOT BALL DIAMETER 15020 Bur Creek Road Northeast - Woo(425)861-7550.hington Fax 072 861 REVISED / Bus(425)Sli 1-7350-Fa:(425)861-7549 ©Coovricht-Talasaca Consultants WOODMAN CONSTRUCTION, INC. 3 Lake Bellevue Drive, Suite 201 Bellevue, Washington 98005 (425) 454-3621 DEVELOPMENT PLANNING CITY OF RENTON JUL 08 1999 July 7, 1999 RECEIVED Mr. Peter Rosen City of Renton Development Services Division Renton City Hall — 6th Floor 1055 S. Grady Way Renton, WA 98055 Re: Highlands Marketplace Variance File Number: LUA-099-072, V-H Dear Peter: This letter is to formally request the withdrawal of our variance request for the above referenced project. Please feel free to contact me at any time should you have questions or comments, and thank you for all your assistance in this matter. Sincerely, Woodman Construction 2 iv;-.� Lachlan Foss Project Manager Contractor License# (WA)WO-OD-MCI-16706 (OR)0117803 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 164:11 day of 4u-he- , 1999, I deposited in the mails of the United States, a sealed envelope containing ee?o Yt" ko rt y� ac&W\1 v\ r documents. This information was sent to: Name Representing CnitroLi Y\004nLoo rL Clavid tv\CV1_ LQ.c k o h ?• Foss W oCd vvta vt C.otns"Cvkc.'ttcvt qF'c, t Aorwe.sl ?act cc. Assoc tales (Signature of Sender) 'Sctvvclvo, k • S.ec....ry STATE OF WASHINGTON SS COUNTY OF KING p I certify that I know or have satisfactory evidence that.,d� _ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated:�� I I + / -) Pu Notary Publi in and for the State of yVashington Notary (Print) ,lP RI! YN KAMCHEFF My appointmeetea;rgiF'IHtS 6/29/99 Project Name: Ntgtilahcts Market?tact., Project Number: LUR, qq , 0-12 ‘Y NOTARY.DOC CITY OE- . RENTON HEARING'EXAMINER PUBLIC HEARING DUNE 22, 1999 AGENDA •COMMENCING AT5:00 AM, . COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY'HALL The app i.cation(s) listed are in order'of application,niumber only and not necessarily the order in which they willWilt be heard. Items will be called for hearing at the d scretion of the Hearing Examiner. PROJECT NAME: Highlands Marketplace Variance PROJECT NUMBER: LUA-99-072,V PROJECT DESCRIPTION: Request for approval of a variance from requirements to provide a sight- obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berg inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. Location: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE. AGNDA 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: June 22, 1999 Project Name: Highlands Marketplace Variance Applicant/ Lachlan Foss Address: QFC do Woodman Construction 3 Lake Bellevue Drive, #201 Bellevue, WA. 98005 Owner/ QFC & Norvl�est Pacific Associates Address: 10116 NE 8t Street Bellevue, WA. 98004 File Number: LUA-099-072, V-H Project Manager: Peter Rosen Project Description: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. Project Location: 4800 NE 4th Street, northeast corner of Duvall Ave. NE and NE 4th St. U you• ei' s.e 480111 J .Q I .. � zo 0, C wm C. Grime, 4.58 AC. �1 - H. 0elrolle 4.58 Ac. cN 1.6 I" i- 09i�c 0 n4c{ _s dwas - lG, tall" Ica "6 'f7' ISO. 41. 5 iim ® AA D n 9F r .WlJ Imo" • W Ilini" ®_ > 7 0 ATE , .Z :N IJ-10 11 Inv, 2.84 AC. el !''1 El Wes ' d 2-� c+ ,n t = s �rz a • ®035 Ac. 2 - 0 .1 m. F ma o, O ' ajs�tti - 1. s7 a lea 0 '1 § —`s 05 N.E.4th STREET ,E. o~R" _ s ^ s, e. so G' ®` A❑Il ;oh]r 6G m„ �,.<.:, .0 5 Yz J<© l. = u3 -. 3; { ayt t ,.. C c,. Cc+C.• a ® �:.pppC ' u eg AI Ior4P - ID u � i o _N CD e,o"-� ���(� _- f,1 o _ Dl p I.36 AC Ee 2 -' r . � ; o 1`Oska0C,__= ,,,C ot 11 d ® »oO qoC I.s „.w t w'n.aed Nylonder /KJ 1.15 AC. d"- Lowe C Meissner City of Renton P/B/PW Department Pre__ Pry Report to the Hearing Examiner HIGHLANDS MARKETPLACE VARIANCE LUA-99-072, V-H PUBLIC HEARING DATE: JULY 22, 1999 Page 2 of 6 B. GENERAL INFORMATION: 1. Owner of Record: QFC and Norwest Pacific Associates 2. Zoning Designation: Center Suburban (CS) 3. Comprehensive Plan Center Suburban (CS) Land Use Designation: 4. Existing Site Use: Shopping Center 5. Neighborhood Characteristics: North: Residential—single family and multi-family East: Residential South: Commercial, undeveloped West: Commercial 6. Access: NE 4th Street, Duvall Avenue NE 7. Site Area: 8.34 acres 8. Project Data: Area comments Existing Building Area: 81,249 sq. ft. Building area for entire Highlands Marketplace Shopping Center New Building Area: NA Total Building Area: 81,249 sq. ft. C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Site Plan Approval LUA-97-175, ECF, SA-H 2/10/98 Annexation 3553 6/8/81 Comprehensive Plan 4498 2/20/95 Zoning Code 4405 6/7/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Center Suburban (CS) Development Standards—Section 4-2-120A 2. Variances—Section 4-9-250 HEXRPT1.doc City of Renton P/B/PW Department Pre.........nry Report to the Hearing Examiner HIGHLANDS MARKETPLACE VARIANCE LUA-99-072, V-H PUBLIC HEARING DATE: JULY 22, 1999 Page 3 of 6 E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element—Centers Objective LU-R: Create a buffer at the boundary of Centers to protect adjacent less intensive land uses from the impacts of urban activities within the center. Policy LU-113. Buffers may be a combination of: a. less intensive land uses. d. landscape features b. Open space (not parking lots) e. fencing c. structural elements f. other features which meet the spirit and intent of these policies F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant requests approval of a variance from a development standard of the Center Suburban (CS) zone that requires a 15 foot wide sight-obscuring landscape buffer where a commercial property abuts a residential property. The Highlands Market Place Shopping Center abuts residential properties on the north and east. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond in the northeast corner of the site. Residential property to the east of the subject site was part of unincorporated King County at the time of the site plan application and therefore was not subject to the landscape buffer requirement. The Highlands Market Place Shopping Center received site plan approval from the Hearing Examiner on February 10, 1998. The landscape plan that was approved with the site plan application indicated the required landscape buffer along most of the north property boundary to screen the QFC building. In the northeast corner of the site was shown the stormwater detention pond. No landscape buffer plantings were shown but the application materials indicated that the stormwater detention area would be integrated and planted with the wetland and wetland buffer plantings covering the entire east boundary of the site. The building permit plans that were later approved showed landscape plantings on berms within the stormwater detention pond. The planted area was approximately 10 feet wide and included a mix of deciduous and coniferous plants. The planted berm was approximately 4 to 6 feet below the top of the retaining wall along the property boundary. The grade of the abutting residential property is approximately 4 to 6 feet higher than the top of the retaining wall. Therefore, the plantings would have to grow at least 12 to 18 feet tall to accomplish the screening/buffer effect intended by the code standard. The stormwater facility and the landscape plan were approved by City staff and installed by the applicant according to approved plans. The landscape plantings installed in the stormwater facility failed during the winter of 1998- 1999 due to unusually high stormwater levels. The planted berms were inundated and saturated for a longer time period than anticipated resulting in plant failure. This was largely due to an extraordinary high amount of precipitation. In addition, the design of the stormwater facility was not sufficiently enlarged to handle the increased stormwater volumes required for detention as a mitigating measure from the environmental review process. The applicant is seeking a variance from the landscape buffer requirement because the berms inside the stormwater pond cannot be raised to provide drier ground HEXRPT1.doc City of Renton P/B/PW Department PrE iry Report to the Hearing Examiner HIGHLANDS MARKETPLACE VARIANCE LUA-99-072, V-H PUBLIC HEARING DATE: JULY 22, 1999 Page 4 of 6 without losing required detention pond volume. The applicant and staff believe that replanting with the existing condition would not be successful. The retaining wall for the stormwater pond was built directly up to the north property boundary. Therefore, there is no area on-site to the north of the stormwater pond that could be planted to provide the required landscape screen. As part of the variance application, the applicant is proposing additional landscape plantings around the stormwater facility to maximize landscape screening and attempt to meet the intent of the Code. Along the east side of the stormwater facility are retaining walls with 2 terraces providing an 8 to 14 foot wide landscape area. Retaining walls along 50 feet of the pond's 110 feet abutting the north property line also have an 8 foot wide terrace that would be planted with 8 foot tall Western Red Cedar. However, for 60 feet along the north property boundary there is no terrace and the retaining wall is built directly to the property line, precluding installation of a landscape screen. The applicant is also proposing to landscape an area between the south edge of the stormwater pond and the "Shops A" building. This would provide screening of the "Shops A" building from the view of the north property. The developer of the abutting residential property has recently constructed a retaining wall and fence along the common property line in order to meet grade with the Highland Marketplace site. The 6 foot high solid fence effectively screens views of the commercial site. 2. ENVIRONMENTAL REVIEW The variance application is exempt from SEPA environmental review. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Not applicable. 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. VARIANCE CRITERIA 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 HEXRPT1.doc City of Renton P/B/PW Department Pre iry Report to the Hearing Examiner HIGHLANDS MARKETPLACE VARIANCE LUA-99-072, V-H PUBLIC HEARING DATE. JULY 22, 1999 Page 5 of 6 and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that replanting the pond area poses an undue hardship because construction of the detention pond has been completed per approved plans and the berms inside the pond cannot be raised without losing required detention pond volume. Seasonally high stormwater levels would make substantial evergreen plant installation unachievable inside the pond area. It is the applicant's responsibility to meet code standards both for the required landscape setback/buffer and for the design and construction of the stormwater facility. The failure of the plantings to achieve the required screening is an error in the design of the stormwater facility and thus could be considered a self-imposed hardship. However, the subject site is significantly lower in grade than the abutting residential property. This would make it difficult to provide a landscape buffer on the site that functions to effectively screen the commercial property. The elevation/grade difference could be considered a special circumstance of the site that makes it difficult for the applicant to achieve the strict application of the Code. 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: Development standards require a 15 foot wide sight-obscuring landscape buffer where a commercial property abuts a residential property. The purpose of the code standard is to screen and buffer residential properties from deleterious impacts of adjacent commercial development. The applicant provided an adequate landscape screen where the QFC building abuts the north property boundary. This was a focus in the review process because the building loading dock is on the north elevation of the building facing the adjacent residential property. The abutting residential property is approximately 4 feet higher than the top of the stormwater pond retaining wall and the grade of the QFC site. As discussed previously, the planting originally installed on a berm in the stormwater pond would have to grow to approximately 12 to 18 feet tall to provide a visual screen. With the failure of the required landscape screen, the abutting residential property viewed the stormwater pond and the north end side of "Shops Building A." The applicant has proposed additional landscape plantings, as part of the variance application, to screen views of the stormwater pond and the Shops A building. However, the proposed plantings would not fully screen views of the stormwater facility from the backyards of abutting residential property. The developer of the abutting residential property has recently constructed a retaining wall and fence along their property line in order to meet grade with the Highland Marketplace site. The 6 foot tall solid fence will screen views of the commercial site more effectively than landscaping provided on the lower elevation shopping center site. 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 contends that the strict application of the Code is unachievable given present site conditions and therefore approval of the variance would not constitute a grant of special privilege. The required landscape buffer applies to all commercial properties abutting residential zoned properties. The lower elevation of the site is the only special condition or circumstance related to the subject site that would have prevented accomplishing the code standard during the design of the site plan and stormwater pond. All other CS-zoned properties are required to comply with the code requirement for the landscaped buffer. Therefore, approval of the variance could constitute granting of a special privilege inconsistent with limitations upon other properties in the vicinity and zone in which the subject property is situated. HEXRPT1.doc • City of Renton P/B/PW Department Pre,..,....ary Report to the Hearing Examiner HIGHLANDS MARKETPLACE VARIANCE LUA-99-072, V-H PUBLIC HEARING DATE: JULY 22, 1999 Page 6 of 6 4. That the approval as determined by the Hearing Examiner is a minimum variance that will accomplish the desired purpose: The applicant has submitted a revised landscape plan with the variance application that adds landscape plantings in an attempt to maximize landscape screening from the abutting residential property. Plantings are proposed on a terrace along the east 50 feet of the 110 foot retaining wall that abuts the north property line. The landscape plan adds evergreen plantings on the 2 terraces along the east side of the stormwater facility. The applicant is also proposing to landscape an area between the south edge of the stormwater pond and the "Shops A" building. This would provide screening of the "Shops A" building from the view of the north property. The applicant has focused the variance request to a minimum variance from the code requirements. G. RECOMMENDATION: Staff recommends denial of the Highlands Marketplace Variance, Project File No. LUA-99-072, V-H. HEXRPT1.doc City of Rer.._,1 Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ecov`o t� (eUQfc,., ,COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H `"�' DATE CIRCULATED: MAY 20, 1999 APPLICANT: QFC do Woodman Construction(Lachlan Foss) PROJECT MANAGER: Peter Rosen PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE SITE AREA 8.34 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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/Shorellne 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 (Doi_ c..( Lu-113 /'rJ( GnN-rCILS o c LU , 1-/Ir406c/NO)Nc./ r,ruc,rVct o� bTi+c2 Lc-LCI^'\t`l'J5 51±-51;Lo i3L 5UFFic1L To 1( 0 nccrv-r LDS ,r\lTO SiVL L✓�rt� US�� 112-c3r^ Hr.: ir te/1z.YS o r ug-f5 itc-r Jir,6-5 t i �,IH - C an i i E 1 S LC-5 C., (,`5D C 6 _ f.3/TN 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 cr are ere mation is needed to properly assess this proposal. 1 5/d6 M Signature Director o honzed Representative Date devaPP RN.10/93 CALL BEFORE YOU DIG HIGHLAND MARKET PLACE gi 1-800-424-SSSS COVER SHEET ` p i w 4 A PORTION OF THE S.E.1/4 OF S.W.1/4, SECTION 10,TOWNSHIP 23 N,RANGE 5 E,W.M. fly co R I RENTONi . ,WASHINGTON �"i f�`� eI 1 _KpV r • O! ,'_ .;jc..-..:_ 1 ..-•• ie 714 sserorme d at 507 82' ___ _Z;.L n� ,� ;.TN�. o�iF :: :_') 1i'�Ij `\\\ VICINITY MAP VW AQZO M x1.• 1— I i 11 SHEET INDEX. O I I _J; T wYsl BEET y�n IIII 47.•`.,yp '' �' .I 1 \\ , 2 auora A/o errna,PLAN PLAN I , '.``' I ra \ / 4 MET/DETENTION PCND PLAN 1�U/ \ / 4 PUBLIC BANTAM'FEWER APO WAIERIAAN EDENSION PLAN yW j.gh—I� FACLITY 11 \ / 5 PUBLIC&WEARY BEWER AND WATER PROBES ' ,' ANCHOR 2• OFC ANCHOR 1L "''. — Y �(\ a NOTI8 AND OETANB m W '' 1 __ f -- \ 7 101E9 AID DETALB III ¢ '' ♦, .. 1 ----__ eTBPoIURt ERo9OW®ME1aA7TCN CCNIT10L PLAN A• r—uxEli.c lol ,�- 1 i 0 TELPOAARY EROBOWMMEaB4TATION CONTROL NO1EB NO DETALS i d) !. �1___I� �! 1n ROADWAY e.PPOI9EMCO SHEET U so .A} I 4 .►/'. . - -- \ i R:NE.(1N BITEEf WDADWAY YNOYEIElff PLlll -ll 3 ,I,x� RJ NE.4111 STREET ROADWAY APROVB•ENT PUN 7 .• • y � " M DUVALL AVE NE.ROADWAY e.1PROE ENT PLAN PR-- t��f� Al• .L I I I 1�... •',J :''It;� + R!MALL AVE NE ROADWAY AP OMAIERT PLAN . , LEGAL FIFF ESCR PT,OM . IMA1011.19194.WIMP OF M 1 .:o y 9.ro MPG.M..[.IMP iT '�5 ' / VERTICAL/ k y4� / I ,, G4 df, BeMU CAP Al 1owRK o.OF NI. n:. s.1 - ..,_., 010:• alm al . . ELEV. iiic,„ .7k5. - 1 I 1 syi n e..v 1. RETAIL: C f ryn • .Sa i i s..... if ( . . . / «,IR.+9.au.N1Y?.-,m A- °A''<+ z`s FI ON ! i! p• ,4RiN.Aa iptt., : ; >' yY.1Y'.• • . . . ` . h . •r . `. ' ntswP*01,u•.IFCFI WIvACE*1 IOW OYIKERON OF I I al MO IK.f0Iwn 909410 t 9C o ," 6 amot N yT.. .. •"i,•::A ".Niel •_iA,•'- Ti ` J .... 33 o urr ant Jr� •4 _ 9 u - _.Owe 8011111814 -ay-r[.�6A,cR ..Wawa asLs.Nr -'- : `•'_. d 4 ,,� i ,- -hrh[AOExf Aow RccMpC N..e/auma r N K - 1 I, --Euao.avarlsewr -_ - N. t•--- N.E•:4e ST.-(SE 12881 ST.) _—_ - `'/a.1 ,f.'! �bb9.c-. Ron ai a Rw..c1r 1 n woA . v.m. .1. , _ I vows I.-1Fp 4 • CITY OF RENTON P SfILIY_�4PN3JC.T owr PITA4aArr a.'I R10L1C CALMOR ,« w COVER SHEET etcaly" "`tilla:, ..a.N fie„1.Tw Y Pa OF 114 'fY!xo nu•05.02O` 3 MOM Ra mn MN. NI 'A V Vr wow* 242, �m/1S��f OD�OCCYM cpA~iU11�5 wl i Wuwflx ci w wMIY 2 Men 10 OTT IOWA w to SARA mn1..cMi 04.51.a wc.O Aa«M N.MOLDS nwl O 1..«...c.n11� RIRMIm R.arc WAl.. 00 um., �� ----_ �'•+ 1•.Iv An d W , Mad WIT .mow----....:.,,.r -- - .w. 1 .. 9 m STICK \e,.,.,\.110,1 ....w1.- w1.,1...../o/T. ..s, Sta. ..a,Yam...I. rol.-..,.11.-s/.1 am 124,114-..I I.... .. y u- -SITE AREA: 383.071 SQUARE FEET ;i:� d,,... GRADING AND STORM DRAINAGE PLAN -- N r =_=3 -BUILDING AREA: °.F.C. •38,002 i IY�E=•"--. i k� BARTELLS =15,000 W ,I SHOPS'A' •12,800 (~/)Z $. , 'f (>y(...... I 1 l RSETAIL PS B - 6500 Q ....... • LJ_7 i 0' ] �.. pF1oE I I I -- FAST FOOD = 7 �� �'' • _ :` [NCE '1I TOTAL BLDG.AREA F-77,902 I.1 .-.. s•exT ooxc /i:3a a(WI( ice. tit:/. . - { _ ..._ "' -LOT COVERAGE: 21% rW tr�i m o V 1 t1[=•• , ��-, �� 1.e .�',_ --- �� .._ -PAVEDAREA 208,519 SQUARE FEET �Z r � :sw+ia■ry1 r• t .. I / + Ik ..s ..:I...�Etaa 1...1,:as W STY •-'•J, �rp..a / -WETLAND AND V 2 ..{� ->�?• �,,BY NI BUFFER AREA: 32,IOO SQUARE FEET IM 1p ' Z ,E. � i+ ' i • -LANSCAPE AREA: REQUIRED -PARKING LOT =7,175 lWL aJ ? Alibi* .. . 3p3' `a•- e r A.c xool to I R -PERMIETER :2@ 50Q O =,oa rmlwc DP. .B� kl��Ik1� i - alai mNils .m N.1. ,t0 i �.,.�I I F I / -/ -TOTAL REWIRED=3S.675 V Q 1 •O'°E 31 • ���1 I 1 I Ism CBB S2 BMA/y I/ I: PROVIDED -PARKING lOT =7,/159 ZI I ' cow 3iN ,,w ]EE - i' ' , - -PERIMETER =36.79/ Q I 11 j � �� r OFC ANCHOR Q r I -TOTAL PROVIDED=48,250 /) ,. �.! ' ANCHOR 2 J1' 38,Co2 S.F. 0- r • -BUILDING HEIGHT:34'-Er 50'ALLOWED ! 15,000 S.F. FF-400.0 - { altelibIlititab . I l 1 'F. Ill: W t �• � DETn1101(lET rou / -PARKING: REQUIRED=325 STALLS I. l FF-400.0 07 I t1 i.•• ij,� � ,4nw •al,varwaii-3r>o j PROVIDED=325 STALLS 'ar1 1 OM l�OP'lano-,w5.5 - 1 501 i R I,' �,c )T -..1 i mn,c oww 4 'I i os�)+I.°AM�" I Sla u• i on,�ON WET. ; 71 ) S2 • - ■�► 1 t PROPOSED now ORM.MVO Z 1 //// X• U!0 b. O q I EIOAMG STC.OR E ASIEIr n------ - 1 Tao .11 ty ® � ,hi'I ,1H, PROPOSED Som.ZNEN..iat • W lil e�.1, 3,1, ill :rip "r1 Tv ., , I EbSING SNNrwh sln WwwL[ ! �!E MOMWWrt 511F11 U[ _) /► �� i % I . I \I,=" ":') Eus rc.Fww rc = 1 I I 8 _�r1 �� �r• Ajk �� ��) PROPOSED aIETN.w - -- ? 5 I I i tltl, i �- r a i h . n I i MST.M E 5Nw W F- 1 4 I i V / . • t' i EXISTING WETLAND'B' I Eax i NE1OartD 00200 t~b g, •�, �� • v_ it SHOPS'`1.• TO FLLED-9,985 9F. EDGE OF EMU.... W O Z 9F I I C:, I iC•j Jo' • di / �` '�/ ,, , 12,800�F. 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III I I l J I -' �3 w I 06. 0 rr+... r.•6..1••• ( ' .1•,t yTs j I 9HOP5'A,'I 'S J W4sAnN4¢A.4. J.Sgt K Id6 ,ku. bxof:3"o•,a—. A 4kL6.1-k tisv-/ lh. .y/I-.A.; i:3oac. LT-1'F t:• cC 12500 5F.I 1S wcmr wrsr.I . C • ' / I R� _ Wi I o I r. — 0▪,00 to 606 • tX 141.: . ;4 r .— . 0.1 f,,. LW.«n.. .�.a ,'°=i"w..,.. / \ \ I. ,mr,.`vr .o... CID O l C r, ��Y AY. Y DECIDUOUS TREE PLANING a, lill T( i I• - . ` RETAIL NO.. .v P 6.0 s ' na• ve ¢ �A•., .t6.....r..a = • • r -L_ % Os I%LtL ri - /_ n • I 11 =- II 1 - • w.e NOW. — .. - I O EVERGREEN TREE PLANING ▪ •-+'+• •r 1. I 1 VV M▪S r..E1OrMW 1 _ S ACK or __ __ __ __ _ ___ i .„ ''t 10.62 OILY. 141.41 ...r 00406 I PLANTING NOTES NORTH SCALE 1'=30' t ALL.—•.or .rr.r TO r r•.00 rn r...nwnc ....cwr. IC 0 30 10 1 AO 0•TOFOO w wr.umrn —j,Y•.w l ..ru'-'i 00.1 o rrsEo w.0 r .:.:. M :o� `A 0 L-1 DOT TO 4,..r,,.. morPO. ...r r.00.rrr. •112�..a Landscape Plan re Sys ar+a:J r,o, o P tu-_ c9�r I '11Jqr1 NniH 70.911)9-Sa0-A7 cad Pi -- at1 ,I •.:roles xi . JAI �� -r�Gs J 77 liCt ,e-,I.,in :9, 1rQy�. ,O}is,,Y/i 4, 1(QJ J a,I'o� 7 1t`v-- , 1 , F. n 3 _„_ --144T, -saivri -2LAtic-_) --- . , , , \,.... Tr/ti TiI , rr e a day. _ ,T�^�� ��or1 NCH A , 7. 7 . -3-Asr3,..t tilli ,.17, tio (Crr•s:sea-20,)'71c7, . --1) HNI -29-1•4 j ^ - i Li_ — (a-3 �)'70,SI os -A7� n. ri. Iea `%li sz101-Ic, T J Qt'4 I frllii- '' hrllr00 m, "- 1r 1V .�1 air, 7rin1 I I m k--(db9 1Ii )od �- 1 1 avr+ f1 ,uL. I HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L.Halinen,P.E. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 DEVELOPMENT PLANNING June 14, 1999 CITY OF RENTON VIA TELECOPIER (425-430-7300) JUN 15 1999 AND FIRST CLASS MAIL RECEIVED City of Renton Department of Planning/Building/Public Works 1055 S. Grady Way Renton, WA 98055 Attn: Peter Rosen, Planner Re: The Requested "Highlands Marketplace" Variance City of Renton File No. LUA-99-072 BLUEBERRY COMMUNITIES L.P.'S OBJECTIONS Dear Mr. Rosen: I represent Blueberry Communities L.P., a Washington limited partnership ("Blueberry") regarding the requested Highlands Marketplace Variance, City of Renton File No. LUA-99-072, V-H. Blueberry opposes approval of the requested variance because of the visual impact that the large stormwater detention pond in the Highlands Marketplace has on Blueberry's directly-abutting townhouse community called "Blueberry Lane" to the north of the pond. The proposed variance, if granted, would rob Blueberry Lane of the benefit of the 15-foot wide "landscaped visual barrier" required by Renton Municipal Code (RMC) Section 4-2-120A. As explained below, none of the four elements of the City's variance test are met by the requested variance. Because all four elements of the test must be met before a variance can be granted, the subject variance request must be denied. Analysis Requirement of a 15 Ft. Wide Landscaped Visual Barrier RMC Section 4-2-120A requires a minimum"15 ft. wide landscaped visual barrier consistent with the definition in RMC 4-1 1-120" along the portion of the perimeter of a CS-zoned commercial development when the lot on which the commercial development is located abuts property designated residential. This requirement applies here because the Blueberry Lane site is designated residential (it has R-14 zoning). (See note 2 in RMC Section 4-2-120C.) Property in unincorporated King City of Renton Department of Planning/Building/Public Works Attn: Peter Rosen, Planner June 14, 1999 Page 2 County abutting the Highlands Marketplace's east boundary is also designated residential. (See paragraph 2 of the 4-26-99 Project Narrative submitted by the applicant in support of the variance request.) Current Lack of the Landscaped Visual Barrier to the North and East of the Detention Pond The required landscaped visual barrier buffer is obviously lacking adjacent to the detention pond at the Marketplace's northeast corner. (See the accompanying series of photographs taken by Blueberry's Richard Gilroy on May 30, 1999 and annotated by Dodds Engineers, Inc.) The east edge of the detention pond, while featuring a series of landscaping terraces and retaining walls, does not include sufficient planting materials to become such a visual barrier. The north edge of the pond lacks both planting materials and landscape terraces; the retaining wall is located adjacent to the property line with a standard chain link fence above.' (Note that the additional retaining wall and wood fence shown in the photographs along the north side of the boundary line were installed by Blueberry as part of Blueberry Lane.) The Requested Variance's Failure to Meet Any of the Four Elements of the City's Variance Criteria The City's criteria for a variance are set forth in RMC 4-9-250B.5. That subsection states: 5. Decision Criteria: The Reviewing Officials shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: a. 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. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. 'Note that the Marketplace detention pond is not a natural-appearing, landscaped pond; rather, it is rigidly rectangular in shape, engineered solely to maximize water quality and detention functions. Lacking an aesthetically-pleasing design, the pond certainly needs to be screened from adjacent residential uses. City of Renton Department of Planning/Building/Public Works Attn: Peter Rosen, Planner June 14, 1999 Page 3 c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. d. That the approval as determined by the Hearing Examiner or Board of Adjustment is a minimum variance that will accomplish the desired purpose. As demonstrated below, the requested variance satisfies none of those criteria. First, with respect to element (a), the applicant has not suffered undue hardship. The applicant simply prepared a design that didn't work. That does not mean that the applicant was faced with an undue hardship when the implemented design failed to achieve what the City code requires. (And the fact that the City approved the plan is irrelevant because a"[t]he duty to ensure compliance [with codes] rests with individual permit applicants, builders and developers." Taylor v. Stevens County, 111 Wn.2d 159 at 168, 759 P.2d 447 (1988).) Rectifying the problem may well be a financial hardship upon the applicant but the hardship is not undue. Second, also with respect to element (a), the applicant has made absolutely no showing that "the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings of the subject property". Instead, in the applicant's 4-26-99 Justification statement, the applicant merely argues that there is an undue hardship because "construction of the detention pond with its surrounding retaining walls . . . is completed per approved plans, berms inside the pond cannot be raised without losing required detention pond volume, and seasonally high stormwater levels will make substantial evergreen plant installation unachievable inside the pond area." All of those factors are merely features of the faulty design and are not "special circumstances applicable to the subject property". Brand new developments like the Highlands Marketplace have to comply with the City code and cannot avoid their obligation to do so unless highly special, property-specific facts exists, facts which don't exist here. Third, also with respect to element (a), the applicant has made absolutely no showing that "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". See the applicant's 4-26-99 Justification statement. Fourth, with respect to element (b), the granting of the variance will be "materially detrimental to the public welfare". The Code requirement of the minimum 15 ft. wide landscaped visual barrier is obviously intended to provide protection to abutting residential properties, realizing that commercial development has features that should be blocked from sight. The grant of the requested City of Renton Department of Planning/Building/Public Works Attn: Peter Rosen, Planner June 14, 1999 Page 4 variance would subvert that purpose and injure both the Blueberry Lane development to the north of the detention pond and the residentially-zoned property lying in unincorporated King County to the east of the detention pond. Fifth, with respect to element (c), approval of the requested variance would 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. All other CS-zoned properties are required to comply with the Code requirement of the minimum 15 ft. wide landscaped visual barrier. Sixth, element (d) is irrelevant here because the applicant failed to establish that all of the other elements (elements a, b and c) of the variance criteria have been met. However, because detention pond volume that would be displaced by installing the minimum 15 ft. wide landscaped visual barrier that the code requires could be replaced by adding an underground stormwater detention pipe or vault beneath a portion of the Highland Marketplace's park'ng lot or driveway, the minimal landscaping proposed on Weisman Design Group's Highlands Marketplace sheet L-1 dated 4-15-99 for the area along the pond's north and east boundaries certainly is not the "minimum variance that will accomplish the desired purpose". All four elements of the City's criteria for a variance must be met before the Hearing Examiner is authorized to issue a variance. Because none of those elements are met by the applicant's variance request, the request must be denied. Sincerely, HALINEN LAW OFFICES, P.S. David L. Ha inen Enclosure (Photo packet being delivered directly by Dodds Engineers, Inc.) cc: Blueberry Communities L.P. Attn: Richard Gilroy Craig Krueger, Dodds Engineers, Inc. D.Iti1411005,1tres LTI tl Wy1 al I f 1 1 1 t I r / , 1 L' .; ' • `i .. '-mil " -� ---, ' 1 t T�h , �...� �, ,� , ry ' I i''‘?" , i tt 1. ! \ f '. 1L� .i # ! i 1 r 1 ii ,k 4f . .._ LOOKING NORTH TOWARDS BLUEBERRY LANE L____ .._..;:y., ....„±„,.m..5_ -__ _ Iv ,._. ._ ..?..,....v. .,11.4, . r 44'04-1t,.;,r rali -,..• ...a 11 _._....,, Dim Nom liti .:4.,1 ,Isl.; . == _ ._ ..v.,--r-, --, P i le",;'-:::?:,?'"Uri� up , M UtT MCA.• "�!'_�,�dl' T14 1_ , ' , , ,7 a -. . ; tee ' t' -' • 11 • iI fa -.1,it t_i47 .I 111 1 1 i I. ! ' 1 I T'+. ! . 1 NORTH EDGE OF POND BLUEBERRY LANE TOWNHOMES 1. . a is'a+,1;4r:Mti: . ^ sit 1 •• ,. ';‘, 1 1 I -Y).,, •••••• ".. '`; :*. •\,'-'i:., I!. ".,./i 44.mr 11r J :s; Aitt",- F;• t, ., «..,•y«K ..A /7i . .,:,, i• ,, ' )'j' f'� j ' ) ' ) / " ' )'>/) A. )) ) ).�'j, ) ') ' .`. ) ) �; )jj) Jj � ) • j ;) , � . ' i r-.,-.11 . . 1 : . . , .,...:L. ..". . ,, ), ) ) ) Y. Y )' i�) ))� ) ) • • •• ) . ,..- :-..... A .1'," . , ) ' ) ) ' i NORTH EDGE OF POND LOOKING EAST 41 '. 'II.i 1 ! I . .I I , I. tW 1T4x •.�. Y1-^1r • s t • — — — - I l it 'l 1 1 1 1-I _I I -I _I EAST EDGE OF POND LOOKING EAST • ..44,sni • • » . Nitve.1 NW!' . 4'! A' 4 1 t 1 11( • 1I 7 ? - i...• ; 11i • - . 4----.- .0. t‘ • r ; ' sa i fit` :_ _ ;"4�!' :' o tiS���7J _- -'l Y. s j: a. _ .�r..rf....��...i....r•.r..�r.t�<-:t".�f'.`� s'-�F,a.;' ni�'� I"'• , .�c'•^- ttr' 0 Cr) 1.' . • v! • .- .+.. ;b tli .. 44 . ..� / " Y'4.i fr Qom,..- .. C�a .%w..4•+..4L....•.w.'r ,1e S 1;;=. t 01 AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL NOTICE OF PUBLIC HEARING 600 S. Washington Avenue, Kent, Washington 98032 RENTON HEARING EXAMINER RENTON,WASHINGTON A Public Hearing will be held by the a daily newspaper published seven (7)times a week. Said newspaper is a legal Renton Hearing Examiner at his regular newspaper of general publication and is now and has been for more than six months meeting in the Council Chambers on the priorse to the date ofpublication, referred to, printed andpublished in the English language Gradyth floor of City sHhin 1055, South 9Grady Way, Renton, Washington, on June continually as a daily newspaper in Kent, King County, Washington. The South County 22,1999,at 9:00 AM to consider the follow- Journal has been approved as a legal newspaper by order of the Superior Court of the ing petitions: HIGHLANDS MARKETPLACE VARIANCE State of Washington for King County. LUA-99-072,V The notice in the exact form attached, was published in the South County Request for a variance from requirements Journal (and not in supplemental form)which was regularly distributed to the subscribers to providew a sight-obscuring landscape PP g y buffer where the Highlands Market Place during the below stated period. The annexed notice, a Shopping Center abuts a residential pro- perty. Location: 4800 NE 4th Street, NE Highlands Marketplace Variance corner of Duvall Avenue NE on 4th Street NE. Legal descriptions of the files noted as published on: 6/11/99 above are on file in the Development Services Division, Sixth Floor, City Hall, Renton. All interested persons are invited The full amount of the fee charged for said foregoing publication is the sum of$34.50, to be present at the Public Hearing to Charged to Acct. No. 80510 7. express their opinions.Publication Date: June 11, 1999 Published in the South County Journal Legal Number 6204 June 11, 1999.6204 Legal Cle , Sout ounty Jour al Subscribed and sWom before me on this I ' day of 7 i&D , 19 °-751)) ��OQ�y@CB9771Fv,p�F - ----4 o`o' t,i. F ;9P �:,., F�;^,:.%,'o Notary Public of the State of Washington =Y,•`' �oTAny %°'*•-�. residing in Renton r. vQ, = King County, Washington •••A Ali4L1G o ' ,;;7�tt gA00.yeeee`N‘ NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on June 22, 1999, at 9:00 AM to consider the following petitions: HIGHLANDS MARKETPLACE VARIANCE LUA-99-072,V Request for a variance from requirements to provide a sight-obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. Location: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE. Legal descriptions of the files noted above are on file in the Development Services Division, Sixth Floor, City Hall, Renton. All interested persons are invited to be present at the Public Hearing to express their opinions. Publication Date: June 11, 1999 Account No. 51067 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Poltcc. COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 APPLICANT: QFC do Woodman Construction (Lachlan Foss) PROJECT MANAGER: Peter Rosen PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE SITE AREA 8.34 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Hichlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape bu`rfer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However,the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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 7)6 G/fP0 cf B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director AA thorized Representative Date devapp Re+.t D/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CoAstvu tvriA Sevq(CCJ COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 O/ , APPLICANT: QFC do Woodman Construction(Lachlan Foss) PROJECT MANAGER: Peter Rosen ^.RF PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 �� ON 44(,1� J LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE �,�� /.999 SITE AREA 8.34 acres BUILDING AREA(gross): N/A vitNi SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring lands' e buffer where the Hichlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape bu`lfer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth _ Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable ,Mpac :r areas w 're additional information is ne e to properly assess this proposal. ci nature of Direc r orAuthorized Re resent4tiv ( / e Date devvapp '! Rev.t '_ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: --T vv,c ov-taatric\ COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 0/ . •APPLICANT: QFC do Woodman Construction(Lachlan Foss) PROJECT MANAGER: Peter Rosen lc PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 �(�s Chi G9 -'. LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE ��,)4, J ��9� SITE AREA 8.34 acres I BUILDING AREA(gross): N/A ii,„ SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring cape buffer where the Hichlands Market Place Shopping Center abuts a residential property. The variance request is mited to the landscape butfer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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/ HistoricjCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS No e—o l 41,14.- 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. k W VM-- 5 4//( Signature of Director or Authorized Representative Date devapp Rev.10/93 City of Re Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: EC.ov\ovvm_. De vMj COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 APPLICANT: QFC c/o Woodman Construction (Lachlan Foss) PROJECT MANAGER: Peter Rosen PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE SITE AREA 8.34 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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 LightGlare 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 eoUof LU-113 Aivo G rcl' -s o33E-&-t`IC 1--u-2, L/? 0scri-e)yJa., Fcmfctrye— o� U T 2' L- c�-�-ry-At' vt5 51-Hsv tr+r� t3 LS 6U F rt ct e i" To t t PcO 3erc.f w-r 1C)S ,r l-revs v C L✓ 6J u Ir,,eile,rS of uP-45>8N Rz r, 1r,( t.a,rt-i,rV Ccs Y C 61t6- 15 041514.1v LID C t- SU8uts2,43 1 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 cr are ere mation is needed to properly assess this proposal. i‘ \NA— -5/* Signature Director o thonzed Representative Date devapp Re..1019Z City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 12\a,A 1 Jtcw- LTV- COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 119 APPLICANT: QFC do Woodman Construction(Lachlan Foss) PROJECT MANAGER: Peter Rosg, PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE L 104 SITE AREA 8.34 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obsd ing landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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 �)o c o wt rW4 , We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact cr areas where additional information is needed to properly assess this proposal. Net) Vat! Signature of Director or Authorized Representative Date devapp Re. 105'3 City of Ren Department of Planning/Building/Public Wu, ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Firc fit k1 -v COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 NTON FIRE DEPT oc „' "PIIREAU APPLICANT: QFC do Woodman Construction (Lachlan Foss) PROJECT MANAGER: Peter Rosen PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 "AY 2 41999 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE fiLUr j V ID SITE AREA: 8.34 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation _ Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 't ' C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wher additional infor Lion is needed to properly assess this proposal. S0 r Sign ur f Director or Authorize epresentative Date devapp Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 4,-1Ls COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 APPLICANT: QFC do Woodman Construction (Lachlan Foss) PROJECT MANAGER: Peter Rosen PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 78538 LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE SITE AREA 8.34 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Hichlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape bt.Ner required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. 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 )geZ2/1—Sd--e 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 impart or areas where additional information is needed to properly assess this proposal. / -f/7 Signature of Director or Authorized Representative Date / devapp Rev '.:193 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S tl uJasteuJa-kr_ COMMENTS DUE: JUNE 3, 1999 APPLICATION NO: LUA-99-072,V-H DATE CIRCULATED: MAY 20, 1999 L APPLICANT: QFC do Woodman Construction (Lachlan Foss) PROJECT MANAGER: Peter Rosen 7)e4 PROJECT TITLE: HIGHLANDS MARKETPLACE VARIANCE WORK ORDER NO: 7853 , , - ?1 t - LOCATION: 4800 NE 4th Street, NE corner of Duvall Avenue NE on 4th Street NE N._ / SITE AREA 8.34 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Request for approval of a variance from requirements to provide a sight-obscuring landscape buffer where the Hichlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation Land/Shoreline Use Utilib'es Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTSp I YPLotopvie4t ottliJ4/ "6 tLLvi ✓c(V,atice. Ve-qtarit. POOV desy4 cobs-tvuL--&v �15 Kol apt eff pvopviJ.€ reua.04 7t.) &valve -lice 1avldsc hti7Y--r ►'9 ve,ue -�,,t tkG1 pv7J. 0144 ctOr r'see(sot4ally ,y ti srt)✓wr t,Uedfv /t VEiS'' Nave to do wall uvlt. il41u- ? 1 t Va;tt4 14 Zk,c to tt,� rv1 ZG� PoviltWeS7`- ii is cc V ,.Dv1 4t31 q >l/Cf C. CODE-RELATED COMMENTS I- (ke d-eie 04 pol4(1 cuv1vit1 he. imod,7Lied 7Q sutrsfy Iat4dcctp't (eeivft._/ 06 fit �� z d�fE41;OIl c-ct✓1 be lovovidrr/ Zocv4 I 't rp7`G� 014 6J e,14104 V 0 iwPfte iSt Wit e t ke site ill 0(44 tool f✓q r o(M -Co //4 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. A) / t' t 5/)/% Signature of Director or Authorized Representative Date devapp Rev t,i93 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: RENTON HIGHLANDS SHOPPING CENTER APPLICATION NO: LU, • °t ct • 012, J_ 4 CC�O The following is a list of property owners within 300 feet of the subject site. The Development Serves'* 0 4/ Division will notify these individuals of the proposed development. � j0 il'To/1,, NAME ADDRESS ASSESSOR'S PARCEL ,9c� NUMBER 11\ & Blueberry Lane Communities 1560 140th Ave NE Ste 100 086970-0090 to Bellevue WA 98005 086970-0360 Wendell Fletcher 380 E 4450 N 102305-9012 Provo UT 84604 Hertel Michael J 14012 SE 126th St 102305-9036 Renton WA 98055 Mead Henry L 12424 142"d Ave SE 102305-9125 Renton WA 98059 McClindy Timothy 4604 NE 4th 102305-9140 Renton WA 98059 Bush Lyle L + Susie A 14030 SE 126th St 102305-9291 Renton WA 98059 Mjelde & Heinz 5623 S Bangor 102305-9303 Seattle WA 98178 Hicks Annette 20548 SE 159th 102305-9375 Renton WA 98059 Minkler Robert & Pamella 5 Lummi Key 152305-9002 Bellevue WA 98006 Bales George H 15221 SE 128th St 152305-9031 Renton WA 98059 Griffith Lawrence L + Sharon 14217 SE 146th St 152305-9057 Renton WA 98059 Moberg David C + Candice L 10701 SE 224th PI 152305-9072 Kent WA 98031 • (Attach additional sheets, if necessary) CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: RENTON HIGHLANDS SHOPPING CENTER APPLICATION NO: The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Griffith Lawrence L + Sharon 14217 SE 146th St 152305-9084 Renton WA 98058 Hill Kenneth W + Ingram Judy 13015 144th Ave SE 152305-9090 Renton WA 98058 Bales G H ET AL#15765 7517 Greenwood Ave N 152305-9094 c/o Executive House Inc Seattle WA 98103 West Coast Investments Inc 4502 177th Ave SE 152305-9096 Hung Shirley+Hung Claudia (Trust) Issaquah WA 98027 Bales G H ET AL#15765 7517 Greenwood Ave N 152305-9102 do Executive House Inc Seattle WA 98103 Montgomery James D & Paula 2807 Burnett Ave N 152305-9112 Renton WA 98056 Yi In Suk + Hyerang 4615 NE 4th St 152305-9124 Renton WA 98059 West Coast Investments Inc 4502 177`h Ave SE 152305-9132 Hung Shirley+Hung Claudia (Trust) Issaquah WA 98027 Renton 5.76 14132 150th PI SE 152305-9145 do Miles John A Renton WA 98059 Minkler Robert & Pamella 5 Lummi Key 152305-9178 Bellevue WA 98006 Cherrywood Communities L P 1560 140th Ave NE #101 156087-0080 to Bellevue WA 98005 156087-0130 Jones Casey D + Mindy A 518 Chelan PI NE 156087-0140 Renton WA 98059 (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Castro Frank C Jr + Wendy W 524 Chelan PI NE 156087-0150 Renton WA 98059 Shineman Mike + Cummings Rain 505 Chelan PI NE 156087-0450 Renton WA 98059 Cherrywood Communities LP 1560 140th Ave NE #101 156087-0460 to Bellevue WA 98005 156087-0470 Ribera-Balko Enterprises PO Box 68562 769560-0010 Seattle WA 98168 Applicant Certification 4/e/- ,'l( , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records Er King County Assessors Records Signed � lt, '/Y.C.Q� Date (Applicant) �n r! WOO *War) C0'15 fr�tm NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at oe,i1eA,,cc.2 '-t,/a41-LLn16, crn.�_on the 30+11 day of a� , , 19 7 7 . Signed h'1 or c c b���U,' �� (Notary Public) itimmosainsinaiwa ****For City of Renton Use**** CERTIFICATION OF MAILING I, S0. .VLt.1LS / -" hereby certify that notices of the proposed application were mailed to (City Employee) each listed property owner on 5•21 • qy . Signed SU 4JcL V • SC•cior Date: 5 .2.1 • 1/ NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at t t-Ine'0-n r (on the 4+1,, day of O � , 19`ic. _ Signed �yY1 V(/ /-a-4-y, /1-r- listprop.do REV O7/9SSVIARILYN KAcJcC HFFF COMMISSION EXPIRES 6/29/99 , • • ��Y O U y\♦ �� ♦ i • l LN,A., NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA•99-072,V-H I HIGHLANDS MARKETPLACE VARIANCE de a PROJECT DESCRIPTION: Request for approval of a variance from requirtsemrentseto providena.sight- t- obscuring landscape buffer where the Highlands Market Place Shopping Center was installed on a berm inside the stormwater pond,according to approved plans. However.the variance request is limited to the landscape butler required along the north edge of the stonnwater detention pond.The required l adscapinq plantings failed due to seasonally high stormwater levels and the applicant Is therefore requesting a variance from the required landscaping. PROJECT LOCATION: 4800 NE 4e Street,NE comer of Duvall Avenue NE on 40 Street NE PUBLIC APPROVALS: Variance Comments on the above application must be submitted in writing to Mr.Peter Rosen,Project Manager,Development Services Division,1055 South Grady Way Renton,WA 98055.by 5 00 PM on June 8,1999. If you have questions (b25)430-proposal,or wish to a who be s writtene a y of commenlls will automatd and receive ically become a partyitional notification by mail,contact ol record and wiilllE.Rosen at be notil ed of any decision on this project. r a The date ce ofes Tuesday,. June ri 1999,at before Mr.Fred Kaufman,RentonoHearinglic hearing to Examiner,,will betew the var held in i Council cifrequested. ab. Then heathe ev, the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton, PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: May 10,1999 NOTICE OF COMPLETE APPLICATION: May 20,1999 DATE OF NOTICE OF APPUCATION: May 20,1990 f Vicinity May G —I :: y IF, e, 7 TE 't. a 5 F: E(y,s OI i' j SA *re v al!. .1 57 s — i; : . 1 a11 _ I3 C' J[n E NOOCEOF i V•.•.:.....) ::.rj.. • CERTIFICATION I, � 1 --M0 , hereby certify that ] copies of the above document were posted by me in -6 conspicuous places on or nearby the described property on mil 2,1• 1.161 • Signed: �a�,�„ ATTEST: Subcribed and sworn before me, a Nortary Public in or the State of Washington residing in�} `�,, o,r. , on the 911... day of cl-.vg_e_ /14 t. L- kY1 &-)fis gi & I'l C4� C�CJ MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 I NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NUMBER/NAME: LUA-99-072,V-H/HIGHLANDS MARKETPLACE VARIANCE PROJECT DESCRIPTION: Request for approval of a variance from requirements to provide a sight- obscuring landscape buffer where the Highlands Market Place Shopping Center abuts a residential property. The variance request is limited to the landscape buffer required along the north edge of the stormwater detention pond. The required landscaping was installed on a berm inside the stormwater pond, according to approved plans. However, the plantings failed due to seasonally high stormwater levels and the applicant is therefore requesting a variance from the required landscaping. PROJECT LOCATION: 4800 NE 4'h Street,NE corner of Duvall Avenue NE on 41h Street NE PUBLIC APPROVALS: Variance Comments on the above application must be submitted in writing to Mr. Peter Rosen, Project Manager, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on June 3, 1999. If you have questions about this proposal,or wish to be made a party of record and receive additional notification by mail,contact Mr. Rosen at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. The date of Tuesday, June 22, 1999, at 9:00 a.m., has been set for a public hearing to review the variance requested. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton,WA. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: May 10, 1999 NOTICE OF COMPLETE APPLICATION: May 20, 1999 DATE OF NOTICE OF APPLICATION: May 20, 1999 AVicinity Map Scale 1'..200' 1.... ° 1..... sf Ac. { N S{ m • 1 --', 0 J uu, !DC er.m.. De +C D•. • N'm 6 a..,., .'e a<. 1 :' H.°....n. cm Ac. l' r L d I c Emu-- ° '.' °�k riY,vr,1 J. t-`' - -1 /J :-. :. , 2:" �: - I5 I wH sr v C —w' J 5 .® w r- 1 e i' 'O 4 cf • • N.E. T 4111 STREET — --_"-" �� �( E ?.— ,.-� E o �° ll .,.. !:; ! as a § @_ * ,n •€, 1 0 21®i C. "1.l u,., cn. Hs E. NOTICEOF . ie ;is ea ',e31! I- CITY OF RENTON ..i� i Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 20, 1999 Mr. Lachlan Foss Woodman Construction, Inc. 3 Lake Bellevue Drdive#201 Bellevue, WA 98005 SUBJECT: Highlands Marketplace Variance Project No. LUA-99-072,V-H Dear Mr. Foss: 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. You will be notified if any additional information is required to continue processing your application. The date of Tuesday, June 22, 1999, at 9:00 a.m., has been set for a public hearing to review the variance request. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at (425) 430-7219, if you have any questions. Sincerely, 1%J ( Peter Rosen Project Manager cc: QFC & Norwest Pacific Associates/Owners ACCEPT 1055 South Grady Way - Renton, Washington 98055 � � CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY 'OWNER(S) PROJECT INFORMATION Note: If there is more than one legal owner, please attach an additional notarized Master Application for each owner. PROJECT OR DEVELOPMENT NAME: NAME: QFC & NORWEST PACIFIC ASSOCIATES HIGHLAND MARKET PLACE \/4RtAI1C PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 10116 NE 8TH ST BELLEVUE WA 98004 NEC OF DUVALL AVE NE & 4TH ST 4800 NE 4TH ST — RENTON 98059 CITY: BELLEVUE ZIP: 98004 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 102305-9351 -02, 9032-09, & 9017-02 TELEPHONE NUMBER: ( 425 ) 4 5 5—3 7 61 EXISTING LAND USE(S): SHOPPING CENTER APPLICANT,(if other than owner) ,/�+ / PROPOSED LAND USES: NAME: Q. ".C� V k ott,t71`,1" �A1I 42411` r: L.A4-I-1IAIJ rlDSS N/A COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CENTER SUBURBAN (CS) 3i�ADDRESS: I,1�� . Y2 . ' PROPOSED COMPREHENSIVE PLAN Mty DESIGNATION (if applicable): N/A 4op 4/4 CITY: 1 I �� ZIP: 9 ac.5 EXISTING ZONING: A�O•Rr,O/ _N CENTER SUBURBAN (CS� 4k 7 NTO� �tic TELEPHONE NUMBER: (44,5)454 2r_2+ FCF 1999 `r 7'� PROPOSED ZONING (if applicable): CONTACT PERSON N/A SITE AREA (SQ. FT. OR ACREAGE): NAME: LACHLAN P. TOSS 8 . 34 ACRES 063, 071 SQ.FT. ) COMPANY (if applioeble): WOODMAN CONSTRUCTION, INC.PROJECT VALUE: 3, 500, 000 ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? 3 LAKE BELLEVUE DRIVE #201 ""'UNKNOWN CITY: ZIP: BELLEVUE 98005 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: EXISTING WETLANDS NEAR SE CORNER ( 425 ) 454-3621 LEGAL DESTIt?11[ CJ!F PROPERTY (Attach s. to sheet if`necessgry) • See 79tfa.ched • TYPE OF APPLICATION & FEES Check all application types;that,apply--City Jstaff 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 $ _ FINAL PLAT $ GRADE & FILL PERMIT $ / (NO. CU. YDS: ) C PLANNED UNIT DEVELOPMENT: $ v VARIANCE Li - 2 -12c�1 $ ,)00,00 (FROM SECTION: 4-2- - . 21 — PRELIMINARY WAIVER $ FINAL _ WETLAND PERMIT $ ROUTINE VEGETATION— MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ — EXEMPTION $No Charge — ENVIRONMENTAL REVIEW $ REVISION $ AFFIDAVIT OF OWNERSHIP LA4-I4t- doss/ I, (Print Name) Pc1..-CTP\ 1-1l L.L. , declare that I am (please check one) _the owner of the property involved in this application, Ythe authorized representative to act for the property owner (please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. L.A-N 1-A-NI 'PoSS/ , . , (--C-M N ILL_ ATTEST: Subscribed and sworn t?pefore•me,a Notary Public, in and for the QSt�a�t�e of Gt/ ra§idling ai e n �epr tentative) &J j j . orPthe h;day of Q� O OPAL 19a. . L�'--C Zl�. N of �. �/���G (Signature of Owner/Representative) rn4 c,{ (�. (C. ei -7 (Signature of Notary Public) (This section to be completed by City Staff.) City File Number: t A 11 ( j?.- A AAD BSP (CAP-S CAP-U CPA CU-A CU-H ECF L.LA 1 _ MHP FPUD FP PP R RVMP SA-A SA-H SHPL-A SHPL-H SP SM SME TP V-A V-B . V-H? W TOTAL'FEES: $ ` .• / C. ,, ", TOTAL POSTAGE PROVIDED: $ f /. : j MASTERAP.DOC REVISED 8/97 • • LEGAL DESCRIPTION: r--- Qk1 MAR- LEGAL DESCRIPTION. THE SOUTHEAST 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 THOSE PORTION THEROF LYING WITHIN S.E. 128TH ST. AND 138TH AVENUE S.E. QFc Quality hood Centers April 5, 1999 CITY OF RENTON 1055 S Grady Way Renton WA 98055 RE: OFC #871 — RENTON HIGHLANDS 4800 NE 4d' St Renton WA 98055 To Whom It May Concern: This letter authorizes Lachlan Foss and Aleta Hill of Woodman Construction, Inc. to act as agents for QFC, Inc. in obtaining permits for the above referenced project Sincerely, QUALITY FOOD CENTERS, INC. "p Mike Huse President Quality Food Centers,Inc. Corri rrte-Offices • 10116 NE Nth • Bellevue.WA 98004 • 206/455-37E 1 •• Fax 206!4G2.214fi PROJECT NARRATIVE RENTON HIGHLANDS MARKETPLACE 4-26-99 The following project narrative is in response to specific issues requested in item No. 6 of the Submittal Requirement for Hearing Examiner Variance: 1. Site and Location: Renton Higlands Marketplace is located at the Northeast corner of N.E. 4th Street and Duvall Avenue N.E. in Renton, Washington, and consists of approximately 8.3 acres. The site is relatively flat, and square in its overal dimensions of approximately 598 feet x 609 feet. 2. Site and Adjacent Zoning: Subject site is zoned Center Suburban (CS). The subject site abuts R-14 zone along the North boundary, and King County Residential zoning to the East (currently udergoing annexation by the City of Renton for residential development). Properties to South and West are zoned commercial. 3. Current Site Use and Site Features: All on- and off-site work for the subject site has been completed per approved plans issued in 1998 by City of Renton. This completed work includes parking, access, on-site mitigated wetlands, six buildings totaling 77,902 square feet, utilities, and the storm detention pond at the property's extreme N.E. corner. Landscape requirements around the completed storm detention pond are the subject for consideration under this Hearing Examiner Variance request. The 110 foot x 250 foot pond is enclosed on all sides by retaining walls and located on site per approved plans. Retaining walls at the pond's 250 foot length abutting the East property line are stepped down, allowing for planting on these 8 to 14 foot wide "terraces". Retaining walls along 50 feet of the pond's 110 feet abutting the North property line are also terraced and eight feet in width (there is no terrace at remaining 60 feet of pond abutting North property line). We are requesting, in the detention pond area only, a Hearing Examiner Variance from landscape requirements found in code sections 4-2-120A and 4-2-120C, item #5. Instead, we propose to landscape all available areas around the completed detention pond to the maximum extent possible per submitted sheet L1. 081, top Nrp 1* R44:14, 1 o 1999 � JUSTIFICATION for the VARIANCE REQUEST RENTON HIGHLANDS MARKETPLACE 4-26-99 The following Justification for the Variance Request is in response to specific issues requested in item No. 18 of the Submittal Requirement for Hearing Examiner Variance: Landscape requirements around this project's storm detention pond are the subject for consideration under this Hearing Examiner Variance Request. Upon completion of this project, per City of Renton approved plans, the majority of evergreen plantings installed on berms within the detention pond area failed to take root due to seasonally high stormwater levels. These plantings were intended to provide required landscape buffers between the subject property and residential properties along the north and east boundaries. Replanting within the pond area poses an undue hardship on the applicant as construction of the detention pond with its surrounding retaining walls (see Project Narrative) is completed per approved plans, berms inside the pond cannot be raised without losing required detention pond volume, and seasonally high stormwater levels will make substantial evergreen plant installation unachievable inside the pond area. In this case, strict application of Code Sections 4-2-120A and 4-2-120C (item #5) are unachievable. We therefore respectfully request a variance from these perimeter landscape requirements due to the circumstances described above. We propose to landscape all available areas around the completed detention pond to the maximum extent possible. Plantings depicted on the Landscape Plan and Site Sections submitted herewith represent this maximum achievable landscaping, and as such are the minimum variance that will accomplish the desired purpose. In addition to evergreen tree plantings on the "terraces" described in the Project Narrative, we propose to add closely spaced juniper and ivy landscaping between the pond and Shops 'A' building. We are not seeking any special privileges inconsistent with the limitation upon uses of other properties in the vicinity; furthermore, this variance request is not detrimental to public welfare or injurious to adjacent property. We are merely trying to make the most out of the conditions as they exist today in the vicinity of this installed and City of Renton approved detention pond. 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Itio, •. , a --- ' . • - , • 110 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS • LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations, Survey, Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3ANoa Elevations, Grading 2 Existing Covenants (Recorded Copy)4 Existing Easements (Recorded Copy) 4 Flood Plain Map, if applicable4 • ; Floor Plans 3AND4 P Geotechnical Report Grading Plan, Conceptual 2 Grading Plan, Detailed 2 King County Assessor's Map Indicating Site 4 Landscaping:Plan, Conceptual 4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards,(one per monument) Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Postage 4 Public Works Approval Letter 2 Title Report or Plat Certificate 4 Topography Map (5' contours)3 Traffic Study 2 Tree CuttingNegetation Clearing Plan 4 Utilities Plan, Generalized 2 )1e'lji‘ Wetlands Delineation Map 4 Wetlands Planting Plan Wetlands Study. This requirement may be waived by: � �1f,I (� MAQQ ��ts, 1. Property Services Section PROJECT NAME: ' Nv 11Dt1LMNYJ t� 2 Public Works Plan Review Section ,/4tart-r- ��t 3 Building Section DATE: 1` tQ\f- 3, Development Planning Section February 10, 1998 OFFICE OF THE HEARING EXAMINER CITY OF RENTON _ S.O REPORT AND DECISION " DN_ ®'G1/sf.'7 V J � � APPLICANT: Marc Wilson/Rich Medved Pacific Associates, Inc. = _ Highland Market Place File No.: LUA-97-175,SA-H LOCATION: NE Corner of Duvall Avenue NE and NE 4th Street SUMMARY OF REQUEST: To develop 81,249 square foot retail shopping center which includes QFC Market plus retail shops and fast food restaurant. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on January 20, 1998. 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 January 27, 1998 hearing. The legal record is recorded on tape. The hearing opened on Tuesday, January 27, 1998, at 9:00 a.m. in the Council Chambers on the second floor of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. I: Yellow file containing the original Exhibit No. 2: Vicinity map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No l: Site plan Exhibit No. 4: Landscape plan E�hibi!_5- QFC Elevation drawing Exhibit No. 6: Elevation 2 - NE 4th EXhibitiNo 7 Elevation 3 -North buildings Exhibit No. 8; Letter to Dick Gilroy from applicant Exhibit No 91 Sketch from Bill Shiels Exhibit No. 10: Wetland Values Assessment Maid Wilson/Rich Medved Pacific Associates, Inc. ' Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 2 Exhibit No. 11; Alternate site plan The hearing opened with a presentation of the staff report by PETER ROSEN, Project Manager, Development Services, City of Renton, 200 Mill Avenue South,Renton, Washington 98055. The applicant is seeking approval to develop a retail shopping center. The proposal includes a total building area of 81,249 square feet. The QFC anchor would be 37,853 square feet. There is an attached 15,000 square foot retail store and a smaller shop area of 2,100 square feet, all located on the north end of the property. To the south on NE 4th are two building pads, one on the southwest corner of 6,500 square feet and a smaller fast food restaurant building pad of 3,500 square feet. Along the east property boundary is Building A which is intended for retail shops of 12,800 square feet. The site location is at the far east extreme of the City limits. The site is essentially a corner site with NE 4th along the south property edge and Duvall Avenue NE along the west property edge. To the north and northwest of the site is the Orchards development, a larger residential development of single and multi-family uses. To the west and to the south is commercial zoning. The site has two existing wetlands. Wetland A is on the southeast corner of the site and is approximately 12,948 square feet on the site; it also goes off the site to the east. Wetland B is located just to the north of Wetland A. Both of these have been categorized as Category III wetlands. In terms of proposed access to the shopping center,there are two driveways proposed along NE 4th,two driveways along Duvall, and a third driveway for access of service vehicles and trucks at the very northwest corner of the site. The buildings are all facing towards an interior parking area with 325 parking stalls to be shared by all the uses. There is a pedestrian sidewalk that connects from 4th through the middle of the parking lot. The proposal went to the Environmental Review Committee(ERC) and was issued a Determination of Non- Significance - Mitigated. The mitigation measures are essentially for fire and traffic mitigation fees,that the status and condition of the erosion control plans be reported weekly to Development Services Division, and that they be maintained throughout the construction of the project. The last measure was to restrict the haul hours during construction to off-peak times between 8:30 and 3:30. There was a request for reconsideration concerning downstream flooding and erosion problems. The ERC met and after review of the request decided not to reconsider the threshold determination. The ERC determined that the increased detention required of the applicant would be as much as could be expected to mitigate their contribution toward the downstream problems. There are capital projects that have been identified, but there is no funding mechanism for them and a lot of them are on private property. It would be very difficult with that situation to require any further offsite mitigation of the existing problems. It was thought that the increased detention would be the most appropriate mitigation measure. The shopping center site is within the Center Suburban designation of the Comprehensive Plan (CP) and the policies for this designation generally promote clustering of center uses to discourage development of strip commercial arterial areas. It encourages that the building design and the site be oriented towards pedestrian access and pedestrian activity as well as that the uses be designed so they support the neighborhood and serve an area smaller than the entire City, but provide a wide range of consumer goods and services. The proposal ) generally complies with all of the CS policies. The layout of the buildings is centered around the common parking area. The buildings are clustered together with consolidated driveways to promote people coming in ' Marc Wilson/Rich Medved Pa..2:ific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 3 and parking in the central parking area and walking within the shopping center. The two building pads have been oriented along NE 4th to promote pedestrian activity along that street. The zoning on the site is Center Suburban and all of the proposed uses which are generally retail and restaurant uses are permitted as primary permitted uses in the CS zone. The CS zone in an effort to keep uses scaled toward the neighborhood has a maximum size per use and that standard is 65,000 square feet for any single commercial use on the site. The largest use that is proposed is the QFC anchor which is under 38,000 square feet. The CS zone has a minimum building setback of 10 feet and a maximum of 15 feet. The code does not specify with a shopping center which buildings or how many or percentage of the frontage that buildings would have to meet that maximum setback requirement. The large anchors are set back some distance from the street, but the application includes the building pads that are close to NE 4th. The one space is 6,500 square feet and it is within the 15 foot maximum setback. The fast food is also fairly close to the frontage of NE 4th. It does have a drive-through that cuts it off from the frontage there. There is no parking that is between those buildings fronting NE 4th so there would be a fairly good connection for pedestrians. The applicant is providing pedestrian benches and a bike rack by the restaurant and QFC to encourage pedestrian use. The applicant has proposed some pedestrian benches and/or sculpture project at the corner of Duvall and NE 4th which would create some streetscape interest. There is also a landscape strip along both street frontages which will help break up the appearance of a field of parking. The code requires a 15 foot sight-obscuring landscape strip when a commercial development abuts a residential zone. To the north of the site is an R-14 zone which is presently being developed as a segment of the Orchards development. The applicant has proposed a planting of shore pine trees in this strip. Staff recommends that the applicant revise the landscape plan to provide a different planting because shore pines don't branch from the ground and they are not a dense screen. The delivery bays and cardboard compactor are both on the north end of the QFC building. The residential lots of Orchards are approximately lined up with the east loading dock. The loading docks would be below grade and there is a block wall that would help to mitigate the noise impacts as well as the landscape screen. Orchards is expected to provide a fence along that common property line. To the east of the site is King county and it is also residential zone. Building A is set back approximately 55 feet from the property line. The applicant proposes planting the east property boundary as wetland buffer. Staff is recommending a condition that that buffer be intensively planted and include sufficient trees to provide adequate screening so that it would also accomplish the code objective of screening residential uses from commercial uses. In terms of height, the CS zone allows a maximum building height of 50 feet. The maximum building height of the proposal is the facade of the QFC building which is approximately 35 feet. The maximum allowable lot coverage is 65 percent. The proposal would result in 22 percent of the lot area covered with buildings. Parking requirement for shopping centers is a minimum of 4 and a maximum of 5 parking spaces per 1,000 square feet of gross leasable area. The proposal is providing 325 parking spaces which is the minimum of 4 per 1,000. In terms of landscape requirements, there is a 10 foot minimum landscape strip along public streets and the applicant is providing that. For large parking lots there is a requirement for a minimum of 5 percent of the interior of the parking lot to be landscaped. The proposal includes approximately 7,459 square feet of interior parking lot landscaping with street trees. There are more significant plantings along the entrances at the street frontages. Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-]75,SA-H February 10, 1998 Page 4 Both of the wetlands are along the east property boundary. Wetland A is classified as a forested seasonally flooded wetland and extends off the site. Wetland B is a scrub shrub wetland. The proposal is to fill Wetland B which is 9,965 square feet. Both wetlands are Category III wetlands. The code requires a replacement to loss mitigation ratio of 1.5 to 1 for Category III wetlands. The applicant requested a modification from the code requirement. The code allows a reduced mitigation of] to 1 for emergent Category III wetlands provided that the mitigation is successfully implemented 12 months prior. The applicant requested a modification from the Department Administrator that it could be applied to the scrub shrub wetland and that it could be done concurrent with the development. The Department Administrator denied the applicant's request for reduced mitigation ratio. There is another code section which allows an applicant to pursue using a wetlands evaluation technique or an equivalent method that essentially reviews the functions and values of the impacted wetland, and that the mitigation replace the functions and values in lieu of an acreage replacement according to the required ratio. A third party review is required for this method. Since the modification was denied and the proposal came in reflecting a 1 to 1 mitigation ratio, the applicant is pursuing doing a functions and values analysis to justify the mitigation that they are proposing. They are proposing mitigation that would be adjacent just to the west of existing wetland area A. The Department Administrator felt that in terms of the requirement that it be established 12 months prior, that this situation of it being located adjacent to an existing wetland would likely mean that the mitigation would be successful because the topography hydrology would support it. The mitigation includes upland islands within the mitigation area and that is not included as acreage for mitigation. Staff is recommending a condition that either the applicant go through the code provision which allows for the functions and values technique to be used and reviewed and approved by a third party, or that they provide the required replacement ratio. If they were required to provide the 1.5 to 1 ratio, the only portion of the site plan that it could impact would be building A which might have to be reconfigured. Applicant is proposing to use treated storm water for the wetland creation. They have provided information regarding the hydrology of the wetland and its impact to the wetland offsite. Regarding the driveway access, there were concerns about the south driveway along Duvall, particularly due to heavy turning movements close to the intersection. It was recommended initially that the driveway be eliminated. The applicant proposes to limit this driveway to right turn in and right turn out access only. It has been recommended that if the applicant were to install C-curbs to eliminate the prospect of left turns, that would be an acceptable compromise. There are adequate utilities and roads available to serve the proposed shopping center, and police and fire have indicated adequate resources exist to serve the proposed uses. Staff recommends approval, subject to the following conditions: (1) compliance with the ERC mitigation measures listed in the staff report; (2) that the landscape plan be revised to change the type of planting along the north property boundary to provide a more consistent landscape screen from the residential property; (3) that the landscape plan and wetland mitigation plan be coordinated along the east property boundary to provide an intensively planted buffer that would provide adequate screening from the eastern adjacent property; (4) that the applicant provide the required wetland replacement mitigation ratio of 1.5 to 1 or use the wetlands evaluation technique to establish functions and values of the impacted wetland or replacement in lieu of the • acreage; (5) that the south driveway access on Duvall be limited to a right turn in/right turn out only; that the applicant provide signage for a right turn exit only and install C-curb from the intersection left turn lane to a northerly point of the driveway to prevent any attempt at left turns. Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-I 75,SA-H February 10, 1998 Page 5 Chuck Curran, 10116 NE 8th,Bellevue, Washington 98004, applicant herein, stated that QFC is co-developing the entire 8.3 acres with Pacific Associates, LLC. They accept all conditions of approval recommended by staff with clarification regarding the wetlands. QFC has been working on various locations in the City of Renton and this specific area for the past 4 or 5 years and feel they will be a good neighbor and an asset to the community. He stated that most of the truck deliveries will be in the early morning or early evening hours. The larger trucks would be using the dock facing west. That is a dock high dock which goes into a ramp and an apron. The dock facing east will be for outside delivery trucks; for example, bread delivery or smaller trucks. A roof over the loading bay has not been determined at this point. The actual unloading process on the large trucks is done totally inside the truck and inside the store. Carl Pirscher, CDA Architects, 19524 Ballinger Way NE, Seattle, Washington 98155,applicant architect herein, stated that the method of screening at the rear of the QFC building would be two wing walls that extend out and buffer both acoustically and visually the proposed loading facility on each side of the building. The existing wetland in the northwest corner will also provide some buffering. The balance of the retail buildings are all served from the front. One of the primary reasons for this orientation and the location of the service drive is to separate the servicing vehicles and traffic from the pedestrian and automobile uses frequenting the site. Applicant is also proposing rooftop mechanical screening units which will in turn buffer the primary sound generated from the compressor units on top of the QFC facility. The proposed fast food facility does not show an escape lane because the tenant has not been identified. All of the buildings are clustered around the site; they are separated from each other to enhance that clustering effect, but are connected with a strong series of pedestrian arcades, linkages, plazas and sidewalks. He further stated that the parking calculation includes the proposed expansion. Dan Balmelli, 18215 72nd Avenue S,Kent, Washington 98032, applicant's civil engineer, stated that the site currently drains to the southeast corner and underneath 4th through an 18-inch culvert. From here the drainage continues in a southerly direction through open channels,through a King County pond and then further to the south through Maplewood Creek and eventually into the Cedar River. Applicant agrees with the condition that restricts the drainage from this project to the most stringent that the City requires for commercial projects with downstream drainage problems. The criteria is for one-half of the two year and matching all storm events up to the 100 year and then adding 30 percent onto that. That requirement increases the detention by approximately 30 percent and while doing that restricts the release rates considerably. In attempting to address downstream erosion problems, most of the time they are caused from increased flows and velocities. By reducing the release rates on this project and increasing the detention,applicant will be mitigating for both of those impacts. After storm water from the site is collected, it is conveyed to the northeast corner where the storm water facility is located. It will be an open pond with both treatment and detention. After being detained it will then flow back into 4th Street and to the east. Some of the storm water runoff from the roof drains of Building A will discharge directly into the wetland mitigation area and will provide the hydrology needed. Bill, 15020 Bear Creek Road NE, Woodinville, Washington 98072, wetlands biologist for the applicant, stated that this is a seasonal wetland because there is no perennial water here so it would be water derived from the storm water treatment facility. After looking at the site and topography, it is anticipated that water can be , Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 6 taken from the storm water facility to support the created wetlands on the site and introduce that water gradually toward the east so that it would not result in any expanded wetland condition on the adjacent property. The wetland that is being proposed for fill is a scrub shrub wetland with relatively low species diversity and general age structural diversity. The proposal is to incorporate existing clumps of Douglas fir and salal in the wetland system. He further detailed the applicant's request for wetland mitigation replacement ratio. Mr. Balmelli entered and explained applicant's alternate site plan to achieve the 1.5 to 1 ratio requirement of the City. Building A has been widened from 64 to 70 feet and decreased in length by about 13 feet. This still gives the exact same area of 12,800 square feet for Building A. In addition, the easterly drive off of 4th has been shifted approximately 3 feet to the west. The combination of those two changes provided the extra square feet needed to obtain the 1.5 to 1 ratio. James Montgomery,2807 Burnett N, Renton, Washington 98056, a property owner directly to the south of the site, expressed his concerns regarding surface water runoff. He stated that on three previous occasions his business had been flooded, and that the existing drains could not handle the water runoff. The Examiner explained that the applicant will be allowed to continue to release the amount of water that is now coming from the site, but would not be able to increase it. Neil Watts,Plan Review Supervisor,Development Services, City of Renton,200 Mill Avenue S,Renton, Washington 98055, explained the reasons for the additional mitigation that the City is requiring from this applicant and the problems downstream of the system. He also explained the County and City's plans to address the downstream flooding problem. He stated that if there are bigger storms,basically the same things will be going on in the future unless there are changes made within the storm system along NE 4th. 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 10:40 a.m. FINDINGS,CONCLUSIONS & DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Pacific Associates, Inc., filed a request for approval of a Site Plan for a retail shopping center. 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 41. 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. Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 7 5. The subject site is located at the northeast corner of Duvall Avenue NE and NE 4th Street. The City boundary corresponds with the east property line of the subject site. Unincorporated King County lies east of the subject site. 6. The subject site was annexed to the City with the adoption of Ordinance 3553 enacted in June 1981. 7. The subject site was classified CS (Center Suburban), its current classification,with the adoption of Ordinance 4498 enacted in June 1993. 8. 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, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site is an 8.34 acre or 363,071 square foot site. The subject site is almost square being approximately 600 feet in width and length. 10. There are two wetlands located along the eastern quarter of the site. The larger wetland, Wetland A, actually straddles the subject site's eastern property line with approximately 12,948 square feet of this wetland located on the subject site. This wetland is located in the southeast corner of the site. It has been defined as a Palustrine,Forest, Seasonally Flooded(PFOC)wetland. The smaller wetland, Wetland B, is approximately 9,965 square feet. It is located in.the center of the eastern quarter of the site. It is more specifically defined as a Palustrine, Scrub/Shrub, Seasonally Flooded(PSSC)wetland. Both wetlands have been reviewed and classified as Category 3. The applicant proposes filling the smaller wetland and enlarging and enhancing the larger wetland. (see below) 11. There are a variety of uses surrounding the subject site. Commercial uses are concentrated along the NE 4th corridor. Multiple family residential uses are located north of the site. Single family and vacant single family zoned property is located east of the site, in areas zoned single family by King County. Commercial uses are located south. Additional single family uses are located north and south of the site as one moves away from the NE 4th corridor. 12. The applicant proposes developing the site with four building components. The entire complex will have approximately 81,249 square feet of retail space. 13. The proposed anchor store will be a QFC. It will be 37,853 square feet. It will be approximately 210 feet wide by approximately 190 feet deep. Both the rear and front facades have articulations. The rear facade will accommodate the proposed delivery bays. The front will have colonnades. It will be located along the rear portion of the parcel. 14. Attached to the QFC will be a smaller shop of approximately 2,100 square feet and another larger store of approximately 15,000 square feet. This combined facade with be 130 feet long and continuing with the QFC facade will be approximately 240 feet long. 15. Along the eastern edge of the site is a proposed approximately 12,800 square foot retail building. It would be approximately 64 feet deep and 200 feet long. This building would be constructed on top of the smaller, filled-in wetland and north of Wetland A. 16. Along the NE 4th Street frontage will be two more buildings. A 6,500 square foot shop, 60 feet wide by approximately 108 feet long(north to south orientation) would be located along the south property • Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 8 line, approximately 15 feet north of the street and setback approximately 160 feet from Duvall Avenue. A proposed fast-food restaurant will be located east of that. It would be approximately 3,500 square feet and approximately 40 feet wide by 80 feet long(again, north to south orientation). It would be approximately 60 feet north of 4th. 17. The majority of the parking will be located in the middle of the site between the building pads. There will also be parking around and between the uses located along NE 4th. Shopping centers are required to provide between 4 and 5 parking stalls per 1,000 square feet or between 325 stalls and 406 stalls. The applicant will be providing the minimum 325 parking stalls. 18. Deliveries for the QFC and other northern uses will occur to the rear of the buildings at two delivery bays. These bays are located the closest to the residential uses north of the site. The cardboard compacting facility will also be located along the north side of these structures. Deliveries could occur in the evenings and early mornings. The large trucks and their noises and the delivery activity could spill over to the residential uses north of the site. Wing walls and elevation changes are proposed to help minimize any spill-over of noise. 19. The applicant proposes two driveways along NE 4th Street and three driveways along Duvall. One of the driveways along NE 4th would be located between the proposed fast-food restaurant and the retail shops. The second driveway would be just east of the fast-food restaurant. The northernmost driveway on Duvall would generally be for service vehicles accessing the rear of the northern tier of stores, including the QFC delivery bays. There would be a middle driveway and a southern driveway. Staff was concerned about the proximity of the southern drive to the intersection. Staff had suggested removing the southern driveway. The applicant proposed restricting it to right turns in and out with curbing to restrict any left turns. Staff has agreed to the turning restrictions if they prove workable. 20. The applicant proposes internal pedestrian sidewalks linking the main anchor store to the public sidewalks along both Duvall and NE 4th. 21. Two special setbacks apply to this site in this zone. The first setback is due to adjacent residential uses. The location of a residential R-14 zone to the north and a residential zone in King County east of the site requires a fifteen foot(15 ft)setback on each of those property lines together with sight-obscuring landscaping. The setback on the east will be approximately 55 feet and will include landscaping and Wetland A. The proposed setback on the north will be the required 15 feet but staff notes that the proposed Shore Pines are not adequate to provide the needed landscaping. 22. The second setback provision is a "minimum setback" required to keep uses close to the street frontage to avoid a "strip zoning look." 23. In addition to the landscaping required adjacent to the neighboring residential uses and zones, ten (10) feet of landscaping is required along both street frontages and five percent(5%)of the interior of the parking lot must include landscaping. The proposal will be providing a minimum of 10 feet of landscaping and in some cases more along both streets. The applicant will be providing 5.2 percent landscaping in the parking lot. 24. The development will cover approximately 22 percent of the site whereas up to 65 percent is permitted. 25. The fast-food restaurant is not designed with an escape lane. An escape lane is designed to allow patrons who might change their mind to avoid being caught in any backups. I • Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 9 26. The development of the subject site will generate approximately 1,500 new vehicle trips per day. 27. There has been flooding in the vicinity of the subject site. Property south of NE 4th has been flooded and there has been erosion in the creek that eventually flows to and across the Maplewood Golf Course. The ERC imposed a series of storm drainage containment and release rate conditions. These deal with the smaller more routine storm events which cause problems as well as the 100 year storm. 28. The development of the subject site and its storm system will not eliminate the existing potential flood problems. Staff has indicated that it should not exacerbate any flooding problems. 29. The applicant proposes filling in the smaller Wetland B and providing on-site mitigation. It would do this by enlarging Wetland A and enhancing its properties. The Wetland Ordinance requires a 1.5:1 replacement, meaning that for each square foot filled,the applicant would have to create 1.5 square feet. The Code allows a reduction to 1:1 with Administrator approval. That approval was denied. 30. The applicant has requested further review of its wetland replacement proposal under 4-32-6.C.7: The applicant, at his expense,may select to use the Wetlands Evaluation Technique (WET)(Adamus) or a nationally recognized equivalent method to establish the functions and values for the Category 3 wetland being replaced in lieu of replacement by acreage only. A third party review, funded by the applicant,and hired and managed by the City, shall review and verify the WET(or equivalent)reports. Dependent upon the results of the functions and values evaluation, a Category 3 wetland may be replaced by assuring that all the functions and values are replaced in another location, within the same basin. 31. If the applicant does not prevail with its wetland proposal, the applicant will have to accommodate the additional wetland acreage and likely reduce the length of Proposed Building A, the building located along the east boundary line. The applicant submitted an alternate plan. 32. The subject site is located within Aquifer Zone 2. 33. The applicant's plans show potential expansion plans along the east edge of the main anchor store. The proposed plans incorporate sufficient parking for that potential. 34. The applicant will be using a mixed storm water system to both detain water, clean it and recharge the wetlands. 35. The buildings will vary in height from approximately 22.5 feet to 34.75 feet which is below the 50 foot limit in the zone. The building facades will step up and down. Articulations between the buildings and the separate building pads provide on-site variety. CONCLUSIONS: 1. 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; Marc Wilson/Rich Medved Pacific Associates,Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 10 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; The proposed use satisfies these and other particulars of the ordinance. 2. The proposed use is compatible with the Center Suburban designation found in the Comprehensive Plan. The center is generally focused inward as opposed to another linear "strip mall" shopping center. The applicant probably could have done even more to deviate from the traditional strip mall layout. Only two minor buildings are located close to the frontage and those oriented with their narrow facades facing the street. In any event,the concept does avoid just a rear tier of shops with only parking located along the street. In addition, there is substantially more landscaping than a strip mall would provide and the preservation of the wetland will also greatly soften the appearance of this complex. The wetland and landscaping will break up the continuity of development along the north side of NE 4th. 3. The nature of the complex and its tenants and the size of the shops will also cater to the neighborhood. The largest shop meets the limitation of the CS zone which limits shops to under 65,000 square feet to scale them to the needs of a neighborhood as opposed to the needs of the entire City. 4. While the code would ordinarily require the uses to be located within 15 feet of one of the frontage streets, the applicant has proposed pedestrian amenities to link the interior of the site to the public sidewalks. There is a large storm detention system in the rear, eastern portion of the site although it would not really preclude an alternate arrangement. So while there do not appear to be practical limitations to moving more of the complex to the frontage, aesthetics played a part. The wetland will be visually linked to landscaping and pedestrian amenities in front of and near the restaurant. All of these features aim to provide "the strong defined streetfront" called for by the Code and Comprehensive Plan. 5. In all other aspects, the proposed complex meets the Zoning Code. Detailed compliance with the Building and Fire Codes will be determined when specific plans are submitted for approval. 6. With one possible exception, the proposal appears to mitigate its impacts on surrounding properties. Where mitigation will not be certain until the center is operating is the potential impact of delivery bay noises on the residential community immediately north of the subject site. The main concern is the location of the delivery bays for the grocery store and adjoining shops near the north property line, a property line shared with adjacent residential uses. The applicant has designed the bays to both contain the noise and screen the site. In addition, the residential site was required to also provide screening Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 11 since a commercial designation on its southerly neighbor,the subject site,meant that more intense uses might eventually be developed. The applicant should remain vigilant about this juxtaposition of large and potentially noisy delivery trucks disturbing the peace, quiet and sleep of residents to the north. In addition to vigilance, the applicant should be required to alter or retrofit the delivery bays with roofing or other acoustic solutions to reduce and eliminate noise and possibly restrict the hours that deliveries take place. 7. The other area of concern is storm water control. This appears to be mitigated. The ERC imposed conditions which should balance predevelopment conditions with post-development conditions for storm water events. The ERC imposed additional measures. As noted,this generally means that conditions will not be exacerbated. It probably will not solve any existing problems that occur in the drainage basin either in flooding on nearby parcels or erosion in creeks downstream from the subject site. But those conditions should not be worsened by the development of the subject site. 8. The storm water and wetlands hydration plans appear to assure that Wetland A,the wetland shared with adjacent property east of the site,will neither be inundated nor deprived of replenishing water. 9. While the issue of the ratio of wetland fill and replacement is not particularly before this office, it appears that the applicant can alter the footprint of proposed Building A and net the same retail space. In that event, it seems reasonable to provide the ratio the code initially recommends and not sidestep that ratio. As part of the site plan review, the additional wetland square footage would enhance the overall site plan and further soften its impacts. It would provide further justification to allow the larger setbacks proposed by the applicant. Therefore,this office would recommend any wetland replacement ratio be as close to the 1.5:1 as possible. 10. The site plan appears to provide a reasonable balance between development,wetland preservation, pedestrian amenities and vehicular circulation. The issue of"escape lanes" for fast food restaurants has been raised in enough prior settings,that it appears reasonable to provide one if a site plan can accommodate it. It should be included. 11. The development of the site should not adversely affect property values,particularly if impacts on the northerly residential properties can be minimized with appropriate acoustic mitigation. 12. The low-rise nature of the development and the spacing of buildings will permit the passage of light and air into and through the site. It should also not unduly shade the properties to the north. 13. As indicated by staff, additional landscaping and the tighter placement of landscaping should be required to screen the north property line. DECISION: The Site Plan is approved subject to the following conditions: 1• The applicant is required to comply with the mitigation measures which were required by the Environmental Review committee Threshold Determination, prior to the issuance of a building permit. 2. The applicant shall be required to alter or retrofit the delivery bays with roofing or other acoustic .2 solutions to reduce and eliminate noise and possibly restrict the hours that deliveries take place if there Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 12 are justified complaints from neighbors that sleep is being disturbed or nuisances that would be legally supportable are created. 3. The applicant shall revise the site plan to provide the required wetland replacement mitigation ratio of 1.5:1. Alternatively, the applicant may use a Wetlands Evaluation Technique (or recognized equivalent method)to establish that the functions and values of the impacted wetland are being replaced in lieu of mitigation according to the required replacement ratio, consistent with Section 4-032-6.C.87. A final wetland mitigation plan shall be required to meet provisions of Section 4-32-6.H of the Wetlands Management Ordinance. The final wetland mitigation plan shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 4. This office would recommend any wetland replacement ratio be as close to the 1.5:1 as possible and that the footprint and positioning of Building A may be altered to support this condition. 5. An escape lane for the fast-food restaurant shall be included. The position and/or footprint of the two buildings along the south frontage may be modified to accommodate this lane. 6. Additional landscaping and the tighter placement of landscaping subject to review and approval of the City shall be required to screen the north property line. 7. The landscape plan and wetland mitigation plan shall be coordinated along the east property boundary to provide an intensively planted buffer providing adequate screening from the adjacent property. The revised plans shall be subject to the approval of the Development Services division, prior to the issuance of building permits. 8. The south driveway access on Duvall Avenue NE shall be limited to a right turn in-right turn out only. The applicant shall provide signs indicating a right turn exit only. The applicant shall install a C-curb from the intersection left turn lane to a point northerly of the driveway to prevent any attempt at left turns. The C-curb design shall be a part of the civil design for the intersection of Duvall Avenue NE and NE 4th Street and shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. ORDERED THIS 10th day of February, 1998. FRED J. KAU N HEARING EXA INER TRANSMITTED THIS 10th day of February, 1998 to the parties of record: Peter Rosen Chuck Curran Carl Pirscher 200 Mill Avenue S 10116 NE 8th 19524 Ballinger Way NE Renton, WA 98055 Bellevue, WA 98004 Seattle, WA 98155 marc wi,sonircicn Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 13 Dan Balmelli Bill Shiels 18215 72nd Avenue S 15020 Bear Creek Road NEJames Montgomery Kent, WA 98032 2807 Burnett N Woodinville, WA 98072 Renton, WA 98056 Neil Watts Tim O'Kane Ray Griffen 200 Mill Avenue S 600 University Street, #3012 14306 144th Avenue SE Renton, WA 98055 Seattle, WA 98101 Renton, WA 98059 TRANSMITTED THIS 10th day of February, 1998 to the following: Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Administrator Members, Renton Planning Commission Jim Hanson, Development Services Director Art Larson, Fire Marshal Mike Kattermann, Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling, Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Pursuant to Title IV, Chapter 8, Section 15 of the City's Code,_request_for recon ideratin uniuthe writing on or before 5:00 p.m,. February 24. 1998, Any aggrieved person feeling that the decision offif hen Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 16, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. Marc Wilson/Rich Medved Pacific Associates, Inc. Highland Market Place File No.: LUA-97-175,SA-H February 10, 1998 Page 14 The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. PRELIMINARY LANDSCAPE PLANTING PLAN 51 w;•Tn' APCRTIpN OF SECIKND,TWi•.]N.KC SE,WA(____-__- . �$. a, + r- 1rsA000vvavoaeoa ► . 1spopay���� in tz C + ``,, ^/ . • __ -�I.Y• P!( [bare. Prfi Dwain WWII a I-��`r = -- ZZZW . •.,� `.• �'.' W Prr••u/XVI ON I.a•a. 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I ...-._.. ._..._.... ___... ._...._._........._....._ .77..::'. . ... c ..4.4.1.... / I•.. -....-_,_.__.........._.._.....1,, • 0 VW....1 to o••1:11". •- •• VT VIX 00* - •11CIVS C,uart ' - .•i:VW.'I' '1- j ; 4 . . ..- - _ -. ------ . .1-. 1 . 1 ----______ 4,.. .... .,„,„.,..... -.-____ ....... .... 2 ., 4 -•. -. . . • �-- HIGHLAND MARKET PLAC„_ ' COVER SHEETIti 11` 7 -11 A PORTION OF THE SE.1/4 OF SW.1/4. r� Ti SECTION 13,TOWNSFIP 23 N,RANGE 5 E.WM , � - RENTON,WA< IN aTON � �' I .(fan 1�1 I ! �7 .r 111 1. .. I I I ty�-erg ; 1<.a �� I r,>� I - I 1 1 1 ' `' IIH I I I i`• rcavrtrif °K.HI Y `sfTE r71,fp IIIII - - • Y • U i I I I I i a = I I I \ SHEET INDEX, 8 I I 1 �IJ i OMMI f1YM�WL70.lORlnal• cR..uee RAN 1 11 I i a aa,w.raurur.ww•I.IY•1w.rIR.4 �1 ANCHOR 2 OFC ANCHOR I. - /� - 4 I..�YWIf ND1■■YO DOM-11 I I 1 I N U wni wrf.vo■ra.e RAMIO RAN I I l _ � ( I \ LEar,L oEscR>Prarr I I I ( w �'.len°v"u lr:o':w'�"',.,11°..t Y I I I o• • • ■�Til'?�17I(f l 11`1 1. t . r.9.a.f•!{L I •it • a t 11 11 S • war-AL _1 �s I I - ' J S• .j • '". y� I rBASS OF BEA/11030 .:•r K.< :1 r lit a «fi Nc.c rr �.. _ f I I y j •f • i. ■ `, a 7 `' `:J� �IWO IY,..a.N..MI r...I,•,.Mr.vl • AVJ 4ILJ +r .a amine r a o.no( Y wow n va Milt U.IWO 011:4 • r; rrw wn.t Q 1I r•- ••ra I/' • I'I I I I I-,F �' ` . . . I re.am.vo r 0.04740104 O.ow. MOM,.■..0 4.4 I YP.e.!ll..l r Ya\.os Y><.ls WO.vlat M Ol.w OW -'1' - r . . y y..el. 10.4.rw4.v:.�"ai,e ima.u.Y..uVraf i r 1 r.tM 'N III . — f — I (:, _ . . � ..... t � I II I — t° � _ f I 1 s 1 I:.• I I I Fisx� a / ........................................................ a,,,v.->?°nx2"°1E Y / i li I .I, -\. -1. ) _. > :••''•'•'•:'r I .<...0 r s.o.s.rw v m fR f.o.a•w w• 9 o«. • G 7�p�..1". ' ') I I I I• I uu<1.a sh.c w wt 1 uu+o.o.. ._ura'- ll.11 r I I.I.I 1 .i: 1 1 ..1 r.�.nw�.w wnia-.i .woe r.Y n I .. __ ._..... -���.� \ Oi....<Y IA.<Mir.Yew .... ..� .- • ..._-`�._ mow._ .... faa.a< w.N §., or • -.. . . __..._. N.E.4th Si'-(S.E 128 3Tj ._ . _..... . -• _.-.. ._!l+:'•. _-- -- .. }eoo-42t3�OF1E YOU DO (4,,,_ m .•./ ... . .... 4-5555 . • . . . , 1 1 i [Z4i7rs"_' -1 • CITY OF FENTON flOra..lae..7 Or PUBLICS rrCHb<r MEOW s NORTH ELEVATION 6CALu 1,6•.I'-m' • MN IN 5KwAGE I � —� fl'.6• Al►1W r � • -1 - � . �r Vim' :��asaolA: _ �-- - --� �smia • 1 ���n ocm i GI1 1 - j -j { E_ NMI, Ii;l LIMeeeeeeie�lil I_Li 3OVT1-1 ELEVATION SCALE•ii16'.r.m. iiKrt..,_____ 41E9T ELEVATION �A�T_ELEYATION SG4.e,II. r.m• SCALE•vrb••I'•m• II /—KCUANICAL eltr+n 'kno.*rr. 1 r 1 r 1 11 rIT r r 1-r 1 r Ili III r r r M-1 1] J 1 m r rl rTE ri nil fir r r r/r r r r 1 r r r r r r r rtr 1J r rl r rl r r r n r n r r r r 1 r 1 1 1 n n i r r r r rl r r r r rlI rIr n r rl I r r r r r r I n r r7 1 rl r rl r rl r it b+Or!b' O'C DUILDI SECTION C SALE,IN•.r.m• . N, CDA -LF 1G LI-LARii- is HARK- " ,p, -__,A©-- a3 e REWOH NM. • ;� • ? :•. .r ' 1 ►N /-1L I E NATE SITE PLAN •• Qv •r. •s • ^X .•q. J' PVC`R4QF / , 1 i WITH 5: 1 RATIO •r,..,..• a :t�•:•] °•+\� ) FOOTING DR IN ' I I { /: { .).50% LAIN I ; I I \ i • � /p T% -- P 0 ,,1:2 '`~�4 _ l ^I •t. o �, I ---- ----J RETAIL W WALL• •BT 'f� - 11 (HEIGHT VARIES) • • ;f • � �,r I \ ,.• • U�'-' ">��� '° PEP ® 22% \ ` -` I -:� ` `I' EXISTING WETLAND ' ' 4 ;,tV . i • ram' _ .r �. ,._... SHOPS •s. TO BE FILLED = 9,96 • } ( a r1 ' �,�� r � eta''' _..' 1• 1 i - .ir'Sa 7 1 `' �` �; �' \ 6" PVC RO F n « '� I® \ DRAINAGE .► � \ CONVEYANCE + �'' 1.a 1:::. y. 1 \ .... SYSTEM ® 1.O% \ at� „1. 4 \ �� MIN. SEE NOTE 2 ;�j"w� 1 '�� 25 LF FLOW DISPERSAL TRENCH ♦.r- i SEE DETAIL SHEET 7 sh: ,. 1,,,.. 399.68 \N ••:Ig fi.si :t"'.:;:.• _i il ..., / .. 4. + + . + . + . •••=. ... r.... ....4, 4, ;.: • 399 45 r + + - « 1•• � k,,cc{ ' ♦ + + . + t + � + F « { \1/ ' al S TW /WETLANDj ."/ �. I . _ , i + + • . F + • + + . _ 1t ` ♦ hi • ♦ + ' EDGE 41 • 399.E • . '•+ .P'OPOED« LOGE. ' + " `� : ' t +. e -.. • 'OF. RELOCATED,WETLAND {.:a. i • V„ +'_ 1 1 \ + � s;o ,� SEE'WETLAND' Mfi1GATI0N! 4. �' N CV ♦ ,. + 'PLAN 'FDR THIS AREA BY.. ' �� H .JALASAEA. CONSULTANTS. -1.+ r ' i + MITIGATION AREA=1499�S.F.) 1 1 -, " m • -_ t - • t .. Lit . ,/ ,/ '4, • ) "� ui i„ .. 1 t r t r— • ' + + 1 •� V� W W W t• • ♦ 1 , 4 + 1 r r. �/ �/ 'W IW' /t _ 2 , I 399. )jj�=yr��� • 25' - • . + . 4 . 4 \I/ / 'FR BUF R • ' r t + r r . ,. - •VL. TLAN - ,.A„ . - A u., ` 1 • S.F. t V L Y \ ' ` ` + _ (ON SITE\PORTION ONLY) I •r go,. $ 396.50 • �— _ w•r. / ♦ /.E=J96.57 (tA'18 ;i• I - /E=39J69� • • 4'0 CITY )F RENTON (. Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 20, 1998 Mr. Lachlan Foss Woodman Construction 3 Lake Bellevue Drive#201 Bellevue, WA 98005 SUBJECT:Highland Market Place Project No. LUA-97-175,SA-H,ECF Dear Mr. Foss: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed. This decision is final. The applicant must comply with all ERC Mitigation Measures. As you know, a Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the second floor of City Hall, Renton, Washington, on January 27, 1998 at 9:00 AM to consider the Site Plan Approval (SA). The applicant or representative(s) of the applicant is required to be present at the public hearing. If you have any questions, please feel free to contact me at (425) 235-2719. For the Environmental Review Committee, 1�✓ Peter Rosen Project Manager cc: Tibbott Properties, LLC/Owners DE1/ECOP Pacific Associates, Inc./Applicant Mr. Ray Griffen/Party of Record P C�Ty OFMENT RENTONANNING MAY 1 r► 1999 RECEIVED FINAI nor, 200 Mill Avenue South - Renton, Washington 98055 • ; ) CITY JF RENTON Planning/Building/Public Works Department Jesse Tanner. Mayor Gregg Zimmerman P.E.,Administrator 1I i L December 30, 1997 ' Div "4 cf� Mr. Lachlan Foss Woodman Construction 3 Lake Bellevue Drive#201 Bellevue, WA 98005 SUBJECT: Highland Market Place Project No. LUA-97-175,SA-H,ECF Dear Mr. Foss: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC, on December 30, 1997, issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Comments regarding the environmental determination must be filed in writing on or before 5:00 PM January 16, 1998. Any aggrieved person feeling that the environmental determination of the Environmental Review Committee is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence that could not be reasonably available at the time of the determination may submit written comments. After review of the comments, if the Environmental Review Committee finds there is not sufficient evidence to amend its original determination, then there will be no further extension of the appeal period. Any person wishing to take further action would need to file a formal appeal within the original 15-day timeframe. Written comments must be filed with: Jana Huerter, Land Use Review Supervisor, City of Renton Development Services Division, 200 Mill Avenue South, Renton, WA 98055. Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM January 16, 1998. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 200 Mill Avenue South, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-235-2501. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the second floor of City Hall, Renton, Washington, on January 27, 1998 at 9:00 AM to consider the Site Plan Approval (SA). 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)235-2719. For the Environmental Review Committee, )\1\ Peter Ros n Project Manager cc: Tibbott Properties, LLC/Owners Pacific Associates, Inc./Applicant Mr. Ray Griffen/Party of Record Enclosure DNSMI TR nor. 200 Mill Avenue South - Renton, Washington 98055 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-97-175,SA-H,ECF APPLICANT: Pacific Associates, Inc. - Marc Wilson/Rich Medved PROJECT NAME: Highland Market Place DESCRIPTION OF PROPOSAL: Proposal for a retail shopping center development including a total building area of 81,249 sq. ft. The proposal consists of a 37,853 sq. ft. QFC Market and an adjacent 15,000 sq. ft. retail anchor and 2,100 sq. ft. for shops. Separate building pads are proposed for a 12,800 sq. ft. building of retail shops, and a 6,500 sq. ft. retail building and 3,500 sq. ft. fast food restaurant oriented toward NE 4th Street. The site includes two existing wetlands and the applicant proposes to fill one wetland (9,964 sq. ft.) and provide on-site mitigation. Access is proposed via two driveways off Duvall Avenue NE and two driveway cuts off NE 4th Street. There is an additional service vehicle driveway proposed off Duvall Avenue NE. A common parking area with 325 parking stalls is proposed. LOCATION OF PROPOSAL: NE corner of Duvall Avenue NE and NE 4th Street. MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to Temporary Certificate of Occupancy. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$0.52 per square foot of new construction. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. 4. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $113,304.00 (1,510.72 trips x $75 = $113,304.00). This fee is payable prior to issuance of Building Permits. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction Permits. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-97-175,SA-H,ECF APPLICANT: Pacific Associates, Inc.- Marc Wilson/Rich Medved PROJECT NAME: Highland Market Place DESCRIPTION OF PROPOSAL: Proposal for a retail shopping center development including a total building area of 81,249 sq. ft. The proposal consists of a 37,853 sq. ft. QFC Market and an adjacent 15,000 sq. ft. retail anchor and 2,100 sq. ft. for shops. Separate building pads are proposed for a 12,800 sq. ft. building of retail shops, and a 6,500 sq. ft. retail building and 3,500 sq. ft. fast food restaurant oriented toward NE 4th Street. The site includes two existing wetlands and the applicant proposes to fill one wetland (9,964 sq. ft.) and provide on-site mitigation. Access is proposed via two driveways off Duvall Avenue NE and two driveway cuts off NE 4th Street. There is an additional service vehicle driveway proposed off Duvall Avenue NE. A common parking area with 325 parking stalls is proposed. LOCATION OF PROPOSAL: NE corner of Duvall Avenue NE and NE 4th Street. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. BUILDING 1. Area separation is required between buildings. FIRE 1. The preliminary fire flows for the largest building is 4,250 GPM. This requires five fire hydrants and a looped fire main. The primary hydrant is required within 150 feet of the building and the other four hydrants within 300 feet of the building. The rest of the buildings require two hydrants, one within 150 feet of the building and one additional hydrant is required within 300 feet. 2. Sprinklers are required for the QFC/Anchor Building and Retail Shop'A". Separate plans and permits are required by the Fire Department for the sprinkler and fire alarm monitoring system. Sprinklers in any of the other buildings will be based on actual proposed use. PLAN REVIEW Existing Conditions Water-There is an existing 16-inch diameter water line in Duvall Avenue NE stubbed to the northwest property corner. Connection to the existing 12-inch diameter water may be required for fire service to the site. There is also an existing 8-inch diameter water line in NE 4th Street that belongs to another purveyor. No cross connections shall be allowed. Fire flow is modeled at 3800 gpm with a static pressure of 75 psi at the corner of Duvall Avenue NE and NE 4th Street. This model is dated 1994, and does not include additional infrastructure installed with other projects. Sewer -There is an existing 12-inch diameter sanitary sewer in Duvall Avenue NE available to serve the site. Separate side sewers for each building are required. A sanitary sewer extension onto the site to pick up the side sewer connections may be considered. • • Highland Market LUA-97-175,SA-H,ECF Advisory Notes (Continued) Page -2- Storm Drainage -A drainage study and proposed plans per the King County Surface Water Design Manual was submitted with the application. Streets -Full street improvements including, but not limited to, paving, sidewalks, curb & gutter, street signs and street lights are required. Code Requirements Water 1. The System Development Charge shall be at the current rate of$0.113 per square foot of property, net the wetlands, for a fee of$38,437.85. 2. The 16-inch diameter line must be extended the length of the project along Duvall Avenue NE to NE 4th Street. 3. Extension of the existing 12-inch water line in NE 4th Street is required for the frontage of the site. 4. A water main looped around the building site is required and is shown. Sizing shall be determined by fire flow requirements. Sanitary Sewer 1. The System Development Charge shall be at the current rate of$0.078 per square foot of the parcel, net the wetlands, for a fee of$26,532.32. 2. The East Renton Interceptor charge for this parcel will be calculated on the date of payment. The fee as of 12/9/97 is$25,051.89 with interest accumulating daily at a rate of$2.82091. 3. Extension of the East Renton Interceptor is required for the full frontage of the property at some future date but is not necessary to serve this property. A temporary service agreement is required that the owner of the property will participate in their fair share of the costs of extension if needed. 4. Extension of the 8-inch diameter line to provide a manhole on NE 4th for future extension is required. Surface Water 1. The System Development Charge shall be at the current rate of$0.129 per square foot of new impervious surface for a fee of$41,042.38. 2. The proposed drainage control plans and water quality facilities seem to conform to the King County Surface Water Design Manual. Transportation 1. All frontage improvements along Duvall Avenue NE and NE 4th Street including, but not limited to, street lighting, curb, gutter, sidewalk, bike path and paving are required. An additional 12' of roadway pavement is required to match the existing pavement along NE 4th Street. Plan Review- General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. The applicant shall receive approval of a Forest Practices Permit from the Washington State Department of Natural Resources (DNR) prior to clearing trees from the site. CITY OF RENTON HEARING EXAMINER PUBLIC HEARING JANUARY 27, 1998 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING 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: Cedar River Dredging PROJECT NUMBER: LUA-97-192,SP,SM PROJECT DESCRIPTION: City of Renton seeks approval of a 10 year permit for dredging of the Cedar River from Williams Avenue to the mouth of the Cedar River. Project will include levees and/or walls to control flooding during storm events. Location: Between Williams Ave and the mouth of the Cedar River including the area within and adjacent to the river. PROJECT NAME: Highland Market Place PROJECT NUMBER: LUA-97-175,SA-H,ECF PROJECT DESCRIPTION: Proposal for a retail shopping center development including a total building area of 81,249 sq. ft. The proposal consists of a 37,853 sq. ft. QFC Market and an adjacent 15,000 sq. ft. retail anchor and 2,100 sq. ft. for shops. Separate building pads are proposed for a 12,800 sq. ft. building of retail shops, and a 6,500 sq. ft. retail building and 3,500 sq ft. fast food restaurant oriented toward NE 4th Street. The site includes two existing wetlands and the applicant proposes to fill one wetland (9,964 sq. ft.) and provide on-site mitigation. Access is proposed via two driveways off Duvall Avenue NE and two driveway cuts off NE 4th Street. There is an additional service vehicle driveway proposed off Duvall Avenue NE. A common parking area with 325 parking stalls is proposed. Location: Northeast corner of Duvall Avenue NE and NE 4th Street. AGNDA.DOC 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: January 27, 1998 Project Name: Highland Market Place Applicant/ Pacific Associates Inc. Address: do Marc Wilson/Rich Medved 600 108th Avenue NE#343 Bellevue, WA. 98004 Owner/ Tibbott Properties, LLC Address: do Dean Tibbott 17003 NE 28th Place Bellevue, WA. 98008 File Number: LUA-097-175, ECF, SA-H Project Manager: Peter Rosen Project Description: Proposal for a retail shopping center development including a total building area of 81,249 sq. ft. The proposal consists of a 37,853 sq. ft. QFC Market with an adjacent 15,000 sq. ft. retail anchor and 2,100 sq. ft. for shops. Separate building pads are proposed for a 12,800 sq. ft. building of retail shops, and a 6,500 sq. ft. retail building and 3,500 sq. ft. fast food restaurant oriented toward NE 4th Street. The site includes two existing wetlands and the applicant proposes to fill one wetland (9,964 sq. ft.) and provide on-site mitigation. Access is proposed via two driveways off Duvall Avenue NE and two driveway cuts off NE 4th Street. There is an additional service vehicle driveway proposed off Duvall Avenue NE. A common parking area with 325 parking stalls is proposed. Project Location: Northeast corner of Duvall Avenue NE and NE 4th Street sigiejAgE.TTillia .----—A ......_ .•$.1,7,_;:.s.:V. ._.... It- _ . .______ $---- w- • 1 �'J Ie ' III I- i 1 I 1L •- 1 _- ;ill: I''.' :il.!1_lip 1:_y.,,:)' `,.' ,.�z T: i, o- 01 uMpc +ocoy qfr._ JJ — _`_d_1�—i .._— Mi }� oa_ mil 1�0 _ :_._ c� I` t r.—,o• 1 JJ t2_��ta•t`J)' f •"1 d �I f• cam* :..•...1-71:11:. •.�•frr'� .�.�°f '• loin II [I • �c'r� Tp� • City of Renton PB/PW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 2 of 12 B. GENERAL INFORMATION: 1. Owner of Record:: Dean Tibbott, Tibbott Properties, LLC 2. Zoning Designation: Center Suburban (CS) 3. Comprehensive Plan Center Suburban (CS) Land Use Designation: 4. Existing Site Use: Vacant, undeveloped 5. Neighborhood Characteristics: North: Multi-family residential East: Vacant, single-family residential South: Commercial West: Commercial 6. Access: NE 4th Street, Duvall Avenue NE 7. Site Area: 363,071 s.f., 8.34 acres 8. Project Data: area comments Existing Building Area: NA New Building Area: 81,249 s.f. Total Building Area: 81,249 s.f. C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 3553 6/8/81 Comprehensive Plan 4498 2/20/95 Zoning Code 4405 6/7/93 HEXRPT.DOC City of Renton PIErPW Department - Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 3 of 12 D. PUBLIC SERVICES: Utilities: Water: There is an existing 16-inch diameter water line in Duvall Avenue NE stubbed to the northwest property corner. Connection to the existing 12-inch diameter water may be required for fire service to the site. There is also an existing 8-inch diameter water line in NE 4th Street that belongs to another purveyor. No cross connections shall be allowed. Fire flow is modeled at 3800 gpm with a static pressure of 75 psi at the corner of Duvall Avenue NE and NE 4th Street. This model is dated 1994, and does not include additional infrastructure installed with other projects. The System Development Charge shall be at the current rate of $0.113 per square foot of property, net the wetlands, for a fee of $38,437.85. The 16-inch diameter line must be extended the length of the project along Duvall Avenue NE to NE 4th Street. Extension of the existing 12-inch water line in NE 4th Street is required for the frontage of the site. A water main looped around the building site is required and is shown. Sizing shall be determined by fire flow requirements. Sewer: There is an existing 12-inch diameter sanitary sewer in Duvall Avenue NE available to serve the site. Separate side sewers for each building is required. A sanitary sewer extension onto the site to pick up the side sewer connections may be considered. The System Development Charge shall be at the current rate of$0.078 per square foot of the parcel, net the wetlands, for a fee of$26,532.32. The East Renton Interceptor charge for this parcel will be calculated on the date of payment. The fee as of 12/9/97 is $25,051.89 with interest accumulating daily at a rate of $2.82091. Extension of the East Renton Interceptor is required for the full frontage of the property at some future date but is not necessary to serve this property. A temporary service agreement is required that the owner of the property will participate in their fair share of the costs of extension if needed. Extension of the 8-inch diameter line to provide a manhole on NE 4th for future extension is required. Surface Water/Storm Water: A drainage study and proposed plans per the King County Surface Water Design Manual was submitted with the application. The proposed drainage control plans and water quality facilities seem to conform to the King County Surface Water Design Manual. Increased stormwater detention has been required as a SEPA mitigation measure due to downstream flooding/erosion concerns. The System Development Charge shall be at the current rate of $0.129 per square foot of new impervious. 2. Fire Protection: Provided as per City of Renton Ordinance 1 l 3. Transit: Metro Transit Route 11 runs on NE 4th Street 4. Other: Site is located within Aquifer Protection Area Zone 2. HEXRPT.DOC ' 1 City of Renton PiBiPW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 4 of 12 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Zoning Code - 4-31-10.2 Suburban Center Zone 2. Wetlands Management Ordinance- Chapter 32 3. Parking and Loading Ordinance-Chapter 14 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element—Centers —General Policies: Policy LU-82 — Promote the clustering of Center uses and discourage the development of strip commercial areas. Policy LU-89 — Create Centers which support a citywide transit system and encourage pedestrian access. 2. Land Use Element—Centers —Mix and Intensity of Uses: Objective LU-Q — Encourage a wide range and combination of uses, developed at sufficient intensity to maximize efficient use of land, support transit use and create an urban district. 3. Land Use Element—Centers —Site and Building Design: Policy LU-102 — Site and building design and use should be oriented primarily toward pedestrian/people to maximize pedestrian activity and minimize automobile use for circulation within the center. Policy LU-103 — Existing residential and commercial development should be integrated as much as possible through alterations in parking lot design, landscapes, signage, and site plan alterations as redevelopment opportunities occur. 4. Land Use Element—Centers —Circulation and Parking: Policy LU-108 — Vehicular circulation should be internal and access to adjacent streets should be consolidated. 5. Land Use Element—Centers —Center Suburban: Objective LU-T — Develop suburban centers which provide a wide range of consumer goods and services to an area which includes neighborhoods, but is smaller than the entire city. Policy LU-119 — Suburban center sites and structures should be more intensive in design and intensity (e.g. signage; building height, bulk and set-back; landscaping; parking) than with land uses outside the Center. Policy LU-120 —Promote the clustering of community commercial uses and discourage the development of strip commercial areas. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant requests site plan approval fora retail shopping center development which includes a total building area of 81,249 square feet. The proposal consists of a 37,853 square foot QFC Market with an attached 15,000 square foot retail anchor and 2,100 square HEXRPT.DOC • City of Renton P/6iPW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 5 0/12 feet for Shops B' This building is located at the north end of the site and is oriented toward the interior parking area. Separate building pads are proposed for a 12,800 square foot building of retail shops (Shops 74) located on the east part of the site, and a 6,500 square foot retail building and 3,500 square foot fast food restaurant which are oriented toward NE 4th Street. The site includes two existing wetlands along the east side of the site. Wetland A" is situated near the frontage of NE 4th street and is approximately 12,948 square feet on-site and extends off-site to the east. Wetland Wis located north of Wetland A'and is 9,965 square feet. Both of the wetlands have been categorized as Category 3 wetlands according to the City of Renton Wetlands Management Ordinance. The applicant proposes to fill Wetland 'B'(9,964 sq. ft.) and provide on-site mitigation. Access is proposed via two driveways off Duvall Avenue NE and two driveway cuts off NE 4th Street. There is an additional service vehicle driveway proposed off Duvall Avenue NE. A common interior parking area with 325 parking stalls is proposed. The proposal includes a sidewalk for pedestrian circulation that runs north/south across the middle of the parking lot connecting the main QFC anchor to NE 4th Street. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 30, 1997 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The mitigation measures are listed below. A request for reconsideration was received on January 5, 1998, concerning downstream flooding and erosion problems. ERC met on January 13 and after review of the request decided not to reconsider the threshold determination. The appeal period for the SEPA determination ended on January 16, 1998 and no appeals were filed. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated. 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to Temporary Certificate of Occupancy. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a _ safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $0.52 per square foot of new construction. The Fire Mitigation Fee is payable prior to the issuance of Building Permits. 4. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at HEXRPT.DOC City of Renton P/BiPW Department Preominary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175,ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 6 of 12 $113,304.00 (1,510.72 trips x$75 = $113,304.00). This fee is payable prior to issuance of Building Permits. 5. The Construction Mitigation Plan shall be revised to restrict haul hours to between 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. The revised Construction Mitigation Plan shall be submitted for approval prior to issuance of Construction 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 Section 4-31-33 (D.) "The Hearing Examiner and City staff 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:" GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The proposed shopping center is located within the Center Suburban (CS) Comprehensive Plan designation and generally conforms to applicable policies of the Comprehensive Plan and the CS designation. The objective of the CS designation (LU-T) encourages a wide range of consumer goods and services to serve neighborhoods, with a service area smaller than the entire city. Commercial uses should be clustered to discourage development of strip commercial areas (Policy LU-119). Center Suburban sites should be more intensive in design than land uses outside the Center. The building layout of the shopping center has an interior focus, centered around the common parking area. This provides a clustering of the buildings which together with the consolidated driveway entries, distinguishes the proposal from commercial strip development. There are also 2 separate, smaller building pads which are oriented toward - NE 4th Street. This would support pedestrian activity along NE 4th Street. The proposal appears to incorporate a mix of larger anchors and smaller commercial uses which would serve neighborhood needs. HEXRPT.DOC City of Renton P/B✓PW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 7 of 12 (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The following requirements and development standards contained in Section 4-31- 10.2 Center Suburban Zone (CS) of the Zoning Code [adopted June 1993] are applicable to this proposal Permitted Uses The subject site is zoned Center Suburban (CS). The proposed retail and restaurant uses are allowed as primary permitted uses in the CS zone Size-The CS zone limits the maximum gross floor area of any single commercial use on a site to 65,000 gross square feet. The largest use proposed is the QFC anchor which would be 37,853 square feet. Setbacks The CS zone requires a front/street building setback of a minimum of 10 feet and a maximum of 15 feet. In the case of a shopping center with several detached buildings, the code does not specify which or how many buildings must meet the maximum setback requirement.The principal buildings of the shopping center(the QFC anchor and Shops buildings) exceed the maximum setback requirement. However, one of the building pads along NE 4th Street which is proposed for a restaurant or retail use meets the 15 foot maximum setback requirement. There is also a fast-food building pad which is oriented toward NE 4th Street but it is setback approximately 60 feet due to the drive-thru lane. The code allows the reviewing official to modify the maximum setback standard through the site plan review process if the applicant can demonstrate that the site plan meets criteria as set forth in the code. Also, the code specifies that where lots are abutting more than one street, the maximum setback shall apply only to the primary street as determined by the reviewing official. The subject proposal abuts both NE 4th Street and Duvall Avenue NE. The applicant has submitted a letter with rationale for modifying the maximum setback requirement for the other buildings. The letter is attached to the project report. The applicant asserts that the on-site wetlands and necessary location of stormwater facilities preclude further accomplishing the code standard. It also lists project features intended to mitigate for exceeding the maximum setback standard. The site plan criteria for exceeding the maximum setback follows: 1) Orient the development to accommodate the pedestrian and create a pedestrian environment through such measures as; providing pedestrian walkways, encouraging pedestrian amenities and supporting alternatives to Single Occupancy Vehicle (SOV) transportation, and; The applicant has proposed a pedestrian sidewalk through the parking lot to link the main buildings to NE 4th Street. The overall layout of the shopping center would encourage customers to centrally park and walk between stores, creating an internal pedestrian environment consistent with Center policies. According to the applicant's letter, pedestrian benches and a bike rack would be situated by the restaurant and QFC to encourage pedestrian use. 2) Create an attractive and interesting streetscape with a strong and defined streetfront through such measures as; promoting visible landmarks, fostering distinctive architecture, mitigating the visual dominance of extensive and unbroken parking along the streetfront and modifying building orientation to offset large setbacks (e.g. using varied setbacks, locating separate smaller buildings near the streetfront), and; The applicant is proposing to embellish the corner of NE 4th Street and Duvall Avenue NE with pedestrian benches and an art sculpture project. Landscaping along the street frontages would screen the field of parking. The preserved wetland in the southeast corner of the site would create a park-like entry to the development. The building facades are varied to provide visual interest from the street. HEXRPT.DOC • City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 8 of 12 • 3) Promote safety and visibility through such measures as; discouraging the creation of hidden spaces, minimizing conflict between pedestrians and traffic and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The pedestrian sidewalk through the parking lot includes crosswalks where crossing drive aisles and is direct and well-defined to minimize conflicts between pedestrian access and traffic. The Code also allows the Hearing Examiner to modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site plan: 1) due to factors including but not limited to the unique site design requirements or physical site constraints such as sensitive areas or utility easements;or 2) one or more of the criteria would not be furthered or would be impaired by compliance with the maximum setback;or 3) any function of the use which serves the public health, safety, or welfare would- be materially impaired by the required setback. No rear or side/interior setbacks are required for development in the CS zone. Special Setback Requirement - The subject site abuts a R-14 zone along the north boundary of the site and to the east is King County residential zoning. The code requires a minimum 15 foot setback with sight-obscuring landscaping where a CS lot abuts a residential zone. The site plan and landscape plan indicate a 15 foot wide landscape area along the north property boundary planted with Shore Pine trees planted approximately 15 feet on-center. Ivy is proposed as a ground cover. The selected planting of Shore Pines would not provide an adequate visual screen. The pines do not branch low enough to provide an adequate screen at the ground level and the foliage is not consistently dense. Staff recommends the applicant revise the landscape plan to provide a more consistent, dense landscape screen along the north property boundary. Wetlands and the stormwater ponds are located along the east property boundary which abuts residentially zoned property in King County. The Shops A' building is setback approximately 55 feet from the east property line. The wetland mitigation plan indicates an enhanced wetland buffer planting along the east property boundary. The buffer should be intensively planted and include sufficient trees to provide adequate screening from the adjacent property. The landscape plan should include a note referencing the wetland mitigation plan for the landscaping along the east property boundary. Height- The CS zone allows a maximum building height of 50 feet. The proposal complies with the height limit. According to the building elevations, the maximum building height would be the 34 foot 8 inch facade of the QFC building. The flat roofs of the buildings would be 22 feet 6 inches in height. Lot Coverage - Maximum allowable lot coverage for buildings in the CS zone is 65%. The proposal would result in lot coverage of approximately 22% of the lot area, well below the maximum allowed. Parking Requirements - The City's Parking and Loading Ordinance requires shopping centers to provide a minimum of 4 and a maximum of 5 parking spaces per 1,000 square feet of gross leasable area. The proposal includes a total floor area of 81,249 square feet. Thus, a minimum of 325 and a maximum of 406 parking spaces are required by the code. The proposal includes a total of 325 parking spaces which meets the minimum requirement. Landscaping- Lots abutting public streets in the CS zone are required to provide a minimum landscape strip of 10 feet. The proposed site plan complies with the minimum requirement along both NE 4th Street and Duvall Avenue NE. The landscape strips are planted with street trees and an ivy ground cover. The driveway entries include a variety of plantings. HEXRPT.DOC • City of Renton P/SiPW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 9 of 12 The Parking and Loading Ordinance requires that large parking lots over 10,000 square feet in size have a minimum of 5% interior landscaping. The proposal includes 7,459 square feet of interior parking lot landscaping which equates to 5.2% of the parking lot area. The landscape plan (Sheet L-1) includes a legend specifying the selected plantings, quantities, size and spacing. The landscape plan is appropriate for the site and the proposal. Wetlands-The proposal would impact existing wetlands on the site. The applicant has provided a wetlands mitigation plan: The mitigation plan does not provide the required wetland replacement mitigation ratio. This issue is discussed in section (4) below. (3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES; The subject site abuts residential property to the north, a part of the Orchards' development zoned R-14. Property to the east is in King County and zoned residential, it is presently undeveloped or underdeveloped with a single-family residence. The proposal includes sufficient area for the code-required landscape buffers along the property lines abutting residential zoned areas. There are existing commercial uses and commercial zoning to the south and west of the property. The subject proposal would not adversely impact existing or future commercial uses on adjacent properties. The truck loading dock for the QFC is located along the north side of the building, setback approximately 35 feet from the property line. The loading dock would be designed as dock high doors and there would be a wall screening the area below grade which would reduced the visual and noise impacts. The impact would also be mitigated by the 15 foot landscape buffer proposed along the property line. The Orchards'development north of the subject site will have an emergency access road and a wetland buffer area directly across the property line from where the QFC loading docks would be located. Therefore, the loading docks would not have as direct an impact on residential uses. Additionally, the Orchards' is required to install fencing along the common property boundary where lots will be developed with residential uses, further to the east of the loading docks. There would however be some noise impacts associated with truck loading and trash collection on residential development north of the subject site. During the SEPA environmental review process, there were comments submitted and a request for reconsideration of the threshold determination concerning stormwater impacts of the proposed project on downstream flooding and erosion problems. The City of Renton Environmental Review Committee (ERC) evaluated the request for reconsideration on January 13 and decided not to reconsider the Determination of Non-Significance, Mitigated (DNS-M). ERC concluded that the application materials provided adequate disclosure of the existing downstream erosion and flooding problems. ERC had imposed a SEPA mitigation measure as part of the DNS-M requiring stringent stormwater detention release rates in order to mitigate the share of impacts that could be attributed to the proposed development. The existing problems in the drainage basin are due to naturally occurring processes that have been accelerated by the cumulative effects of development within the entire drainage basin. (4) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE; The proposal would create an intensive commercial use on a site which is presently undeveloped and has wetlands and forest. The conversion of the site to a commercial development is not an impact that can be effectively mitigated. However, the proposal and HEXRPT.DOC • • City of Renton P/BiPW Department Prelminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 10 of 12 a commercial development of the site is consistent with and is anticipated by the City's Comprehensive Plan and Zoning Code. The subject site includes two existing wetlands on the subject site. Wetland A is 12,948 square feet on-site and extends off-site to the east. Wetland A is classified as a Palustrine, Forested, Seasonally Flooded (PFOC) wetland. Wetland B is 9,965 square feet and appears to be isolated on the subject site. Wetland B is classified as a Palustrine, Scrub/Shrub, Seasonally Flooded (PSSC) wetland. Both wetlands have been assessed as meeting the definition of a Category 3 wetland according to the City's Wetland Management Ordinance. This categorization is due to the degree that the wetlands have been impacted through past and ongoing land use management practices such as ditching, soil compaction, and outlet modification. Talasaea Consultants has prepared a wetland study and the Conceptual Wetland Mitigation Report. The applicant proposes to fill Wetland B and mitigate with creation of a wetland adjacent to the west edge of Wetland A. The code requires a replacement to loss mitigation ratio of 1.5:1 for Category 3 wetlands. The applicant has requested a modification from provisions of a code requirement that would allow for a reduced mitigation ratio of 1:1 and the site plan submitted provides the 1:1 replacement ratio. The Wetlands Management Ordinance allows the Department Administrator to grant modifications for individual cases whenever there are practical difficulties involved in carrying out the provisions of the Code, subject to provisions of Section 4-32-5.C. The Department Administrator denied the applicant's request for a reduced mitigation ratio. The applicant must revise the site plan to provide the required wetland mitigation ratio of 1.5:1. Alternatively, the code allows (under Section 4-32-6.C.7) an applicant to use a Wetlands Evaluation Technique (or recognized equivalent method)to establish that the functions and values of the impacted wetland are being replaced in lieu of mitigation according to the required replacement ratio. A third party review funded by the applicant is required in this case. If the applicant decides to revise the site plan, it would require approximately 5,000 square feet of additional wetland creation on the site. It appears that this could be accomplished by reducing the size or altering the layout of the Shops "A' building and adding the required mitigation to the existing Wetland "A". This revision of the submitted site plan could be accomplished without needing to significantly alter other aspects of the site plan layout. Therefore, staff recommends a condition that the applicant either provide the require 1.5:1 replacement ratio or submit a mitigation plan using a Wetlands Evaluation Technique (or recognized equivalent method). A minimum 25 foot wide buffer is required around Category 3 wetlands. According to the site plan, it appears that the proposal does not maintain the required 25 foot buffer width from the north delineated edge of Wetland A and around the proposed created wetland. This was brought to the attention of the applicant who has submitted a letter that they intend to maintain the 25 foot required buffer width around Wetland A"and the created mitigation wetland. (5) CONSERVATION OF AREA-WIDE PROPERTY VALUES; The proposed commercial development would conserve or strengthen area-wide property values. The site and building design complements existing development and provides a cohesive shopping center development. (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Vehicular access to the shopping center is proposed via two driveways off NE 4th Street and two driveway cuts off Duvall Avenue NE. There is an additional service vehicle driveway proposed off Duvall Avenue NE. City Transportation staff commented that the south driveway on Duvall Avenue NE should.be eliminated to limit the number of driveway HEXRPT.DOC City of Renton P/S'PW Department _ Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 11 of 12 cuts and turn movements near the intersection. The applicant has submitted a letter proposing to limit access at this driveway to a right turn in and right turn out only. Transportation staff has evaluated the request and has determined the applicant's proposal to be an acceptable compromise. This is conditional upon the installation of c-curb from the intersection left turn lane to a point northerly of the driveway to prevent any attempt at left turns. The c-curb design should be a part of the civil design for the intersection of Duvall Avenue NE and NE 4th Street. Signage should also be provided to restrict exit turning movements at the driveway. The internal circulation on the site is designed in a safe and efficient manner. The layout of the shopping center would encourage customers to centrally park and walk between stores. A pedestrian sidewalk runs north/south through the parking lot to link the main buildings to NE 4th Street. A common parking area with 325 parking stalls is proposed which meets requirements of the Parking Code. The shopping center abuts 2 arterial streets, NE 4th Street on the south and Duvall Avenue NE on the west. Pedestrian connections to adjacent properties would not be practical given the proposed site layout and are not essential given the amount of street frontage. (7) PROVISION OF ADEQUATE LIGHT AND AIR; The proposed building heights, building setbacks and landscaping are appropriate for the provision of adequate light and air on the site. (8) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise, dust and odors would result with construction of the project. These impacts would be mitigated through measures described in the Construction Mitigation Plan and with best management practices. The operation of the shopping center uses is not expected to create harmful or unhealthy conditions. Potential noise impacts of truck loading on adjacent residential uses will be minimal because there will not be residences constructed on adjacent properties directly across from the location of truck loading docks. (9) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE; AND There are adequately utilities and roads available to serve the proposed shopping center. Police and Fire have indicated that adequate resources exist to serve the proposed uses. A previous report section provides further detail concerning availability of public services and facilities. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would serve to prevent neighborhood deterioration and blight by improving an undeveloped parcel with a shopping center that is scaled to serve the neighborhood. The site and building design would complement surrounding development and would improve the aesthetic quality of the area. HEXRPT.DOC City of Renton P/BiPW Department Preliminary Report to the Hearing Examiner HIGHLAND MARKET PLACE LUA-97-175, ECF, SA-H PUBLIC HEARING DATE:JANUARY 27, 1998 Page 12 of 12 H. RECOMMENDATION: Staff recommends approval of the Highland Market Place File No. LUA-97-175, ECF, SA-H subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination, prior to the issuance of a building permit. (2) The applicant shall revise the landscape plan to change the type of planting along the north property boundary to provide a more consistent, dense landscape screen. The revised landscape plan shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. (3) The landscape plan and wetland mitigation plan shall be coordinated along the east property boundary to provide an intensively planted buffer providing adequate screening from the adjacent property. The revised plans shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. (4) The applicant shall revise the site plan to provide the required wetland replacement mitigation ratio of 1.5:1. Alternatively, the applicant may use a Wetlands Evaluation Technique (or recognized equivalent method) to establish that the functions and values of the impacted wetland are being replaced in lieu of mitigation according to the required replacement ratio, consistent with Section 4-32-6.C.7. A final wetland mitigation plan shall be required to meet provisions of Section 4-32-6.H of the Wetlands Management Ordinance. The final wetland mitigation plan shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. 5) The south driveway access on Duvall Avenue NE shall be limited to a right turn in/right turn out only. The applicant shall provide signs indicating a right turn exit only. The applicant shall installation a c-curb from the intersection left turn lane to a point northerly of the driveway to prevent any attempt at left turns. The c-curb design shall be a part of the civil design for the intersection of Duvall Avenue NE and NE 4th Street and shall be subject to the approval of the Development Services Division, prior to the issuance of building permits. Site Plan Approvals (SA): Two (2) years from the final approval (signature) date. HEXRPT.DOC RATIONALE FOR MODIFICATIONS OF MAXIMUM 15-FOOT SETBACK The 6,500 sq. ft. building along N.E. 4th Street has been set 15-foot from the property line to meeting the front yard/street setback requirement. The rationale for the other buildings is described below: 1. The subject property's depth is substantive off both N.E. 4th Street and Duvall Avenue N.E. The existing wetlands at the southeast corner of the property are a condition where the logical location for the extensive storm detention area is adjacent to the wetlands. Together this creates a band of property on the east edge of the site to be retained for storm detention, bio-filtration and wetlands. 2. The major user of the site needs to be situated against that storm detention system to maximize its field of parking between its storefront and N.E. 4th Street and Duvall Avenue N.E.. An advantage of locating that major user against the storm detention system is to block visibility. - - 3. In the case of the Shops "A" building next to the wetlands; the desire is to setback the building sufficiently (from N.E. 4th Street) to allow the wetlands area to create a park-like entry condition at the gateway to the City of Renton for westbound traffic on N.E. 4th Street. 4. The fast food restaurant with the drive-thru has been set as close to the street as functionally possible and we have not placed any parking between the building and the sidewalk. There are sidewalks to both this building and the 6,500 square foot building from the public way creating a direct pedestrian path to the buildings. 5. Pedestrian benches and a bike rack are situated by the restaurant and the QFC to encourage pedestrian use by the surrounding neighborhood. If permitted by the City, we recommend the installation of two benches and a project identifying art sculpture project identification at the immediate corner of N.E. 4th Street and Duvall Avenue N.E. 6. At the Duvall Avenue N.E. frontage, a linear landscape condition exists which will be more intensely planted to provide screening of the field of parking. 7. With respect to the drug store, the necessity of a double drive-thru visible and accessible from Duvall Avenue N.E. requires a substantial setback. CITY OF RENTON MEMORANDUM Date: December 15, 1997 To: Peter Rosen From: Kayren K. Kittrick, Plan Review Subject: Highland Market Place LUA-97-175, ECF, SA EXISTING CONDITIONS WATER There is an existing 16-inch diameter water line in Duvall Avenue NE stubbed to the northwest property corner. Connection to the existing 12-inch diameter water may be required for fire service to the site. There is also an existing 8-inch diameter water line in NE 4th Street that belongs to another purveyor. No cross connections shall be allowed. Fire flow is modeled at 3800 gpm with a static pressure of 75 psi at the corner of Duvall Avenue NE and NE 4th Street. This model is dated 1994, and does not include additional infrastructure installed with other projects. SEWER There is an existing 12-inch diameter sanitary sewer in Duvall Avenue NE available to serve the site. Separate side sewers for each building is required. A sanitary sewer extension onto the site to pick up the side sewer connections may be considered. STORM A drainage study and proposed plans per the King County Surface Water Design Manual was submitted with the application. STREETS Full street improvements including, but not limited to, paving, sidewalks, curb & gutter, street signs and street lights are required. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $0.113 per square foot of property, net the wetlands, for a fee of $38,437.85. 2. The 16-inch diameter line must be extended the length of the project along Duvall Avenue NE to NE 4th Street. 3. Extension of the existing 12-inch water line in NE 4th Street is required for the frontage of the site. 4. A water main looped around the building site is required and is shown. Sizing shall be determined by fire flow requirements. • • __- -s ANITARY SEWER - 1. The System Development Charge shall be at the current rate of $0.078 per square foot of the parcel, net the wetlands, for a fee of$26,532.32. 2. The East Renton Interceptor charge for this parcel will be calculated on the date of payment. The fee as of 12/9/97 is $25,051.89 with interest accumulating daily at a rate of $2.82091. 3. Extension of the East Renton Interceptor is required for the full frontage of the property at some future date but is not necessary to serve this property. A temporary service agreement is required that the owner of the property will participate in their fair share of the costs of extension if needed. 4. Extension of the 8-inch diameter line to provide a manhole on NE 4th for future extension is required. SURFACE WATER 1. The System Development Charge shall be at the current rate of $0.129 per square foot of new impervious surface for a fee of$41,042.38. 2. The proposed drainage control plans and water quality facilities seem to conform to the King County Surface Water Design Manual. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per the ITE manual for the uses as developed. This fee is estimated to be $113,304. The traffic mitigation fee is payable prior to issuance of the building permit. 2. All frontage improvements along Duvall Avenue NE and NE 4th Street including, but not limited to, street lighting, curb, gutter, sidewalk, bike path and paving are required. An additional 12' of roadway pavement is required to match the existing pavement along NE 4th Street. 3. The right turn lane from NE 4th Street to Duvall Avenue NE is heavily traveled and must be maintained in the roadway design. The sidewalk design may be modified to accommodate the turn lane location. 4. The southerly driveway on Duvall Avenue NE will not be allowed. City of Renton code requires minimizing the number of driveways wherever feasible. • The mid-property driveway on Duvall Avenue may be widened to compensate for the loss of the southerly driveway. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. HIMRKPLC.DOC • eekly reports on tee 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 is required prior to Temporary Certificate of Occupancy. 3. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 4. Construction hours shall be limited to between 7:00 a.m. and 7:00 p.m., Monday through Friday, Saturdays as arranged but no hours in excess of the weekday hours, and no Sunday construction. 5. A temporary service agreement for extension of the East Renton Interceptor shall be executed and recorded prior to issue of any permit. CC: Neil Watts HIMRKPLC.DOC • f OPERTY SERVICES FEE REVIEW D6 i.)EVELOPMENT APPLICATION REVIEW SHEET 0 PLAN REVIEW ROUTING SLIP /ENV RONMENTAL;CHECKLIST REVIEW SHEET 0 / ;AI�I•T: C T: F/C A�G l OTHER , ,AN 00 o TT ROP n65/C e RECEIVED FROM 3 j' y — LiRE OF WORK: C� Wok a e GREEN// SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: 0 LEGAL D a SPECIAL A SSES.StifENTS AND CONNECTION FEES ESTIMATED 0 SQUARE FOOTAGE 0 RIPTIOi ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE OICINITY MAP • ❑ .VESTED 0 NOT VESTED ❑ OTHER - 0 This fee review supersedes and cancels fee review 0 dated SUBJECT PROPERTY PIDA /6 73 t?s ��z I 0 PARENT;PIDO(subject to change)_ 7�� 9 S/ King Co.Tax Actd(new) It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. . • The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT . DISTRICT - PARCEL ' METHOD OF : ASSESSMENT ASSESSMENT DISTRICTS ..• . - , NO. NO. ASSESSMENT Latecomer Agreement(pvt) WATER UNITS OR FEE Latecomer Agreement(pot)WASTEWATER : . ••Latecomer Agreement(pvt)OTHER • _ - Special Assessment DistrictfWATER . - - ' 1 Assessment DistricitWASTEWATER 0 p 2 S' 'Joint Use Agreement(1►�TRO) _: 13 ?/ 2,S2C' . Local Improvement District .. . Traffic Benefit Zones ••' ' • •• •:. : • ' , '; • -.•_'-,,. .;•:•. :� - .".. . . .:. .^---- $75.00 PER TRIP,CALCULATED BY TRANSPORTATION .' :t FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE WATER •... #OF:UNITS/ • � ::, ' ❑ Pd Prey: .-•.❑ Partiall Pd td Exem'tion) Never Pd - SDC FEE . Single family residential$850/unit x S ' FIG.; Mobile home dwelling unit$680/unit in park :Apartment;Condo$510/unit not in CD or COR zones x fr1��1 . �F � � 5 Coniniercial/Industrial, $0.113/sq, ft. of property (not less than S850.00)x 3ye)/S'R . / Boeing, R by Special Agreement/Foetprint of Bldg plus 1S ft perimeter ,soo CPM tArandal 3f`T 37, �J SYSTEMDEVELOPMENT CHARGE=WASTEWATER --" • ❑ Pd Prey.. '❑ Partially Pd (Ltd Exemption) ' .'ICI Never Pd • Single family residential dwelling unit$585/unit x Mobile home dwelling unit$468/unit x • Apartment, Condo$350/unit not in CD or COR zones x Coinmercial/Industrial, $0.078/sq. ft. of property (not less than SS85.00)x REDEVELOPMENT CREDIT: 3Y°,I $ 2 S3 Z .�Z. (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) - 11 Never I'd Single family residential and mobile home dwelling unit$385/unit x - .All other_properties$0,129/sq ft of new impervious area of property x _ (not less than ': 85.00) 3/7,4c-1? r `]//,wiz ,338 / - PRELTMiNARY TO AL $ •_ Si natu re of g r of Revtewmg Au ority• � � ` / .,. , DATE c�sb�d- .* CP[ C h° v t- *If subjcctproperty,-:•'''within an LID,its developers responsibility to check with the Finance 1 jUUJ , �i Aepi for paid/un paid status. I." �' � t **The quare•footage figures u'scd arc taken from the King County Assessors map and arc•approxunatc o•nly a/tcmpt■wfcc pp/rab EFFECTIVE July-II,i995/Ord Nos 4506,4507,450(1,.4525,and.4526 ,~ r•r ✓, j • •,^ • Gn � �.� gyp/ : ' • i' PQRTAT 10:1• GAG�Q L`[g“FEE Project Name f-I1tll1avtd Aa✓1(c'l Plaeer Project Address OE e-ov►le y DOVall Av ME Contact Person 1~. a G 1 lati F0 5 $ Address Q FG ea s oci Atff c 0 5e5 414 /(1 . SCpararf Phone Number LI 2 5 - 4 54 - 3 6 2. 1. • hkadi Puce.) to k.e Permit Number L L' -q 7 - 17 5 ev4I.i tCC1 seim eci7e /, . Project Description SI�oPi►�q e_chfcv dtvcioPbut►vl - 1Jotk i c7 /11 21- i' 3-1453 1 QFC eteti. )5,0004 rcfaii "U4diov El 2, /OD 5Li0�5 -- 8LiI1411c1 P"°e4 -fa) otL L. S e 5 to be evaluu tJ Sc,a✓aid . Land Use Type: Method oj Calculation: Gro - (.SSb) ❑ Residential �E/ITE Trip Generation Manual 125,�18 � 10o0 [Retail El Traffic Study 25'70 ❑ Non-retail Cr Other• Zeldil (YLo) - -75.62 Au, 10OD# - 25%priu,4 Calculation: Ntt xe-W 4.Vevait duly tAt,s Gro Rtuti I "31.153)(1z5.4y) (0.25) + ( ,5.00 z.10(15.42) (0.25) = 1510.72 da,ltf V)1o5 At 175 /4-1') ty'� ( 15Io.'12) (. 175 ) = 113 ) 304, 00 Transportation Mitigation Fee: 113 3.04 . °v Calculated by: / V Oat/ Date: I Z A Account Number: 105. 5cq. 3180. 70. 00. Date of Payment PROJECT LUA-97-076, SA, ECF Highland Market Place City of Renton Department of Planning/Building /Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 42 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and should also 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 posting appropriate"No Trespassing" signs on the property while it's under construction (flier attached.) This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED COMPLEX The types of businesses proposed for this complex can be targets for robberies, car theft, and theft from motor vehicle. To prevent these types of crimes from happening on this property, the following recommendations should be followed: All doors in the businesses should-be made of a solid core wood or metal with auxiliary locking devices with latch guards or pry-resistant cylinders around the locks. All doors should have peepholes installed to assist in easy identification of anyone outside the businesses. Install sufficient lighting to provide visibility for the interior and exterior of the businesses and the parking lot. Well-lighted areas enable employees to keep an eye out for suspicious looking persons and it also increases the possibility, in the event of a robbery, that someone outside will be able to see the robbery occurring. Theft from motor vehicle is a common occurring crime in shopping centers such as this. Extra lighting in the parking lot would help deter these incidents from taking place. Page 1 of 2 j PROJECT LUA-97-076, SA, ECF Highland Market Place City of Renton Department of Planning/Building /Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) Install a commercial monitored alarm system throughout all stores, as well as "panic buttons" for the cashiers and personnel in offices. Panic buttons should be placed in strategic locations so not to arouse a robber's suspicions. It is suggested that all doors leading to the outside have the words "Alarmed Door" in red lettering, at least 6" in height placed on the outside of each door to deter any criminals from breaking in at these points of entry. Access to the back of the buildings should be limited, preferably with security fencing. After the businesses close, these areas could become dangerous due to the lack of natural surveillance by business merchants. This area of Renton reports a high number of drug- related activity incidents, such as drug sales in parking lots. It's recommended that some of the landscaping be replaced with chain-link fencing instead or in additional to the landscaping. Because of the lack of visibility around a couple of the businesses, criminals could be tempted to congregate in these areas for drug-related crimes. The use of a private security is recommended during non-business hours to help deter commercial burglary. PAVE. 7 nf`) - City ur Renton Department of Planning/Building/t-uolic Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: '. c COMMENTS DUE: DECEMBER 9, 1997 APPLICATION NO: LUA-97-175,ECF,SA DATE CIRCULATED: NOVEMBER 25, 1997 APPLICANT: Pacific Associates, Inc. PROJECT MANAGER: Peter Rosen PROJECT TITLE: Highland Market Place WORK ORDER NO. 78312 LOCATION: NE corner of Duvall Avenue NE and NE 4th Street SITE AREA 8.34 acres (363,071 sq.ft.) BUILDING AREA(gross): 81,249 sq.ft. BUILDING AREA(new expansion gross): 81,249 sq.ft. SUMMARY OF PROPOSAL: Proposal for a shopping center development including a total building area of 81,249 sq.ft. The proposal consists of a 37,853 sq.ft. QFC Market and an adjacent 15,000 sq.R retail anchor and 2,100 sq.ft. for shops. Separate building pads are proposed for a 12,800 sq.ft. building of retail shops, and a 6,500 sq.ft. retail building and 3,500 sq.ft.fast food restaurant oriented toward NE 4th Street. The site includes two existing wetlands and proposes to fill one 10,000 sq.ft.wetland and provide mitigation. Access is proposed via two driveways off Duvall Avenue NE. There is an additional service vehicle driveway ofi Duvall Avenue NE. A common parking area with 328 parking stalls is proposed.- 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 Ught/Glare Plants ' • Land/Shoreline Use Recreation Utilities Animals Transportation Environmental Health Public Services Energy/ Natural Resources Preservation ura! Preservation Airport Environment 10,000 Feet _ 14,000 Feet j,tw a -&— i'ee/2 B. POLICY-RELATED COMMENTS A „u��, `�/Icc-/ ct 7 t 6 76 6 ,42P- G.�c l� c_zi G TiC � t,7�- ,_.2 2G�-/cC�c�c,� c_.._i v /0 /0-/V7 , �2eu � ���1�, 7 7-7 /c[C7,SCr Q� � / Z2-072- ' 7r 0 , g c;z:-./073--W)fdazo- 70-77-z -7 x--Al---1.-nd .•. / ) 07 . CODE-RELATED COM NTS7 7�/tom j7- f/71,( ` Z.E. . -i,a.d /7'ICu4- ,.ELF ;t,l ek2c- Scc�QL )Olc.e'l-'-}- --A We have reviewed this application with particular attention to those areas!n ich we have expertise and have Identified a e s of r�bable Impact� or area where additional informati•nIs eeded to property assess this proposal • :C QJ!Lc_ wk2 L2t% PJ. � (./f .I`/cU/< J /9 /1 /q7 . G<C Y O‘f ' + CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 4, 1997 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: QFC, NE Duvall & NE 4th St. Fire Department Comments: 1. The preliminary fire flow for the largest building is 4250 GPM. This requires five fire hydrants and a looped fire main. The primary hydrant is required within 150 feet of the building and the other four hydrants within 300 feet of the building. The rest of the buildings require two hydrants, one within 150 feet of each building and one additional hydrant within 300 feet. 2. A fire mitigation fee is required for each of the buildings based on $.52 a square foot for commercial buildings. QFC/Anchor Store building with future expansion - $30,393.48 Restaurant - $3,380.00. Fast food restaurant - $1,820.00 Shop A - $6,656.00 3. Sprinklers are required for the QFC/Anchor Building and Retail Shop A. Separate plans and permits are required for the sprinkler and fire alarm monitoring system. Sprinklers in any of the other buildings will be based on actual proposed use. Please feel free to contact me if you have any questions. Cit, Renton Department of Planning/Building/I•_oric Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CON4Sl rtAcfi(An COMMENTS DUE: DECEMBER 9, 1997 APPLICATION NO: LUA-97-175,ECF,SA DATE CIRCULATED: NOVEMBER 25, 1997 ':ITY OF REN i UN APPLICANT: Pacific Associates, Inc. PROJECT MANAGER: Peter Rosen -—•••rn PROJECT TITLE: Highland Market Place WORK ORDER NO: 78312 t'uV 2 5 1997 LOCATION: NE corner of Duvall Avenue NE and NE 4th Street SITE AREA 8.34 acres (363,071 sq.ft.) BUILDING AREA(gross) 841E49 eq.' . LiIVISION BUILDING AREA(new expansion gross): 81,249 sq.ft. SUMMARY OF PROPOSAL: Proposal for a shopping center development including a total building area of 81,249 sq.ft. The proposal consists of a 37,853 sq.ft. QFC Market and an adjacent 15,000 sq.ft. retail anchor and 2,100 sq.ft. for shops. Separate building pads are proposed for a 12,800 sq.ft. building of retail shops, and a 6,500 sq.ft. retail building and 3,500 sq.ft. fast food restaurant oriented toward NE 4th Street. The site Includes two existing wetlands and proposes to fill one 10,000 sq.ft.wetland an( provide mitigation. Access is proposed via two driveways off Duvall Avenue NE. There is an additional service vehicle driveway o1 Duvall Avenue NE. A common parking area with 328 parking stalls is proposed.- 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 y Aesthetics Water Plants Ught/Glare Recreation .and/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 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 are where additional Information Is needed to properly assess this proposal. 1) /l/�4'/77 I: JI' RESIDENTIAL I' } c I I I 17/ t C \: 1e' •D!TlMT4C04 • . 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RENTON WANTON ..' .1 0 6 I • thIOr' .r.I I I I i ; .,,,.4 PPr I I I I M �` ...-W il la ills IIII IIII • • VECWfY MAP t� • z a. 1 1 1 1 1 ; t• J'— ,\I lilt• 0011111 MILT I 1N.1. - SHEET roEx I I I I L nfiYL111*MOM NO ROW UMW!/lNl ! .a,✓alr......Modal No .,MW.W nw1 I I ! 1 1 1 I ANCHOR 2 OFC ANCH —OR I '�' a lwraaruR,onl NotMuu I I I I 'I = m u •,. �\ u ntda■wlr LVIDO.,etutmotwt I I I I .t} i \) LEGAL oEscRrP K MAW.SIM S a I<10111. 0 Mtbt MM. - PartMD!IMAM IGO L wMI1 IL I,1M,tI y/ ` a IMM AN�IL . 1ly1(J1;_ 11 f 7T � cjfl' i-` i`—?—io .iT III i f - " ' ar"OM�„i s l Fri_ AAFIC I I I I 4 y `�" � MAGI. ..,A.tld d.t."t,1.M Lu 1 I I r'� ^� • 1 .0 11L0111,ti ' �J I I I = U "(r�` g'P' I BASS OF BF.WlOB I r � j ;� �• f i / • I I 1 _ / r.. / j �� I �� •� / �. ` / 1 ., �I ..?ii. I UMW.s.0 r roar cwr,w.or..,u.n Mrs M II I I i' — J k "ry • '" MM..w■01.01401 0� •u,uL la..,n.•.e 1u•,•w■.•M.N. 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N M s• •_•. ✓ • e•u ,r i�-✓. • CIaT OF IfN-NICiv 'PI •rra„fy.r.y,K ••,V MOv(wt4Ml a•.MI 'n••d•••'tlMl a.w..cM.P:M03.I'. iyr•1.•• 1 a.•n:[,•.'1 r a areal ib b r,,,,-?•• '< 4 M l y 1•,aunt.1 wl V�rKyN ft."rJ 1M 1, r wa,•.w• 100 III **************************************************************** City of Renton WA Reprinted: 05/10/99 16 : 16 Receipt **************************************************************** Receipt Number: R9902139 Amount: 500 . 00 05/10/99 16 : 16 Payment Method: CHECK Notation: 55785WOODMANCONS Init: CRP Project #: LUA99-072 Type: LUA Land Use Actions Total Fees: 520 . 13 This Payment 500 . 00 Total ALL Pmts: 500 . 00 Balance: 20 . 13 **************************************************************** Account Code Description Amount 000 .345 . 81. 00 . 0019 Variance Fees 500 . 00 1110 S **************************************************************** City of Renton WA Reprinted: 05/10/99 16 : 17 Receipt **************************************************************** Receipt Number: R9902140 Amount : 20 . 13 05/10/99 16 : 17 Payment Method: CHECK Notation: 60870WOODMANCONS Init: CRP Project #: LUA99-0.72 Type: LUA Land Use Actions Total Fees : 520 . 13 This Payment 20 . 13 Total ALL Pmts : 520 . 13 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 05 .519 .90 .42 . 1 Postage 20 . 13 -rr-�1� - v x ►saw FAIL CoS --Qt\\_-)- ip op i,t-\h\\ x L8 '(�..�s wALL t.J( )_ "l0' A-3O q p• 406 ri I LiII f et. 39 Ex!ST. 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