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Home My WebLink AboutAdministrative Report and Decision_Seattle Pipe Trades Expansion_15-000344DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVEREPORT&DECISIONDECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:March10,2016ProjectName:SeattlePipeTradesExpansionOwner(s):SeattleAreaPlumbingandPipefitters;595MonsterRdSW;RentonWA98055andAshtonCapital/K&MHoldings;1201MonsterRdSW;RentonWA98055Applicant/Contact:SueSoller,SSAConsulting&AndrewClapham&Assoc;3200AlkiAveSW#401;Seattle,WA98116FileNumber:LUA15-000344,ECE,SA-AProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingEnvironmental(SEPA)ReviewandAdministrativeSitePlanReviewforatwo-story,11,825squarefoot,buildingadditionandparkinglotexpansionoftheexistingtwo-storybuildingwhereSeattleAreaPipeTradesandUALocal32arelocated.Theexisting243,017squarefoot(5.53-acre)sitewouldexpandapproximately21,500squarefeettothesouththroughalotlineadjustmentwithabuttingpropertyPID2423049123.BothpropertiesarelocatedintheIndustrialMedium(IM)zone.VehicleaccesstothesiteisprovidedbyMonsterRdSWthroughanaccesseasementatthenorthofthesite.Associatedimprovementsarerelocationofprivateutilitieswheretheadditionisproposedandparkinglotlandscaping.TherearetwoCategory3wetlandsnearthesite.Thesiteislocatedwithinafloodplain,seismichazardarea,andnearsteepslopes.Theapplicantsubmittedwetlandsandbiologicalassessmentsandgeotechnicalanddrainagereports.ProjectLocation:595MonsterRdSW&21,500SFareaintheNEcornerof1201MonsterRdSWSiteArea:6.07acres(264,517squarefeet)ProjectLocationMapAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA5-000344,ECF,SA-AMarch10,2016Page2of19B.EXHIBITS:Exhibit1-17:EnvironmentalReviewCommitteeReport&ExhibitsExhibit18:AdministrativeReport&DecisionExhibit19:ParkingAnalysisPreparedbyRubenkonigPlanningandLandscapeArchitecture,PLLC(datedJuly15,2015)Exhibit20:NeighborhoodDetailMapExhibit21:TreeInventoryPlanExhibit22:TreeRetentionWorksheetExhibit23:ConstructionMitigationDescriptionExhibit24:BuildingElevations(4/30/2015)Exhibit25:LandscapePlanwithBluebeammeasurements0C.GENERALINFORMATION:SeattleAreaPlumbingandPipefitters,1.Owner(s)ofRecord:595MonsterRdSW,RentonWA98055andAshtonCapital/K&MHoldings,1201MonsterRdSW,RentonWA980552.ZoningClassification:MediumIndustrial(IM)3.ComprehensivePlanLandUseDesignation:EmploymentAreaValley(EAV)4.ExistingSiteUse:Anexisting50,540sftwo-storybuildingusedfortraining,associatedoffices,andparking.5.CriticalAreas:Regulatedslopes,seismic,flood,andoneCategory3wetland.6.NeighborhoodCharacteristics:a.North:WarehouseUse(lMzone)bEastExistingIndustrialUse,WarehouseUse,andKingCountyWastewaterTreatmentFacility(IMzone)c.South:OfficeBuildingUse(IMzone)U.West:ExistingBurlingtonNorthernRailroadUse(IMzone)6.SiteArea:6.07acres(264,517sftotalbetween243,017sfat595MonsterRdSWand21,500sffrom1201MonsterRdSWtobepurchased)D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A408609/30/1987AdminReport March10,2016Page3of19E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.b.Sewer:SewerserviceisprovidedbytheCityofRenton.c.Surface/StormWater:Aprivatestormdrainagepipeexistswithinthesite.2.Streets:ThesiteaccessesMonsterRdSWbymeansofaprivateaccesseasement.Thesitehasnodirectfrontageonapublicstreet.3.FireProtection:ProtectionserviceisprovidedbyCityofRentonFireDepartment.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTablec.Section4-2-130:IndustrialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulations3.Chapter4City-WidePropertyDevelopmentStandardsa.Section4-4-040:Fences,Hedges,andRetainingWallsb.Section4-4-060:Grading,ExcavationandMiningRegulationsc.Section4-4-070:Landscapingd.Section4-4-075:Lighting,ExteriorOn-Sitee.Section4-4-080:Parking,LoadingandDrivewayRegulationsf.Section4-4-090:RefuseandRecyclablesStandardsg.Section4-4-095:ScreeningandStorageHeight/LocationLimitationsh.Section4-4-120:TreeRetentionandLandClearingRegulations4.Chapter6StreetsandUtilityStandardsa.Section4-6-030:Drainage/SurfaceWaterStandardsb.Section4-6-060:StreetStandards5.Chapter9ProceduresandReviewCriteriaa.Section4-9-070:EnvironmentalReviewProceduresb.Section4-7-200:SitePlanReview6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay19,2015anddeterminedtheapplicationcompleteonJune3,2015.Theprojecthadbeenputonhold.Theprojectcomplieswiththe120-dayreviewperiod.CityofRentonDepartmentofCommunity&EconomicDevelopmentSEATTLEPIPETRADESEXPANSIONAdministrativeReport&DecisionLUA15-000344,ECF,SA-AAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA5-000344,ECF,SA-AMarch10,2016Page4of192.ThesubmittedlanduseapplicationwasdeterminedcompleteonJune3,2015andisvestedtothecriticalareasregulationsinplacepriortotheupdatedCriticalAreasOrdinanceadoptedinJuly2015.3.Theprojectsiteislocatedat595MonsterRdSW(PID2423049122)andwillinclude21,500squarefeetfromtheNEcornerof1201MonsterRdSW(PID2423049123)throughafuturelotlineadjustment.4.Theprojectsiteiscurrentlydevelopedwithatwo-storyofficeandtrainingfacilityandassociatedimprovementssuchasparkingandlandscapingwhereSeattleAreaPipeTradesandUALocal32arelocated.5.AccesstothesitewouldcontinuetobeprovidedviaMonsterRdSWthroughanaccesseasementatthenorthofthesite(Exhibit20).6.ThesiteislocatedwithintheEmploymentAreaComprehensivePlanlandusedesignation.7.ThesiteislocatedwithintheIndustrialMedium(IM)zoningclassification.8.Thereareapproximately43treeslocatedonsiteoutsideofanywetlandorcriticalareabufferofwhichtheapplicantisproposingtoretainatotalof23trees(Exhibits21and22,TreeInventoryPlan&TreeRetentionWorksheet).9.The595MonsterRdSW(PID2423049122)siteismappedwithregulatedslopes,seismic,flood,andtwoCategory3wetlands.10.Approximately1,672cubicyardsofmaterialwouldbecutonsiteandapproximately554cubicyardsoffillisproposedtobebroughtintothesite(Exhibit10).11.TheapplicantisproposingtobeginconstructioninMay2016andendinJuly2016(Exhibit23).12.Staffreceivedtwopublicagencyletters(Exhibits12and13).TheDepartmentofArchaeologyandHistoricPreservation(DAHP)letterrequiresaDAHPspecificpermitduetotheprojectlocationproximitytoaculturalsite.TheKingCountyWastewaterTreatmentDivision(WTD)letterrequeststhattheCityofRentonsubmitconstructiondrawingsfortheprojectforreviewduringdesigndevelopment.Toaddresscomments,thefollowingreportcontainsanalysisrelatedtoDAHPandWTDrequests.Nootherpubliccommentswerereceived.13.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit17).14.ComprehensivePlanCompliance:ThesiteisdesignatedEmploymentArea(EV)ontheCity’sComprehensivePlanMap.ThepurposeoftheEVdesignationistocreateareasprimarilyusedforindustrialdevelopment,oramixofcommercialandindustrialusessuchasoffice,industrial,warehousing,andmanufacturing,withaccesstotransportationnetworksandtransit.EmploymentAreasprovideasignificanteconomicdevelopmentandemploymentbasefortheCity.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifaMconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisGoalL-M:StrengthenRenton’semploymentbaseandeconomicgrowthbyachievingaVmixofindustrial,hightechnology,office,andcommercialactivitiesinEmploymentAreas.GoalL-N:Sustainindustrialareasthatfunctionasintegratedemploymentactivityareas,,andincludeacoreofindustrialusesandotherrelatedbusinessesandservices,transitfacilities,andamenities.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page5of1915.ZoningDevelopmentStandardCompliance:ThesubjectsiteisclassifiedMediumIndustrial(IM)ontheCityofRentonZoningMap.TheMediumIndustrialzoneimplementstheEmploymentAreaLandUsedesignation.ThepurposeoftheMediumIndustrialZone(IM)istoprovideareasformedium-intensityindustrialactivitiesinvolvingmanufacturing,processing,assembly,andwarehousing.Usesinthiszonemayrequiresomeoutdoorstorageandmaycreatesomeexternalemissionsofnoise,odor,glare,vibration,etc.,butthesearelargelycontainedon-site.Compatibleusesthatdirectlyservetheneedsofotherusespermittedwithinthedistrictarealsoallowedzone-wide.Additionally,withintheEmploymentAreadesignation,anevenwidervarietyofcommercialandserviceusesmaybepermitted.Theprojectproposalcomplieswiththezoneifallconditionsofapprovalareamet:ComplianceIMZoneDevelopStandardsandAnalysisLotDimensions:PerRMC4-2-130Atheminimumlotsize,intheIMzone,is35,000squarefeet.Therearenominimumlotwidthordepthrequirements.StaffComment:ThesiteiscomprisedofaprimarypropertythattheexistingSeattlePipeTradesbuildingislocatedonofapproximately264,517squarefeetattheaddress595MonsterRdSW.Theapplicantisinnegotiationtopurchaseapproximately21,500squarefeetofpropertyfromtheabuttingpropertytothesouth(address1201MonsterRdSW)(Exhibit4).TheareatobepurchasedisproposedaspartofthesurfaceCompliantifparkinglotexpansion.TheSeattlePipeTradessitewillexpandtoapproximatelyconditionof264,517squarefeet(243,017plus21,500)followingalotlineadjustmentandthe1201approvalisMonsterRdpropertywilldecreaseinsizetoapproximately325,238squarefeetmet(346,738minus21,500).Bothpropertiesinvolvedinafuturelotlineadjustmentwouldexceedtheminimum35,000squarefootlotsizefortheIMzone.Thesubjectproposalistoexpandtheexistingparkingareaacrossexistinglotboundariesandrequiresalotlineadjustment.Alotlineadjustmenthasnotbeenappliedforasofthedateofthisreport..Therefore,staffrecommendsasaconditionofapprovalthattheapplicantapplyforandreceiveanapprovedlotlineadjustmentpriortobuildingpermitissuance.Setbacks:PerRMC4-2-130AtheIMzoningclassificationrequiresaminimumfrontyardandsideyardalongastreetsetbackof20feetalongprinciplearterials.A15-footsetbackisrequiredalongotherstreets,except50feetifthelotabutsorisadjacenttoaresidentialzone.Thereisnointeriorsideorrearyardsetbacksexcept50feetifthelotabutsorisadjacenttoaresidentialzone.Therearenomaximumsetbacksrequired.StaffComment:Thesubjectsitehasnostreetfrontagesandisnotabuttingor“adjacenttoaresidentialzone(Exhibit20).Therefore,therearenosetbackrequirementsandtheproposalmeetsthesetbackcriteriafortheIMzone.ThesetbacksfortheproposedbuildingadditionareidentifiedonExhibit6,withthenorthpropertylinesetbackapproximately162feet,theeastpropertylinesetbackapproximately75feet,thewestpropertylinesetbackapproximately139feet,andsouthpropertylinesetbackapproximately47feet.Theexistingsetbackswouldincreasethroughthementionedlotlineadjustmentthatwouldincreasethepropertylineboundariesinasoutherlydirection(Exhibit4).BuildingHeight:PerRMC4-2-130AtherearenomaximumbuildingheightVrequirementsintheIMzone.StaffComment:ThereisnomaximumheightrequirementfortheIMzone.TheheightAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page6of19oftheproposedtwo-storyadditionisapproximately34feettothetopofthebuildingparapet(Exhibit24).BuildingStandards:PerRMC4-2-130AtherearenomaximumlotcoveragerequirementsforbuildingsintheIMzone.StaffComment:ThereisnomaximumlotcoveragerequirementfortheIMzone.Theproposedadditionhasafootprintofapproximately6,047squarefeet(Exhibit8).Thenewbuildingfootprintwouldbe33,409squarefeet(27,362squarefeetexistingplus6,047squarefeetproposed).Ontheexisting243,017squarefootlot,thebuildingcoveragewouldbeapproximately13.5percent.Lotcoveragewoulddecreaseoncethelotlineadjustmentoccursandincreasesthesizeofthesite.Landscaping:TheCity’slandscaperegulationsRMC4-4-070arebrokenintotheseseparateareas:AlongStreets:Tenfeetofon-sitelandscapingisrequiredalongallpublicstreetfrontages,withtheexceptionofareasforrequiredwalkwaysanddrivewaysandthosezoneswithbuildingsetbackslessthantenfeet.Inthosecases,tenfeetoflandscapingshallberequiredwherebuildingsarenotlocated.PerimeterParkingLot:Parkingareasshallhaveaminimumoftenfeetinwidthoflandscapingasmeasuredfromthestreetright-of-way.InteriorParkingLot:Surfaceparkinglotswith14ormorestallsshallbelandscaped.Thereshallbenomorethan50feetbetweenparkingstallsandinteriorparkinglotlandscapearea.StreetRight-of-Way:AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayapprovalisareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.metWherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.StaffComment:Thesitedoesnotfrontpublicright-of-waysonoright-of-waylandscapingorlandscapingalongastreetisproposed.Theareaofworkisinthesouthernportionofthesitewheretheexpandedbuildingfootprintwillbelocatedandadditionalparkingareacreated(Exhibit6).Newlandscapingproposedincludesperimeterparkinglotlandscapingaroundthesouthernborderofthesite,interiorparkingarealandscaping,andlandscapingnearthebuilding(Exhibit6).Theproposedperimeterlandscapingalongthesouthernborderrangesfromapproximately5to8feetinwidthwithapproximately5,730squarefeetofperimeterlandscaping(Exhibit25).Alongastreetright-of-way,perimeterparkinglotlandscapingisrequiredtobe10feetbuttheproposalisnotalongastreetandthereforethereisnominimumwidth.Theperimeterlandscapingisproposedasamixofkinnikinnickandsalalforgroundcover,yellowandredtwigdogwoods,viburnum,burningbush,andlaurelforshrubs,andredmaple,douglasfir,andredcedarfortrees.Thetreeplantingsizesproposedare2-inchdiameteratbreastheightforthedeciduousredmapleand6feetheightforthetwoconifertrees.Fortheapproximate5,730square-footperimeterlandscapingarea,oneshrubisrequiredper20squarefeet,AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page7of19therefore287shrubsarerequiredfortheplantedarea.Theproposalidentifiesapproximately108shrubsintheperimeterparkingareaanddoesnotmeettheminimumamountofshrubsrequired.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantprovideadetailedlandscapeplanthatprovidesaminimumofoneshrubforeach20squarefeetofperimeterparkingarealandscapingintheproposedareaofwork,tobesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoissuanceoftheconstructionpermit.Additionally,upto50percentoftheshrubsmaybedeciduous.Theproposedinteriorparkinglotlandscapingisapproximately5,000squarefeetoflandscapingforthe69parkingstallsthatwouldbeimprovedaspartoftheproject(Exhibit25).Thisisapproximately72squarefeetoflandscapingperparkingstallandtheproposalexceedstheminimumof25squarefeetperparkingspaceasrequiredforparkingareasof51to99stalls.Allinteriorparkinglotlandscapingareasareaminimumof5feetinwidth.Theproposedmixofplantingsisthesameastheperimeterparkingareamixwiththeadditionofgrasslawnasanadditionalgroundcoverandcallerypeartreesasanadditionaldeciduoustree.Thetreeplantingsizesare2-inchdiameteratbreastheightforthedeciduousredmaple,1%diameteratbreastheightforthedeciduousforthecallerypear,and6feetheightforthetwoconifertrees.Thepeardiameterdoesnotmeettheminimum2-inchdiameterplantingsize.Fortheapproximate5,000square-footinteriorlandscapingarea,oneshrubisrequiredper20squarefeet,therefore250shrubsarerequiredfortheplantedarea.Theproposalidentifiesapproximately53shrubsintheinteriorparkingareasanddoesnotmeettheminimumamountofshrubsrequired.Interiorparkinglotlandscapingrequiresthattherebenomorethan50feetbetweenparkingstallsandinteriorparkinglotlandscapearea.Thetworowsofstallsthatparallelthenewaddition’slongfaçadedonothaveinteriorparkinglotlandscapingwithin50feetofeachstall.Onenewplantingislandinthemiddleofeitheroftherowsisneededtomeettheminimumstandard.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantprovideadetailedlandscapeplanthatprovidesaminimumofoneshrubforeach20squarefeetofinteriorparkingarealandscapingandthatallstallsbewithin50feetdistanceofintheproposedareaofwork,tobesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoissuanceoftheconstructionpermit.Additionally,upto50percentoftheshrubsmaybedeciduous.Otherlandscapingmadeupofthesamemixesforthelandscapingareasareproposedalongthebuildingandexpansionareaandaroundtheinternalpathwaysthatconnecttheparkingareastothebuildingonthesouthwestandnortheastcornersofthebuilding.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinanon-residentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnonnativetrees.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page8of19PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.StaffComment:Thesitehas43significanttreesnotlocatedwithinthewetlandorwetlandboundaryareas.Theproposalistoremove20treesandretain23trees(Exhibits21and22).Anadditional20treesareproposedtobeplantedonthesite(Exhibit6).Aminimumof5treesarerequiredtoberetainedandtheapplicantisexceedingthisrequirementbyretaining23treesandbyplantingadditionaltrees.Noreplacementtreesarerequired.Screening:RMC4-4-095hasstandardrequirementsforsurfacemountedequipmenttobescreenedfrompublicviewandstandardsforroof-topequipmentthatshouldbesimilarlyscreenedfromview.Shieldingshallconsistofroofwells,clerestories,parapets,wallsorenclosuresasdeterminedbytheAdministratortomeettheintentoftherequirement.StaffComment:Thebuildingisawayfrompublicviewandhasnostreetfrontage.ThecloseststreetfrontageisMonsterRdSWapproximately600feetindistancefromtheclosestfaçadeofthebuilding.TheadditionisproposedwiththreeHVACunitslocatedontheroof(Exhibit24).TheHVACunitswouldextendabovetheparapetapproximately3feet.Thescreeningsareproposedasaluminumlouveredrooftopscreeningtomatchexistingbuildingscreencolors.StafffindsthattheproposedscreeningsmeettheintentofthecodeinthattheHVACunitswouldnotbevisiblefromthegroundlevel.Parking:Theparkingregulations,RMC4-4-080,requireaspecificnumberofoff-streetparkingstallsforbicyclesandvehiclesunlessexemptfromtherequirementandrequirementsfordriveaislewidthsandparkingstallsizes.Formixedoccupancies,with2or3differentusesinthesamebuilding,thetotalrequirementsforoff-streetparkingfacilitiesshallbethesumoftherequirementsfortheseveralusescomputedseparately.Bicycleparkingisrequiredfornon-residentialdevelopmentsthatexceed4,000grosssquarefeetofarea.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewvdrivewaysmaybeamaximumof30feetinwidthatthepropertylineandshallnotexceed40%ofthestreetfrontage.Maximumdrivewayslopesshallnotexceed15percent;provided,thatdrivewaysexceeding$percentshallprovideslotteddrainsatthelowerendwithpositivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.Parking:Thefollowingparkingstallratiowouldbeapplicabletothesite:Use—TradeorNumberofRequiredvocationalRatioEmployeesandSpacesschoolsStudentsAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page9of19Aminimumandmaximumof;peremployeeplus1forevery3student27Employeesroomingunits,plus0.594Studentsspaceforeveryfull-timeNobusserviceMinimumstudentnotresidingonisprovidedtoandVehiclecampus.Inaddition,iftheschool,maximumbusesfortransportationofthereforetheof74studentsarekeptatthebusparkingspacesschool,1off-streetparkingrequirementsspaceshallbeprovidedforarenoteachbusofasizeapplicablesufficienttoparkeachbus..10%oftherequirenumberBicycle7.4ofparkingspacesStaffComment:Theexistingsitecurrentlyhasatotalof164parkingspaces(110standard,48compact,and6ADA).Aftertheconstructionoftheproposedaddition,theprojectsitewouldhaveatotalof176spaces(120standard,48compact,and8ADA).Theminimumandmaximumnumberofpermittedspacesis74.Theprojectsitecurrentlyprovidesmorethanthemaximumnumberofpermittedspacesandtheproposedbuildingexpansionwouldresultintheadditionof12newspacesontheprojectsite.Toprovideanadditionof12newparkingspacestoasitethatcurrentlyexceedsthemaximumnumberofspacespermittedrequirestheapprovalofaModificationtotheParkingRegulationsinaccordancewithRMC4-9-250D.Staffrecommends,asaconditionofapproval,thattheapplicantsubmitamodificationrequest,inaccordancewithRMC4-9-250D,toexceedthemaximumnumberofparkingspacespermittedontheprojectsite.ThemodificationrequestshallbesubmittedtotheCurrentPlanningProjectManageratthetimeofBuildingPermitreviewforreviewandapproval.Anyadditionalparkingspacesthatarenotapprovedviathemodificationprocessshallbeconvertedtolandscaping.TheLandscapePlantingPlan(Exhibit6),identifiestwobikerackswithroomforatotalof18bicycleparkingspaces.Thebikeracksareproposedonthenorthandsouthsidesofthebuildingandwouldbeeasilyaccessibletoemployees.Theproposalfor18bicyclespacesexceedstheminimumof7requiredspacesandthereforecomplieswiththebicycleparkingrequirements.Signs:TheapplicantwouldberequiredtocomplywiththesignagerequirementsoutlinedinRMC4-4-100atthetimeofsignapplication.N/AStaffComment:Nonewsignageisproposedasthebuildingadditionisontherearsideoftheexistingbuilding.Anynewsignagewouldrequireaseparatebuildingpermit.. .RefuseandRecyclables:TheRefuseandRecyclablesstandardsRMC4-4-090provideCompliantifConditionofminimumrequirementsforrefuseandrecyclablesdepositareas.developments,aApprovalisminimumoftwo(2)squarefeetpereveryonethousand(1,000)squarefeetofmetbuildinggrossfloorareashallbeprovidedforrecyclablesdepositareasandaminimumoffour(4)squarefeetperonethousand(1,000)squarefeetofbuildingAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page10of19grossfloorareashallbeprovidedforrefusedepositareas.Atotalminimumareaofonehundred(100)squarefeetshallbeprovidedforrecyclingandrefusedepositareas.RefuseandrecyclablesdepositareasarerequiredtobescreenedinaccordancewithRMC4-4-090C.StaffComment:Informationregardingtherefuseandrecyclablesdepositareawasnotincludedwiththesiteplanreviewapplication.Staffrecommends,asaconditionofapproval,thattheapplicantdemonstratecompliancewiththeRefuseandRecyclingstandards(RMC4-4-090)includingscreening(RMC4-4-090C)atthetimeofBuildingPermitreview.16.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.StaffComment:ThesiteiswithintheSeismicHazardareaandtheproposedareaofworkonthesouthportionofthepropertyisnearsensitiveandprotectedslopes(Exhibit2).AGeotechnicalEngineeringStudy,preparedbyGeotechConsultantsmc,datedDecember9,2014,wassubmittedwiththeprojectapplication(Exhibit3).Thetopographyofthebuildingadditionareaandparkinglotexpansionisrelativelyflat.Theproposednewparkingareaisundeveloped,mostlycoveredwithgrass,brush,andanabandonedrailroadspur.Thenewparkingareaissomewhatflatwithaminorslopeatthesouth.TheslopecontinuestorisetothesouthandbasedonCityofRentonmapping,itappearsthesloperises10to20feetataninclinationbetween15and40percent.Noworkisproposedwithintheprotectedslopeareawith40percentorgreatergradient(Exhibit6).CompliantifSEPATheGeotechnicalEngineeringStudystatesthat,basedonsoilboringsconducted,theMitigationsoilsonsiteconsistofsandymaterials.Slopeswithsandysoilandinclinationsof15toMeasureis40percentareconsideredamediumriskforlandslides.Noindicationsofinstabilityofmettheslopeneattheproposedparkingareaexpansionwereobserved.Noworkisproposedinareaswithslopes40percentorgreater.Itistheprofessionalopinionoftheengineerthattheconstructionoftheproposedparkingareaasproposedissuitable(Exhibit3,page3).TheGeotechnicalEngineeringStudyprovidesrecommendationsforworkforrockeries,excavationsandslopes,pavementareas,generalearthworkandstructuralfill.Aspecialrecommendationforarockeryalongthesouthernedgeoftheproposedparkinglotexpansionisprovidedasitispartlywithinasensitiveslopedarea.TheGeotechnicalStudyrecommendsthata4-footabovegraderockery/retainingwallcouldbeconstructedalongtheslopedarea(Exhibit3,Plate5).Duetotheprojectsite’slocationwithinaseismichazardareaandnearsensitiveandprotectedslopes,theEnvironmentalReviewCommitteeimposedasaSEPAmitigationmeasurethattheprojectconstructioncomplywiththerecommendationsprovidedinthesubmittedGeotechnicalEngineeringStudy,preparedbyGeotechConsultantsmc,datedDecember9,2014(Exhibit3).Anyrockerywall4feetorgreaterfromthefoundationtotopofwallrequiresaseparatepermit.IfarockeryisproposedalongthesoutherlyAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA1S-000344,ECF,SA-AMarch10,2016Page11of19slopetallerthanthe4-footheightabovegroundrecommendationintheGeotechnicalReport,anupdatedGeotechnicalReportshallberequired.Floodplain:Theprojectsiteislocatedwithinthe100-yearfloodzone.InaccordancewiththeFloodplainRequirementsasadoptedintheCriticalAreasRegulations,RMC4-3-050,developmentproposalsandotheralterationsshallnotreducetheeffectivebasefloodstoragevolumeofthefloodplain.Ifgradingorotheractivitywillreducetheeffectivestoragevolume,compensatorystorageshallbecreatedonthesite.StaffComment:Theprojectislocatedwithinthe100-yearfloodzone(Exhibit9).ATechnicalInformationReport(TIR)wassubmittedwiththeprojectapplication,preparedbyNovadyneCivilEngineers,datedApril22,2015(Exhibit7).TheTIRstatesthatthesitewillbegradedtominimizeimpactwithinthefloodplain.Thesubmittedgradinganddrainageplanidentifiesthatapproximately1,118cubicyardsofnetsoilswouldberemoved(Exhibit10).TheTIRfurtherstatesthattheparkingareaexpansionwouldminimizeimpactstotheexistingfloodplainandwouldnotreducetheeffectivestoragevolumewithinthefloodplain(Exhibit8,page1).TheapplicantsubmittedaBiologicalAssessment,preparedbyJ.S.JonesandAssociatesmc,datedNovember4,2015(Exhibit11)asrequiredforprojectslocatedwithinafloodplain.Theassessmentaddressesfederallylistedwildlife.Thereportassessesthelevelofuseoftheproposedprojectareabythelistedspecies,effectofCompliantiftheproposedprojectonlistedspeciesprimaryfoodstocks,preyandforagingareas,SEPAaswellasimpactsfromproposedconstruction.ChinookSalmonandSteelheadfishMitigationarelocatedintheprojectarea.TheprojectisnotinlocatedwithincloseproximitytoMeasureistheBlackandGreenRiversandisseparatedbyexistingdevelopment,railroadtracks,metandstreets.AccordingtotheBiologicalAssessment,Thedeterminationinthereportisthatthesubjectprojectwillhave“noeffect”onChinookSalmonandSteelhead.Theassessmentconcludesthattheproposedprojectwillalsohave“noeffect”onessentialfishhabitat.Threepriorityhabitatsarelocatedwithintheproposalarea,on-siteandoff-site(Exhibit11,page10).TheBiologicalAssessmenthasdeterminedthatnoimpactswouldoccurtothethreehabitats.Theassessmentstatesthatthreeconservationmeasureswouldbepartofsitedevelopmentforpotentialimpactstothehabitats.Thesemeasuresincludeasedimentanderosioncontrolplan,aspillresponseplan,andadelineationofthe25-footwetlandbuffersthatwillbesignedtoidentifythecriticalarea(Exhibit;;,page10).Thenortherlyon-siteWetlandBisalreadyfenced.WetlandAwouldnotbelocatedontheprojectsitefollowingthelotlineadjustment.WetlandAisnotcurrentlyphysicallydelineatedalongthebufferboundaryorsigned.Therefore,theEnvironmentalReviewCommitteeimposedaSEPAmitigationmeasurerequiringthatthe25-footwetlandbufferfortheWetlandA,locatedonPlO2423049123bedelineatedwithapermanentsplit-railfenceandsignagethatidentifiesthecriticalareaasrecommendedinthesubmittedBiologicalAssessment(Exhibit11).Wetlands:Threewetlandsareidentifiedonornearthesite.OnewetlandexistsoffsitetothewestintheCityofTukwilaandisseparatedfromthesubjectpropertybyvthepresenceofanactiverailway.TheothertwowetlandsareidentifiedasWetlandAandWetlandB(Exhibit5).ThesubmittedlanduseapplicationisvestedtothecriticalareasregulationsinplacepriortotheupdatedCriticalAreasOrdinance__ _ _ __ _ _ _ __ _ _regulationsadoptedinJuly2015.WetlandsAandBareclassifiedasCategory3AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA5-000344,ECF,SA-AMarch10,2016Page12of19wetlands.Category3wetlandsrequireda25-footbuffer.StaffComment:TheapplicantsubmittedawetlandreconnaissanceanddelineationreportpreparedbyWetlandsResourcesInc.datedSeptember8,2014withtheapplication(Exhibit5).Noimpactstoidentifiedwetlandsortheirbuffersareproposed(Exhibit5,page8).WetlandAislocatedinthenorthernportionofparcel2423049123andWetlandBislocatedinthenorthwestportionofparcel2423049122.WetlandAisapproximately0.75acresandWetlandBisapproximately2.3acres.Thecriticalareasreportstatesthatgiventhehighlevelofhistoricaldisturbanceandhuman-relatedhydrologicalterationssuchasdiking,bothwetlandsareratedasCategory3wetlands.Category3wetlandsrequirea25-footbuffersasidentifiedonthesubmittedsiteplan(Exhibit6).TheEnvironmentalReviewCommitteedidnotimposeanyadditionalSEPAmitigationontheproposalregardingthewetlands.17.SitePlanReview:PursuanttoRMC4-9-200.B,SitePlanReviewisrequiredfordevelopmentintheMediumIndustrial(lM)zoningclassificationwhenitisnotexemptfromEnvironmental(SEPA)Review.ForMasterPlanapplicationscompliancewiththereviewcriteriaforSitePlansareanalyzedatagenerallevelofdetailtoensurenothingwouldprecludethedevelopmentoftheSitePlan.GivenSitePlanapplicationsareevaluatedforcompliancewiththespecificrequirementsoftheRMC4-9-200.E.3thefollowingtablecontainsprojectelementsintendedtocomplywithlevelofdetailneededforboththeMasterandSitePlanrequests:ComplianceSitePlanCriteriaandAnalysisCompliantifa.ComprehensivePlanComplianceandconsistency.ConditionsofApprovalStaffComment:SeepreviousdiscussionunderFOF14,ComprehensivePlanAnalysis.areMetCompliantifb.ZoningComplianceandConsistency.ConditionsofApprovalStaffComment:SeediscussionunderFOF15,ZoningDevelopmentStandardareMetCompliance.c.DesignRegulationComplianceandConsistency.N/AStaffComment:DesignstandardscomplianceisnotapplicabletodevelopmentintheIMzone.N/Ad.PlannedactionordinanceandDevelopmentagreementComplianceandConsistency.e.OffSiteImpacts.Structures:Restrictingoverscalestructuresandoverconcentrationofdevelopmentonaparticularportionofthesite.,-StaffComment:Therearewetlandareassurroundingtheprojectsitetothenorth,west,andsouth.Theconcentrationofdevelopmentontheeasternandsouthernportionoftheprojectsiteisappropriateandallowsfortheprotectionoftheseexistingwetlandareas.Theproposedadditionislocatedalongtheeastfaçadeoftheexistingbuilding.At11,814squarefeet,theadditionissignificantlysmallerthantheexisting53,400squarefootstructure.Theproposedadditionis2storiesand57.4feetinheight.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA1S-000344,ECF,SA-AMarch10,2016Page13of19Theheightanddesignoftheproposedadditionisinkeepingwiththeoriginalheightanddesignoftheexistingbuilding.Therefore,itisnotanticipatedthattheproposedadditionwouldresultinanoverscalestructureandtheoverconcentrationofdevelopmentontheprojectsite.Circulation:Providingdesirabletransitionsandlinkagesbetweenuses,streets,walkwaysandadjacentproperties.StaffComment:AccesstothesitewouldbemaintainedviatheexistingaccesseasementovertheabuttingpropertytothenorthtoMonsterRoadSW.Onceonthesite,vehicularaccesscirculatesaroundtheperimeterofthebuildinginasurfaceparkinglot.Toaccommodatetheproposedaddition,theexistingsurfaceparkinglotwouldextendtothesoutheastovertheneighboringpropertyline(seepreviousdiscussionaboveunderFOF15).TheexpansionoftheexistingparkinglotallowsforvehicularaccesstocontinuetocirculatearoundtheperimeterofthebuildingandbackouttoMonsterRoadSWviatheaccesseasement,whichisadesirablecirculationpatternforthistypeofindustrialdevelopment.LoadingandStorageAreas:Locating,designingandscreeningstorageareas,utilities,rooftopequipment,loadingareas,andrefuseandrecyclablestominimizeviewsfromsurroundingproperties.StaffComment:SeeFOF15,ZoningDevelopmentStandards:ScreeningandRefuseandRecyclables.Views:Recognizingthepublicbenefitanddesirabilityofmaintainingvisualaccessibilitytoattractivenaturalfeatures.StaffComment:Theproposedadditionis2storieswithaheightof57.4feetandisinkeepingwiththeexistingheightofthemainstructure.Itisnotanticipatedthattheproposedadditionwouldhaveanegativeimpactonviewstosurroundingproperties.Landscaping:Usinglandscapingtoprovidetransitionsbetweendevelopmentandsurroundingpropertiestoreducenoiseandglare,maintainprivacy,andgenerallyenhancetheappearanceoftheproject.StaffComment:SeediscussionunderFOF15ZoningDevelopmentStandard:Landscaping.Lighting:Designingand/orplacingexteriorlightingandglazinginordertoavoidexcessivebrightnessorglaretoadjacentpropertiesandstreets.StaffComment:Alightingplanwasnotprovidedwiththeapplication;thereforestaffrecommends,asaconditionofapproval,thatalightingplanbeprovidedatthetimeofbuildingpermitreviewforreviewandapprovalbytheCurrentPlanningProjectManager.f.OnSiteImpacts.StructurePlacement:Provisionsforprivacyandnoisereductionbybuildingplacement,spacingandorientation.VStaffComment:Theproposedadditionwouldbeconstructedontheeastfaçadeoftheexistingbuilding.Theeastfaçadefacesexistingwetlandbufferareaaswellasthesideandrearyardsofexistingsurroundingindustrialdevelopment.Itisnotanticipatedthattheconstructionoftheadditionwouldhaveanadverseimpactonprivacyornoisetosurroundingproperties.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page14of19StructureScale:Considerationofthescaleofproposedstructuresinrelationtonaturalcharacteristics,viewsandvistas,siteamenities,sunlight,prevailingwinds,andpedestrianandvehicleneeds.StaffComment:AspreviouslydiscussedaboveunderFOF17OffSiteImpacts:Structures,theareaoftheproposedadditionissignificantlysmallerthantheareaoftheexistingstructure.Inaddition,theheightoftheadditionwouldbeinkeepingwiththeexistingheightoftheexistingstructure.Theadditionhasbeensitedtoreduceimpactsontheexistingwetlandandbufferareas.Therefore,itisanticipatedthatthescaleoftheadditionwouldbeappropriateontheprojectsiteinrelationtopreservationofnaturalcharacteristics,protectionofviewsandvistas,sunlight,andvehicularneeds.NaturalFeatures:Protectionofthenaturallandscapebyretainingexistingvegetationandsoils,usingtopographytoreduceunduecuttingandfilling,andlimitingimpervioussurfaces.StaffComment:AspreviouslydiscussedaboveunderFOF16,theadditionareahasbeensitedtoprotectexistingcriticalareasonandaroundtheprojectsite.Landscaping:Useoflandscapingtosoftentheappearanceofparkingareas,toprovideshadeandprivacywhereneeded,todefineandenhanceopenspaces,andgenerallytoenhancetheappearanceoftheproject.Landscapingalsoincludesthedesignandprotectionofplantingareassothattheyarelesssusceptibletodamagefromvehiclesorpedestrianmovements.StaffComment:SeeFOF15,ZoningDevelopmentStandard:Landscaping.g.AccessLocationandConsolidation:Providingaccesspointsonsidestreetsorfrontagestreetsratherthandirectlyontoarterialstreetsandconsolidationofingressandegresspointsonthesiteand,whenfeasible,withadjacentproperties.StaffComment:Nochangesareproposedtotheexistingaccesstotheprojectsite.AccesswouldremainoffofMonsterRoadSWviaanexistingaccesseasementoverthepropertytothenorth.InternalCirculation:Promotingsafetyandefficiencyoftheinternalcirculationsystem,includingthelocation,designanddimensionsofvehicularandpedestrianCompliantaccesspoints,drives,parking,turnarounds,walkways,bikeways,andemergencyifConditionaccessways.ofApproval.....StaffComment:Theexistingsurfaceparkinglotanddriveaisleisbeingshiftedtotheismetsoutheasttoaccommodatetheproposedaddition.Thisshiftingoftheparkinglotallowsthevehicularcirculationpatternaroundtheperimeterofthebuildingtoremain.Nootherchangestointernalcirculationareproposed.Pedestrianwalkwayswouldbeprovidedaroundthemainbuildingentrancealongthesouthbuildingfaçade.Duetotheindustrialnatureoftheexistingandsurroundingdevelopment,pedestrianactivityisnotanticipatednor,duetosafetyconcerns,isitdesiredtosurroundingproperties.Thereisasmallsectionoflandscapingthatappearstobeseparatingthebikerackontheeastsideofthebuildingandthewalkwaytotheparkingstalls.Thiswalkwayshouldbeconnected.Thebikerackmayneedtobeadjustedtoaccommodatethepedestrianconnection.Staffrecommends,asaconditionofapproval,thatthe_ _ __ _ __ _ __ _landscapingseparatingthewalkwaysontheeastsideofthebuilding(nearthebikeAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page15of19rack)beeliminatedtoallowthesewalkwaystobeconnected.LoadingandDelivery:Separatingloadinganddeliveryareasfromparkingandpedestrianareas.StaffComment:Theloadinganddeliveryareasarelocatedalongthenorth(rear)façadeoftheexistingbuildingandareseparatedfromthemainparkingandpedestrianareasproposedonthesouthandeastportionoftheprojectsite.TransitandBicycles:Providingtransit,catpoolsandbicyclefacilitiesandaccess.StaffComment:PerRMC4-4-080F.11.abicycleparkingspacesarerequiredat10%ofthenumberofrequiredoff-streetparkingspaces,seepreviousdiscussionunderFOF14Parking.Nochangesareproposedtotheexistingtransitaccessneartheprojectsite.Pedestrians:Providingsafeandattractivepedestrianconnectionsbetweenparkingareas,buildings,publicsidewalksandadjacentproperties.StaffComment:SeepreviousdiscussionaboveunderInternalCirculation.h.OpenSpace:Incorporatingopenspacestoserveasdistinctiveprojectfocalpointsandtoprovideadequateareasforpassiveandactiverecreationbytheoccupants/usersofthesite.vStaffComment:Thereareexistingwetlandandassociatedbufferareaslocatedtothenorth,west,andsouthoftheprojectsite.Theproposedadditionandparkinglotreconfigurationhasbeenproperlysitedoutsideofthesecriticalareasandrequiredbuffers.Theproposal’spreservationofthesecriticalareasresultsinasignificantportionofthesitebeingretainedasundevelopedopenspace.i.ViewsandPublicAccess:Whenpossible,providingviewcorridorstoshorelinesandMt.Rainier,andincorporatingpublicaccesstoshorelinesStaffComment:TheproposedstructurewouldnotblockviewcorridorstoshorelinesorMt.Rainier.Thepublicaccessrequirementisnotapplicabletotheproposal.j.NaturalSystems:Arrangingprojectelementstoprotectexistingnaturalsystems,,whereapplicable.StaffComment:SeepreviousdiscussionaboveunderFOF16CriticalAreas.k.ServicesandInfrastructure:Makingavailablepublicservicesandfacilitiestoaccommodatetheproposeduse:PoliceandFire.StaffComment:PoliceandFirePreventionstaffindicatedthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;iftheapplicantprovidesCoderequiredimprovementsandfees.AFireImpactFee,forbuildingswitheducationasavprimaryuse,isbasedon$0.45persquarefootofnewareawouldbeapplicabletotheproposal.WaterandSewer.StaffComment:TheprojectiswithintheCity’swaterserviceareaintheDowntown196hydraulicpressurezone.Thereisanexisting10inchwatermain(seewaterprojectplanno.W2193)withina15-footeasementaroundtheexistingbuildingthatcandeliver4,000gpm.Thewaterpressureisabout74psiatgroundelevationof24feet.Basedontheinformationsubmittedbytheapplicant,RentonFirePreventionDept.hasAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page16of19determinedthefireflowdemandforthisproposedbuildingadditionis4,000gpm.Thereisanexisting2inchdomesticwatermeter,a6inchfiresprinklerstubandDDCVAanda1.5inchirrigationmeterservingtheexistingbuildingandsite.Theproposedbuildingadditionwillencroachoveraportionoftheexisting10inchCitywatermain(refertoattachedCitywaterprojectplanno.W2193)locatedwithina15footwideeasementalongthesoutheasterlysideoftheproperty.TheapplicantshallrelocateaportionoftheexistingwaterlineandrelatedfirehydrantstoanalternatelocationthatisacceptabletotheCityandshallprovidetheCitywithanew15footwideutilityeasementfortherelocatedwaterline.Theconceptualwaterplanprovidedwiththelanduseapplicationshowsthewaterlinerelocatedoutsidetheproposedbuilding.Thenewwaterlineandrelatedhydrantsmustbeoperationalbeforetheabandonmentoftheportionoftheexistingline.AnapplicationtotheCityforapartialreleaseoftheexistingeasementwillberequired.CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaprofessionalengineerregisteredintheStateofWashington.PleaserefertoCityofRentonGeneralDesignandConstructionStandardsforWaterMainExtensionsasshowninAppendixioftheCity’s2012WaterSystemPlan.Adequatehorizontalandverticalseparationsbetweenthenewwatermainandotherutilities(stormsewer,sanitarysewer,power,gas,electrical)shallbeprovidedfortheoperationandmaintenanceofthewatermain.Watersystemdevelopmentchargesareapplicableifadditionaldomesticwatermeterorifalargerdomesticwatermeterisneededand/orifanadditionalorlargerfiresprinklerstubisrequired.ThecurrentwaterSDCfeefora%inchor;inchwatermeteris$3,245.00.SewerserviceisprovidedbytheCityofRenton.Theexistingprivatesewermainundertheproposedbuildingextensionmustbeabandonedandthesewerconnectionshouldbeprovidedbymeansofasidesewertothebuildingwithacleanoutlocatedwithin5feetofthenewbuildingfootprint.Thereareexistingeasementsandutilitylinesthroughoutthepropertywhicharerequiredtobeprotected,unlessallowedtoberelocatedbytheutilityprovider.Showtheexistingandproposedpublicandprivateutilitylinesandeasementsclearlyintheplansprovidedwiththeutilityconstructionpermit.Ifthebuildingadditionproposesfloordrains,thenthefloordrainsarerequiredtoconnecttothesewer.Systemdevelopmentcharge(SDC)feeforsewerisbasedonthesizeofthenewdomesticwatertoservetheproposedproject.ThecurrentsewerSDCfeefora%inchoninchmeterinstallis$2,242.00.Drainage.StaffComment:Adrainageplan(Exhibit10)anddrainagereportpreparedbyNovadyneCivilEngineers,datedApril22,2015(Exhibit7)weresubmittedwiththelanduseapplication.Thereport(Exhibit7)mentionsthatthestudywasdoneasperthe2009CityofRentonSurfaceWaterDesignManualAmendmenttothe2009KingCountySurfaceWaterDesignManual.EasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard(ExistingSiteCondition).Thereportmentionsthatflowcontrolandwaterqualityrequirementsaremetbypermeable_ _ _ __ _ __ _ __pavement.TheuseofpermeablepavementforflowcontrolandwaterqualitymustbeAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA5-000344,ECF,SA-AMarch10,2016Page17of19designedtothe2012DepartmentofEcologyManualasamendedinDecember2014,andmustfollowgeotechnicalrecommendations.Thedrainagereporttobeprovidedwiththeutilityconstructionpermitshouldincludealltheeightcorerequirementsandthesixspecialrequirements.ThesiteislocatedintheSpecialFloodHazardArea(100yearflood)FEMAzoneandtheFEMA100yearfloodplain.The1995FEMAFloodInsuranceRateMap(FIRM)showstheBaseFloodElevation(100yearfloodplainelevation)onthesitetobeelevation22.58(NAVD88datum).Thebuildingadditionfinishedfloorelevationwillneedtobeconstructedtobeaminimumof1ftabovetheBaseFloodElevation(Elevation23.52NAVD88datum).Anelevationcertificateforthebuildingfinishedfloorwillberequired.Staffrecommends,asaconditionofapproval,thatapreliminaryelevationcertificatebesubmittedwhenthebuildingfinishedfloorisestablishedduringconstruction.AfinalelevationcertificateisrequireduponcompletionofconstructionandpriortobuildingTemporaryCertificateofOccupancy.TheprojectwillberequiredtoprovideCompensatoryFloodplainStorageforfillingfloodplainareasbelowthe1995FEMABaseFloodElevationof22.58(NAVD88datum).Thedrainagereportmentionsthatcompensatorystorageisprovided.AGeotechnicalEngineeringStudypreparedbyGeotechConsultants,Inc.,datedDecember9,2014(Exhibit3)wassubmittedfortheproject.TheGeotechnicalEngineeringStudy(Exhibit3)mentionsthatthesitecontainedsandysoilinthetestpits.Thesurfacewatersystemdevelopmentcharge(SDC)feewillbeapplicableontheprojectforanynewimpervioussurfacearea.ThecurrentSDCfeeis$0.594persquarefeet,butnotlessthan$1,485.00Transportation.StaffComment:Theprojectproposestheadditionof11,900squarefeettoatrainingfacilitybuildingalongwithadditionalparkingarea.Transportationimpactfeeisapplicableontheproject,thefeewillbeassessedatthetimeofbuildingpermitreviewinaccordancewiththecurrentITEmanualandpaymentwillbedueatthetimeofissuanceofthebuildingpermit.SincethereisnodirectsitefrontageontheCityofRentonstreets,publicfrontageimprovementsarenotapplicable.ThewestsideofthesiteisborderedbyBNSFproperty.Theprojectwillcontinuetogainaccesstothepublicstreetsystembymeansoftheexistingprivateaccess.N/AI.Phasing:Theapplicantisnotrequestinganyadditionalphasing.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheEmploymentArea(EA)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOE13.2.ThesubjectsiteislocatedintheMediumIndustrialzoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE15.3.TheUrbanDesignRegulationsarenotapplicabletotheprojectsite.AdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA15-000344,ECF,SA-AMarch10,2016Page18of194.TheproposedSeattlePipeTradesExpansioncomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF16.5.TheproposedSeattlePipeTradesExpansioncomplieswiththesiteplanreviewcriteriaasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOF17.6.TheproposedSeattlePipeTradesExpansioncomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOF17.7.ThereareadequatepublicservicesandfacilitiestoaccommodatetheproposedSeattlePipeTradesExpansion,seeFOF17.J.DECISION:TheSeattlePipeTradesExpansionSitePlanReviewApplication,FileNo.LUA15-000344,ECF,SA-A,asdepictedinExhibit6,isapprovedandissubjecttothefollowingconditions:1.Theapplicantshallapplyforandrecordanapprovedlotlineadjustmentpriortobuildingpermitissuance.2.Theapplicantshallprovideadetailedlandscapeplanthatprovidesaminimumofoneshrubforeach20squarefeetofinteriorparkingarealandscapingandthatallstallsbewithin50feetdistanceofintheproposedareaofwork,tobesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoissuanceoftheconstructionpermit.Additionally,upto50percentoftheshrubsmaybedeciduous.3.Theapplicantshallsubmitamodificationrequest,inaccordancewithRMC4-9-250D,toexceedthemaximumnumberofparkingspacespermittedontheprojectsite.ThemodificationrequestshallbesubmittedtotheCurrentPlanningProjectManageratthetimeoforbeforeBuildingPermitapplicationforreviewandapproval.Anyadditionalparkingspacesthatarenotapprovedviathemodificationprocessshallbeconvertedtolandscaping.4.AlightingplanshallbeprovidedatthetimeofbuildingpermitapplicationforreviewandapprovalbytheCurrentPlanningProjectManager.5.Apreliminaryelevationcertificateshallbesubmittedwhenthebuildingfinishedfloorisestablishedduringconstruction.AfinalelevationcertificateisrequireduponcompletionofconstructionandpriortobuildingTemporaryCertificateofOccupancy.6.Thelandscapingseparatingthewalkwaysontheeastsideofthebuilding(nearthebikerack)shallbeeliminatedandthesewalkwaysshallbeconnected.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:3/toJenniferHenning,PlanningDirectorDateTRANSMITTEDthis10thdayofMarch,2016totheOwner/Applicant/Contact:Owner(s):Applicant(s)/Contact(s):SeattleAreaPlumbingandPipefittersSueSoller,SSAConsulting&Andrew595MonsterRdSWClapham&AssocRentonWA980553200AIkiAveSW#401Seattle,WA98116AshtonCapital/K&MHoldings1201MonsterRdSWAdminReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionSEATTLEPIPETRADESEXPANSIONLUA1S-000344,ECF,SA-AMarch10,2016Page19of19RentonWA98055TRANSMITTEDthis10thdayofMatch,2016tothePartiesofRecord:NopartiesofrecordTRANSMITTEDthis10thdayofMarch,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMarch24,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheAdministrativeSiteDevelopmentPlanReviewdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingletwo(2)yearextensionmayberequestedpursuanttoRMC4-9-200.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdminReport DDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTDStaffRecommendsthattheEnvironmentalReviewCommitteeissueaDeterminationofNon-Significance-MitigatedfDNS-M).—Renton0ENVIRONMENTALREVIEWCOMMITTEEREPORTERCMEETINGDATE:February1,2016EXHIBIT1PARTONE:PROJECTBACKGROUNDProjectName:SeattlePipeTradesExpansionProjectNumber:LUA15-000344,ECF,SA-AProjectManager:KrisSorensen,AssociatePlannerOwner:SeattleAreaPlumbingandPipefitters;595MonsterRdSW;RentonWA98055andAshtonCapital/K&MHoldings;1201MonsterRdSW;RentonWA98055Applicant/Contact:SueSoller,SSAConsulting&AndrewClapham&Assoc;3200AlkiAveSW#401;Seattle,WA98116ProjectLocation:595MonsterRdSW&21,500SFareaintheNEcornerof1201MonsterRdSW.ProjectSummary:TheapplicantisrequestingEnvironmental(SEPA)ReviewandAdministrativeSitePlanReviewforatwo-story,11,885squarefoot,buildingadditionandparkinglotexpansionoftheexistingtwo-storybuildingwhereSeattleAreaPipeTradesandUALocal32arelocated.Theexisting243,017squarefoot(5.53-acre)sitewouldexpandapproximately21,500squarefeettothesouththroughalotlineadjustmentwithabuttingpropertyPID2423049123.BothpropertiesarelocatedintheIndustrialMediumtIM)zone.VehicleaccesstothesiteisprovidedbyMonsterRdSWthroughanaccesseasementatthenorthofthesite.Associatedimprovementsincluderelocationofprivateutilitieswheretheadditionisproposedandparkinglotlandscaping.TherearetwoCategory3wetlandsnearthesite.Thesiteislocatedwithinthe100yearfloodplain,seismichazardarea,andnearsteepslopes.Theapplicantsubmittedwetlandsandbiologicalassessmentsandgeotechnicalanddrainagereports.Exist.Bldg.AreaSF:50,540sfProposedNewBldg.Area(footprint):6,047sfProposedNewBldg.Area(gross):11,885sfSiteArea:243,017sfplus21,500sfof1201TotalBuildingAreaGSF:62,425sfMonsterRdSWthroughfuturelotlineadjustmentSTAFFRECOMMENDATION:ProjectLocationMapERCReport ThCityofRentonGeologicHazardsEXHIBIT2NotesLegendNoneCityandCountyBoundaryOtherc::cofOAddressesParcelsErosionSlopeCityofRenton1128064128Feet‘15%&<=25%WGS_1984_Web_MercatorAuxiliarySphere>25%&<=40%(Sensitive)>40%&<>90%(Protected)InformationTechnology-GISThismapisausergeneratedstaticoutputfromancternetmappingsiteand1isforreferencecnlybatsayersfhalappearonhismapmayormaynotbeRentonMapSupportRentonwa.govsccuratecurrent,orotherwisereliableIfinance&ITDivision1/25/2016THISMAPISNOTTOBEUSEDFORNAVIGATION G],()I’1E.(21113256Northeast20thSeet,Suite16Bellevue,Washington98005CONSULTANTS,INC.EXHIBIT3(425)747-5618fAX(425)747-8561December9,2014JN14436SeattleAreaPipeTrades‘595MonsterRoadSW,Suite100Renton,Washington98057Attention:DaleWentworthviaemttIepipetraUes.orgProposal:GeotechnicalengineeringStudyProposedParkingLot595MonsterRoadSouthwestRenton,Washington98057DearMr.Wentworth:WearepleasedtopresentthisgeotechnicalengineeringreportfortheproposedparkinglottobeconstructedinRenton,Washington.Thescopeofourservicesconsistedofexploringsitesurfaceandsubsurfaceconditions,andthendevelopingthisreporttoproviderecommendationsforgeneralearthworkanddesigncriteriafortheproposedparkinglot.Thisworkwasauthorizedbyyouracceptanceofourproposal,P-9059,datedOctober16,2014.Wewereinitiallyprovidedsomegeneralsiteplanoftheareawhereaparkinglotwaswanted.Noformalplansorparkinglotsizewasdeterminedatthattime.IndiscussionswithMr.Wentworth,weunderstoodthattheparkinglotareaisownedbyaneighbor,andthustheamountoflandtobepurchasedshouldbetheminimumfora“reasonable”amountsizeofparkinglot.Basedonfurtherdiscussions,wecametotheconclusionthatretainingwallsofamaximumsizeof4feetwouldbereasonableinourexperiencefromageotechnicalengineeringstandpoint.Aftertestpitswereexcavatedinthelikelyareaofthenewparkinglot,atopographicsurveyofthepropertywasundatedtoincludetheareawhereitappearedtheparkinglotcouldbeinstalledwitharetainingwalllessthan4feetinheight.Thisareaappearstobeapproximately50feetwideinthemajorportionofthenewparkinglotbasedonthenewsurvey.lithescopeoftheprojectchangesfromwhatwehavedescribedabove,weshouldbeprovidedwithrevisedplansinordertodetermineifmodificationstotherecommendationsandconclusionsofthisreportarewarranted.SITECONDiTIONSSURFACETheVicinityMap,Plate1,illustratesthegenerallocationofthesiteinthesouthwesternportionofRenton.ThepropertyisnotdirectlyadjacenttoMonsterRoad,butgainsaccessfromthesouthernsideofthestreetviaalargedriveway.Thepropertyismostlyrelativelyflat,andisdevelopedwithacentralbuildingandsurroundingpavedareas.Theirregularly-shapedpropertyhasacircularsouthernboundary.Theproposedparkingareaislocatedsoutheastofthesouthernsideoftheproperty.Thisareaisundeveloped,beingmostlycoveredwithgrass,brush,andlow-growingGEOTECHCONSULTANTS,INC. ExISTING BUILDING MAIN FF=25.40 AUDITORIUM FF=22.50 AREA OF EXISTING PROPERTY:5.53 Acres AREA OF WORK:0.55 Acre SOIL OUAN1TSES: CUT:1672 CUBIC YARDS (2257 TONS) RELOCATED P1W 554 CUBIC YARDS (748 TONS) SET SOIL REMOVED:1116 CUBIC YARDS (1559 TONS) ORIGIN OF FILL:RELOCATED ON PROPERTY. DESTINATION OF SOILS REMOVES:TO BE DETERMINES BY CONTRACTOR AREA TO PURCHASE 595 Monster Rd SW,Ste.100 Renton,WA 9B057-2937 N DTES: TOPO ‘J’ COLLINSm I xc 7500U6N0440 SITS1400 00AnLa 6400*90754 0956-09 S 006245251 F 406245200 Ta..56w1W16400a00c51 SEATTLE PIPE TRADES EXPANSION / —21 500SF PURCHASE // )‘./ /// );,/ OOR51LTANE NovAdyneL,wiEc:glc&Vrs IS Ml -mx VaON) cal 940 c-Fe-u @aTaJwsW140K45L165300090 j 7 PVNb Fui .21 I LóTUwd EXHIBIT5fn:kDelineation/MitigationIRestorationIHabitatCreation1PermItAssistance950519thAvenueSE.Suite106Everett,Washington98208(425)337-3174Fax(425)337-3045September8,2014SeattlePlumbing&PipefittersAttn:DaleWentworth595MonsterRoadSWRenton,WA98057RE:CriticalAreaDeterminationReportforKingCountyParcels42423049122and2423049123WetlandResources,Inc.(WRI)performedasitevisitonSeptember2,2014,tolocateandevaluatepreviouslydelineatedjurisdictionalwetlandsonandinthevicinityoftheabovelistedparcels.ThesubjectpropertiesarelocatedwestofMonsterRoadSWandnorthofInterstate405inthecityofRenton.ThePublicLandSurveySystem(PLSS)locatorforthesubjectsiteisSection24,Township23N,Range4E,W.M.ThesubjectpropertiesarelocatedwithintheDuwamish/GreenWatershed,WaterResourcesInventoryArea(WRIA)9.The13.54-acresiteiscomprisedoftwoparcels.Bothparcelshaveahistoryofdisturbance,withsignificantfill,industrialandofficebuildings,parkinglots,andadefunctrailwayspuralladjacenttotwowetlandspreviouslyidentified.Dominantvegetationpresentconsistsofbigleafmaple(Acerrnacrop/y1tum),westernswordfern(Po’ystichummuniturn),HimalayanblackberryRubusarnzeniacus),andIndianplum(Oernteriacerasfinrnis).Thesubjectsiteisborderedonthenorthandeastbycommercialandindustrialproperties,andtothesouthandwestbyanactiverailway.Onthewestsideoftherailwayaresportfields.Thetopographyofthesubjectsiteslopessteeplydownfromthesoutheastcorner,becomingagradualslopetothenorthwestovertheremainderofthesite.METHODOLOGYANDRESULTSPriortoconductingthesiteinvestigation,publicresourceinformationwasreviewedtogatherbackgroundinformationonthesubjectpropertiesandthesurroundingareainregardstowetlands,streams,andothercriticalareas.ThesesourcesincludedtheUSFWSNatIonalWetlandsInventory(NWI),USDA/NRCSWebSoilSurvey,KingCountyiMapinteractivemappingtool,andWDFIVPriorityHabitatandSpecies(P115)InteractiveMap.AccordingtoNRCSWebSoilSurvey,thesoilmapunitWoodinvilleSiltLoamispredictedtooccuronthesubjectsite.I’t7etlaiidResources,Inc.1595il’IonsterRoadSE’V—SeattlePlumbing&PipçflttersSeptember8,2014WRI#14212 0DEATLEAREAPLUM1NOANDPIPEFITflMOPROPERTYWETLANDSKETCHNW114SECTION,TOWNSHIP23N,RANGE046,OFTHEWILLAMETTEMERIDIANTAXPARCELIDNO.:242304-9122NORTH—SCALE1=100’24230491221L*1D.$/‘\\25’WETLANDBUFFER\“,2423049123cN\-11S•-\A-12\J\\\I_,WETL4%V4________________CI5t.LTMT______________J.S.JonesandAssociates,Inc._____PLUMBINGANDPIPEFITtINOEnvironmentalConsultantsPOPERTVWetlands,Sheaws,andWildlifeWE11JNDSKETCH2MTUAmTT,5VTThIIOAUDUW,WAsImGTCf9OO1TAXPARCELIDNo.;242304-9122I!L_aATENCATEGORYIIIA•WETLAND_.—LoEsIaIIfocmSEATTLEAREAPLUVNGANDSCALEPIPEFITING1“=100’LE,s1595MONSTERROADWSUITE#1OGRENTON,WASHINGTON90055___________-ISHEET°°1of1] CLLI N5m I > *TJL0WI4GT0949i104-1710 TRE24520 F402WI SEATTLE PIPE TRADES EXPANSiON 595 Monster Rd SW,Ste.100 Renton,WA 98057-2937 m w IL.I-1 PARCELØ 245.004—9122 240,979 SQ FT5.53 ACRES C RECYCLE/ REFUSE AREA 19W 15’WATER LINE EASEMENT POLE WATER CCR40J_TANT UGHI SEASONALLY PONDED POR110N OF WETLAND ON REC14065 5.31.22444 0 20’40’ RT 19W)N PROPOSED SITE PLAN 01.1OPROPOSSITEPLAN -20’-O LANPSGAPE PLANTN&5CHULE 5ThDL 6GTANIAL 224 C31440N HAM72 79721W6F.P7222.A5 flR 22772242L.cAL.7.72rrPE.R e GEA 2272-7226720627222 77 OA Or4-1fl6720627209 J 70l1r74J5NATA 722466672121 ©22244L 06094240 OTTO 2221704I-424007202272204’ 427222434724175 20922 6275-22424 75065.24052 6075562751*4 5092 ‘4022.024 0923675k2272627556 209725 /720652 52275 4,727522 oim 06,flrI 572757274175 6’‘4127726412 3 7555272242 2441.16 36 755 5’t4 4212 16 34 AS 5422222 4124.2 62 755522414 IN.12 Ii AS 520414 I 6752204 1123 112 075. 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P0’TI,100.1161*10*4450 P1.01+1. *414+01LL5040 &ROUND COVER PLANTING r ,ThEXHIBIT7dynECivilEngineersSEATTLEPIPETRADESADDITION595MONSTERRDSWRENTON,WASHINGTONPreparedExclusivelyforSeattlePipeTradesby:NovadyneCivilEngineers(425)753-1869April22,2015Seattle425-753-1869Portland971-295-6441 EST OONDIIIONS - TOTAl..SITE 520 AC (240.007 SQ.Fr) EX.BUILDING 27.052 50.FT EX.PAVING 73.041 50 FT± EX.LANDSCAPED AREAS (EXCUSING BUTLANDS 4 A’FERS)14245 SQ.Ft± PROPOSED NEF1 LANDSOAPE 7300 50.P73 (EKE PLANTiNG P1.2.4(1 PROPOSED SUILDINS EXPANSION 604750 fT (2 FLOORS 120R4 GO Fr) PROPOSED NE PAVEMENT (POROUS A5PHALT) 7,q00 GO FT: ALL NEI’J 4 REPLACED PAVEFRNT SHALL GO POROUS ASPHALT. SBU CIVIL ENNGNERSNG PLANS. SUILDINS CALOULATIONS EXISTiNG,27362 SQ.FF LEGS s2 (2 FL.OORS)54,724 SF PROPOSED,6p47 50.FT251%o2 (2 FLOORS)12pq4 SF LOT COVERAGE, BIULDING FOOTPRINT (33,40q)•EN.4 PROPOSED PARKING (51341) TOTAL,II4,R5O OR 47.72% FLOOR AREA RATIO (PROPOSED) 33,4Qq SF /240557 SF.357% EXISTINS PARKINS ID STANDARD 4,20’ 45 COMPACT SVI6’ .,ADA IDIPNOOION PER RI-IC 4-4-050) TOTAL 64 PARKING STALLS PROPOSED PARKINS 20 STANDARD 9,20’ 45 COMPACT 05’,I .5 ADA (DIN-NGISION PER RHO 4-4-050) TOTAL,I7G PARKING STALLS -AN INCREASE OF 12 STALLS 6 ADA STALLS ARE REOUIRUD FOR A LOT VNTh 151-200 TOTAL STALLS PER CITI’RESUI2.TIONS. ICTCLES tRMC 4-4-000 F 11) BIKE PARKING FOR 10%OF VEHICLE PARKING.BICYCLE RAGN BE INSTALLED NEAR A MAIN ENTRANCE FOR IS SIRES. ADA PARKJNSDIASRAM ---& PTN.NW 7/4 OF THENW 7/4 OFSEC.24,TWP.23N.,RGE.04E,W.A T 24 COMPACT irmi 5 STAND/Np 253N2 SF hi REOUIRED PARKINS (RMC 4-4-000) COT OF RENrON PARKING REOSIREF€NTS DO NOT SPECIFY A MINI-EM N*ER OF SPACES FOR INSTRUCTiONAL FACILITIES. —I Co GRAPHIC SCALE I’-. C I.LGL’.D rn I-Iw I-I 0 U U fIRM FLAGA INAFRANLE FLALA MAP ILIAC COUAtYWASIRIAL;IO’A AND4INCORPUIAFTLE)ARENA IDA ER IDAILAILDIASF RIP AviAtEMAtIlDA AREA OF EXIS11NG PROPERTY:5.53 Acrs AREA OF WORK:0.95 ACre SOIL GUANS11ES: CUT:1672 CUBIC YARDS (2257 TONS) RELOCATED NW 554 CUBIC YARDS (748 TONS) NET SOIL REMOVED:1118 CUBIC YARDS (1509 TONS) ORIGIN OF P1W RELOCATED ON PROPERTY. DESSNASON OF SOILS REMOVED:TO BE DETERMINED BY CONTRACTOR—.-...TOPO•J. ‘1 7’ /// II I II I! COLLINSm IHLB 7:, I > AThN WA* T 62492 F’ tR SEAULE PIPE TRADES EXPANSION NOTES: AREAS LXIH :IUK.F,lU’lTD. ELT;’IlLFiUEXISTCR151 Th’PE2 CRT EL=25.14—N=17564D.1 E=1291142.R IE 1N=15.4R OUTY1149 :,:— EXISTING BUILDING MAIN FF=25.40 AUDITORIUM FF=22.50 5O:L E2 UL GRTEL=2281 :Ei:O...TT’ /\ - -.\O •...2 3te.100 2937 >< I4w _ —1 0 __ UKO65 UAREM 2015w &BIBT THEM I M GRADING AND DRAINAGE PLAN C2.O DEXHIBIT11J.S.JonesaiitlA5sodat.BIOLOGICALASSESSMENTfortheSeattlePipeTradesExpansion595MonsterRoadS.WRenton,Washington98057-2937TaxParcel:242304-9122&242304-9123NW1/4oftheNW1/4ofSection24,Township23North,Range4East,oftheWillametteMeridianPreparedfor:SeattlePipeTrades595MonsterRoadSW,Ste.100Renton,Washington98057-2937(206)Dated:November4,2015Preparedby:JefferyS.JonesCertifiedProfessionalWetlandScientist&WildlifeBiologistP0BOX1998ISS.QUAH,WASHINGTON98027253—905—5736jeff.jsjones(dcorncasI.net )EXHIBIT12KingCountyDepartmentofNaturalResourcesandParksWastewaterTreatmentDivisionCommcinityServices&EnvironmentalPlanningKingStreetCenter,KSC-NR-0505201SouthJacksonStreetSeattle,WA98104-3855June12,2015Sentviaemail:ksarenseni,rentonwa.ovKrisSorensen.AssociateP]annerCityofRentonCED—PlanningDivision1055SouthGradyWayRenton,WA980571:SeattlePipeTradesExpansion(fileNumberLUA15000344,ECFSA-A)DearMr.Sorensen:TheKingCountyWastewaterTreatmentDivision(WTD)hasreviewedtheNoticeofApplicationandProposedODNS-MfortheSeattlePipeTradesExpansionProject.AWTDfacility,theRentonEffluentTransferSystem(RET$’ForceMain,islocatedwithintheproposeddevelopmentsite.TheRETS,a96-inchdiameterpre-stressedconcretecylinderpipe(PCCP),liesnearthesouthwestpropertylineadjacenttotheBurlingtonNorthern-SantaFerailroadrightofway(seeattacheddrawings).Inordertoprotectthiswastewaterfacility,WTDisrequestingthattheCityofRentonsubmitconstructiondrawingsfortheprojectforreviewduringdesigndevelopmentsothatWTDstaffcanassesstheproject’simpacts.Drawingsshouldbesentto:MarkLampard.LocatPubli.cAgencyCoordinatorProjectManageme;;tUnitKingCountyWastewatertreatmentDivision201SouthJacksonStreet,KSC-NR-0508Seattle,WA98104-3855Mr.Lampardcanalsobecontactedat(206)477-5414ormark.lampard(kingçounty.gov.Inaddition,WTDhasapern.lanenteasementfortheRETSontheproposeddevelopmentsite.Wemustbeassuredtherighttomaintaii;andrepairthesewerline,and,intheeventthatthelinemustberelocated,anewpermanenteasementmustheprovided.Foranyquestionsorissttesregardingthiseasement,pleasecontactBillWtlbert,PermittingCRE1ITIA’(R/iSO1TR(FS’FRO[W.’tSTLVLTt’R KrisSorensenJune12,2015Page2of2ComplianceandPropertyAcquisitionSupervisor,at(206)477-5523,bi1l.wilbett(kingcounty.gov,orbymailat:BillWilbert,SupervisorPermittingComplianceandPropertyAcquisitionKingCountyWastewaterTreatmentDivision201SouthJacksonStreet,KSC-NR-0512Seattle,WA98104-3855Thankyoufortheopportunitytoreviewandcornn;entonthisproject.Sincerely._/_ff//7JacobSheppard,WaterQualityPlannerCommunityServicesandEnvironmentalPlanningcc:MarkLampard,LocalPublicAgencyCoordinator,ProjectManagementUnitenc:As-builtdrawingsoftheRentonEffluentTransferSystemForceMain Fl I _..3 ______ .JhNiS7OOEAPvE4RlPE • . 4,’ 0. ISUTEO2 DEE ASOENDUM NO.S FOR ADDITONRL NOTES—(REF.NOR.2.59,2.61.2.62,2.63 2.68 z__-__ •3l5OO —___ “,./ VI .4 NEW 61,9.010 FOIST.FAVEMENT.rD706TION CF MONSTER ROOD pTDU SEE DUG.32 __L 01002 / I:::::.‘.I ‘I ‘c:l “ PA I POEP FORCE MAIN”—5 PIPT O TF URn ________________________________ —_I_!_— MsL LI TOD7I Soo9 $O V V V V 11164.70160 P0’PH—”J ‘1 ElD S1’O’II DV.6 ..I J’I 4\INVS2.5 141.IHEIIIItV8lSpdcpIII AS C STRU 0_L_.,,,.i_ia—8VEEJSIINSL i —‘iI L_j__L_8I]JI .L_.ED/aU 14i’OO 3.00 12.00 I?tQO IO’00 9÷00 W-OO 7.-DO 6÷00 5+00 4—00 3’00 2+00 ÷00 O’tOO 127$9 ::tj4j.:IrQWIRKByorkERs. -1 UFiS ENGINEERS -—- 1)60 U 11 II IM .I S II :zi 909 a a Id EnvIroom 0101 Con ultant6 Th”r ((o \?r /_ HEN TO N C F FL ME N 1 T H A 4 6 FE H S Y ST EM -.171,,Seattle,WashIngton [1’r )T I1l.I,F1.M.......,1O/74-.U/F 5 -65 ETS-OC 51W,0,00 TO 014,74.00 _,_j,,,JO “;:/“c.a RENTON PUMP ST.T40N To WETLANDS 322:oEo I -‘HIflOS3flNAVGNQ01SONV1I3M__________OObIVISOiOOOYLSO2-SiJI1S1EAI3SNVH1iNVfl1JSNOLNSH90SfU0I!fOdOJfO,IQIIf0ILfrE3I1,o+o00.10O0O+oo-00-oo9oQL0OP0O÷oooiooioostoo+,z+j,poili-I[f94t$M\010()ANt00fI)Nl-0(0YSZEL1t1—1--=i-1=1E-o————P—-±—v———————=.::::)0jN3U3NS3LVOtfJ:::::;.::::....0JIfUS.:::....o.•:•............::.:.::::::SH10ozrit4not0S313L1S0I____..._________°t.....—.—--—.—:•:.:IiLLz.iZri“1j(......f.LNoPNurHnd..-.4..;;-yit]—I—_rr—Ii-.._‘.......:L..........coiF.....---!-1-Z---,9,SS0’---—--.S.-.——-—.-.,..-.‘Sç0505fI5-4ISSOINOONos4‘c.10i131dL’JOC)‘._-_S_...—L—000S10fll000ddVdS.4...-./5330L30somos’5o00115001550,VIaSdo0oOOZOcj_,05-c’sI00VI4/M,7(j’f4,,‘S-U0UIUSM1115,11505VFfl00CCii;:\I:::..ll\f3N30l1J3SIoJ$.IF930.5300.105.1311.1.003.10000050031015300.10!3101301503150000S305YUS3S3H*151.1.1*131.1ffyfIS001001115033141N0Ii005101103SYCIIYIVO1033351003550151liio’H3350001031035001013351415500100*101503OI1USISS3101.311514031135101!20030305151531*003,03301S31.1IVifl*0901.103013101510001*10351050001*3000*1131153131 EXHIBIT13June17,2015KrisSorensonAssistantPlannerCityofRentonSixthfloorRentonCityHall1055SGradyWayRenton,WA98057nBrooksPhD.,DirectoroPreservationOfficerCAtApInfuturecorrespondencepleasereferto:Log:061715-16-KIProperty:LUA15-000344,ECF,SA-ASeattlePipeTradersExpansionRe:ArchaeoIov—PermitfromDMIPReuuiredunderRCW27.53DearMs.Sorenson:Wehavereviewedthematerialsforwardedtoourofficefortheproposedprojectreferencedabove.TheProjectareaiswithinarchaeologicalsite45K1267.ThereforeapermitfromDAHPisrequiredunderRCW27.53.TheDAFLPpermitrequirestheservicesofaprofessionalarchaeologistandmaytakebetween45and60daystoreceiveafterDAHPhasreceivedasufficientpermitapplication.Nogrounddisturbanceoralterationincludinggrading,cuttingandfillingmaytakeplaceuntilthepermithasbeenreceived.Thepermitapplicationmaybesubmittedforsurveyandformalarchaeologicaltesting.Thankyoufortheopportunitytoreviewthisprojectandwelookforwardtoreceivingthepermitapplication.Shouldyouhaveanyquestions,pleasefeelfreetocontactmeat(360)586-3088orGretchen.Kaehler@dahp.wa.gov.Sincerely,GretchenKaehlerLocalGovernmentsArchaeologist(360)586-3088fctcl1e1.kaehlr(udai1p\va.govcc.LauraMurphy,Archaeologist,MuckleshootTribeDennisLewarch,THPO,SuquamishTribeCecefiaHansen,Chair,DuwamishTribeRichardYoung,CulturalResourcesDirector,TctlalipTribesStephenieKramer,PermitCoordinator,DAKPStateofWasHngton•DepartmentofArchaeology&HistoricPreservationP.O.Box48343.Olympia,Washington98504-8343•(360)586-3065www.dahp.wa.gov aEXHIBIT14-—-———-——-4(CufturalResourceConsultants,tnc.TEChNICALMEMO15081-1DATE:December15,2015TO:EdKommersSeattleAreaPlumbing&PipefittingIndustry,JourneymanApprenticeandTrainingTrustFROM:GlennD.Hartmann,PrincipalInvestigatorRE:CulturalResourcesAssessmentfortheSeattlePipeTrades-UALocal32FacilityExpansionProject,Renton,KingCounty,WADAHPArchaeologicalExcavationPermitNo.:2015-62Theattachedshortreportformconstitutesourreportfortheabovereferencedproject.Noevidenceofarchaeologicalorhistoricsiteswasfoundintheprojectlocation.Nofurtherculturalresourcesinvestigationsarerecommended.Pleasecontactourofficeshouldyouhaveanyquestionsaboutourfindingsand/orrecommendations.197PAREnTWAYSW,SUITE100P0Box10668,BAINBRIDGEISLAND,WA98110PHONE206855-9020-info@crcwa.com )Figure6.GoogleEarth(2015)imageryillustratingtheprojectparcelannotatedinred,site45K1267asdefinedbythe50-footcontourannotatedingreen,andKennedy’sreport(1985:Figure4).CRCTechnicalMemorandum#15081-1CulturalResourcesAssessmentfortheSeattlePipeTradesProject,Renton,KingCounty,WAPage24 DEXHIBIT15AttachmentC.DAHPArchaeologicalExcavatioka:npDecember3,2015Mr.GlennHartmannPresidentlPrincipalInvestigatorCulturalResourceConsultantsInc710EricksonAve.,Suite100PCBox10ë68BainbridgeIsland,WA98110DearMr.Hertmann:Ihavereviewedtheapplicationyousubmittedforarchaeologicalexcavationsat45K100267.Itismyintentiontograntthepermitapplicationforexcavationsat45Kl00267.PlesetakenoteoftheSpecialConditionsonthepermit.Ifyoufeelaggrievedbythisdecisionyoumayrequestanadministrativeheatingwithintwenty-onedaysafterreceiptofthisnotice.Yourrequestshouldbesenttotheaddresslistedbelow.DirectorDepartmentofArchaeologyandHistoricPreservationP0Box48343Olympia.WA98504-8343Sincerely,LanceWollwage,Ph.D.AssistantStateArchaeologist(360)586-3536Email:lance.wolfwagedahp.wa.govEnclosureIntpuriDepartmentofArchaeologyLHI5torlcPreservation>fpo,3rx4343•OIyriipo,Wish’nkjn99fl4.$34.3“-QIl36-3O65\y401flW1J(V.CRCTechnicalMemorandum#15081-1CulturalResourcesAssessmentfortheSeattlePipeTradesProject,Renton,KingCounty,WAPage41 )EXHIBIT16SeatteArdLlstrycc4J]Lrnemimltt2e595vSrRdSW,Suite100Renton,WA98057-2946.CdWflWICOflttOrs135OUhOflPhone:4571-5900Fax:425271-4985January25,2t)16CityofRetitonEngineeringPlanReviewSectionAttn:KrisSorensen1055S.GradyWay-6thFloorkenton,WA98057Re:UALocal32/SeattleAreaPipeTradesKris:ThankyouforalloftheassistancewiththeSeattleAreaPipeTradesandourdesignteamthusfar.Yoicrinputhasbeeninvaluableinmakingthisprojectarealitywiththechangingofcodes,floodplainelevations,etc.WearelookingforwardtosolidifyingthesefinalstepsotheSitePlanReviewandBuildingPermitapplications.Asyouareaware,withtheadditIonofthenewbuilding,UALocal32’srelocationwillallowSeattleAreaPipeTradestoupgradeandrealignourexistingtrainingfhcilitytoprovidestudentswiththebestopportunitytolearnconstructionmethods,notonlyonexistingtypesofbuildings,butalsoallowstheteachingofthemostmodemtechnologyoftheirrespectivetrades.Thisexpansionintothenewlyvacatedspaceswillallowasaferteach;ngexperienceforourstudentswithouthavingtoconstantlymoveequipmentinandoutofspaces,dependinguponthescheduledclass.Weareexcited,toprovideourfuturestudentswithamodem,hands-onlearningexperience.Withtheadditionofthenewbuildingandimprovementstotheexistingfacility,wedonotanticipateanygrowthofadministrationorteachingstall,norofthestudentpopulation.Wecurrentlyofferearlymorning(6:30am)andevening(5:30pm)classes,MondaythroughThursdayandmorningclassesonFridaysandSaturdaysonly.Duetomostofotirstudentsholdingfull—timeemploymentwhilcattendingschool,ourmorningtrafficflowsareminimal,averagingabout43studentsperdaytimeclasssession.Consideringmostareemployedduringthedaytimehours,oureveningclassesaremorepopular.Eheaverageeveningtrafficflowperweekisapproximatety50carspereveningclasssession.Dependinguponaparticularweekdayclassschedule,trafficvolumecanvaryfromtheseaverages.PleaseseetheattachedparkinganalysisthatSAPTconductedlastyear.Youcanseethatsonicweekdaytrafficisgreaterthan,orsometimeslessthan,theaverageweeklycount. DWeareprovidingalistoftheSAPTstaffaswell.Asyoucansee,thereareveryminimalfrill-timestaffandamajorityoftheteachersarepart-time,andarenotallonsiteatanygiventime,onlyduringtheirspecificclasstimes.Oncetheprojectiscomplete,theUALocal32staffwillberelocatingtotheupperlevelothenewbuilding.Theiroccupiedspacewillbesimilartotheirexistingspace,butwillbeprovidedwithgreaterstoragecapacityandtheconvenienceoftheirownHVACsystem,whichwilloccupytheremainderoftheirgainedspace.UALocal32’scurrentstaffcounttotals25personnelandtheirhoursarefrom7:30amto4:30pm,MondaythroughFriday.Oncepermonth,theUALocalholdsaneveningUnionmeetingintheassemblyhail,currentlyintheexistingbuilding.Theentirelowerlevelofthenewbuildingwillbehometothenewassemblyhailwhichwillbeapproximatelythesamesizeastheexistingassemblyhail,withtheexceptionoflargerrestroomsandawarmingkitchen.IhopethatthisinfonnationprovidesyouwithaglanceintothepopulationofstaffandstudentsatbothSAPTandUALocal32,andthehoursofoperationwhichreflectsthetrafficflowpatterneachday.Wearcalsoincludingwiththisletterourcurrentclassroomscheduleswhichshowthetypesofclassestaught,alongwiththedaysandhoursofoperation.Althoughtheclassschedulesappearoverwhelmingwithinformationandwhatappearstobeamultitudeofclasses,theaverageclasssizeisoniyiistudents.inordertoprovidethegreatesteducationpossible,wekeepourclasssizessmalltoincreasebenefitsofaoneononelearningexperienceforourstudentsandteachers.Thankyoufortakingthetimetoreviewthisinformationandpleasefeelfreetocalloremail.meifyouhaveanyquestionsorareinneedofadditionalinformation.SeattleAreaPipe‘TradesandtheUALocal32appreciatealltheworkyouandyourstaffhavegiventowardsthisproject.asithashelpedusimmensely.Sincerely,PJMossApprenticeshipCoordinatorSeattleAreaPipetrades425.271.5900pjrnossseatt1epipetrades.orgENCLOSUREP]M/psOPEIU,8/afl.cto ADVISORYNOTESTOAPPL--LUA15-000344EXHIBIT17CityofApplicationDate:May19,2015IeMaores:iuiMonsterRdSWName:SeattlePipeTradesExpansionRenton,WA98057-2996PLAN-PlanningReview-LandUseVersion2IJanuary26,2016EngineeringReviewCommentsVContact:RohiniNair!425-430-7298rnair@rentonwa.govRecommendations:IhavecompletedapreliminaryreviewfortheabovereferencedprojectthatconsistsofadditiontotheexistingSeattlePipeTradesBuildingat595MonsterRoad.ThefollowingcommentsarebasedontheapplicationsubmittalmadetotheCityofRentonbytheapplicant.EXISTINGCONDITIONSWATER:ThesiteislocatedintheCityofRentonwaterservicearea.SEWER:ThesiteislocatedinthecityofRentonsewerservicearea.STORM:Aprivatestormdrainagepipeexistswithinthesite.STREETS:ThesiteaccessesMonsterRoadbymeansofaprivateaccesseasement.Nodirectfrontageonapublicstreet.WATER1.TheprojectiswithintheCity’swaterserviceareaintheDowntown196hydraulicpressurezone.Thereisanexisting10inchwatermain(cccwaterprojectplanno.W2193)withina15footeasementaroundtheexistingbuildingthatcandeliver4,000gpmThewaterpressureisabout74psiatgroundelevationof24feet.Basedontheinformationsubmittedbytheapplicant,RentonFirePreventionDept.hasdeterminedthefiref!owdemandforthisproposedbuildingadditionis4,000gpm.2.Thereisanexisting2inchdomesticwatermeter,a6inchfiresprinklerstubandDDCVAanda1.5inchirrigationmeterservingtheexistingbuildingandsite.3.Theproposedbuildingadditionwillencroachoveraportionoftheexisting10inchCitywatermain(refertoattachedCitywaterprojectplanno.W2193)locatedwithina15footwideeasementalongthesoutheasterlysideoftheproperty.4.TheapplicantshallrelocateaportionoftheexistingwaterlineandrelatedfirehydrantstoanalternatelocationthatisacceptabletotheCityandshallprovidetheCitywithanew15footwideutilityeasementfortherelocatedwaterline.Theconceptualwaterplanprovidedwiththelanduseapplicationshowsthewaterlinerelocatedoutsidetheproposedbuilding.Requiredseparationbetweenutilitylinesshouldbeprovided.Thenewwaterlineandrelatedhydrantsmustbeoperationalbeforetheabandonmentoftheportionoftheexistingline.AnapplicationtotheCityforapartialreleaseoftheexistingeasementwillberequired.5.CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaprofessionalengineerregisteredintheStateofWashington.PleaserefertoCityofRentonGeneralDesignandConstructionStandardsforWaterMainExtensionsasshowninAppendixJoftheCity’s2012WaterSystemPlan.Adequatehorizontalandverticalseparationsbetweenthenewwatermainandotherutilities(stormsewer,sanitarysewer,power,gas,electrical)shallbeprovidedfortheoperationandmaintenanceofthewatermain.6.Watersystemdevelopmentchargesareapplicableifadditionaldomesticwatermeterorifalargerdomesticwatermeterisneededand/orifanadditionalorlargerfiresprinklerstubisrequired.ThecurrentwaterSDCfeefora3/4inchor1inchwatermeteris$3,245.00.PleaseseetheCity’sPermitfeelisttogetinformationregardingpermitfees.SanitarySewer1.SewerserviceisprovidedbytheCityofRenton.Theexistingprivatesewermainundertheproposedbuildingextensionmustbeabandonedandthesewerconnectionshouldbeprovidedbymeansofasidesewertothebuildingwithacleanoutlocatedwithin5feetofthenewbuildingfootprint.Thereareexistingeasementsandutilitylinesthroughoutthepropertywhicharerequiredtobeprotected,unlessallowedtoberelocatedbytheutilityprovider.Showtheexistingandproposedpublicandprivateutilitylinesandeasementsclearlyintheplansprovidedwiththeutilityconstructionpermit.2.Ifthebuildingadditionproposesfloordrains,thenthefloordrainsarerequiredtoconnecttothesewer.3.Systemdevelopmentcharge(SDC)feeforsewerisbasedonthesizeofthenewdomesticwatertoservetheproposedproject.ThecurrentsewerSDCfeefora¾inchor1inchmeterinstallis$2,242.00.Stormwater1.AdrainageplananddrainagereportpreparedbyNovadyneCivilEngineersweresubmittedwiththelanduseapplication.Thereportmentionsthatthestudywasdoneasperthe2009CityofRentonSurfaceWaterDesignManualAmendmenttothe2009KingCountySurfaceWaterDesignManual.BasedontheCity’sflowcontrolmap,thissitefallswithinthePeakRateFlowControlStandard(ExistingSiteCondition).Thereportmentionsthatflowcontrolandwaterqualityrequirementsaremetbypermeablepavement.Theuseofpermeablepavementforflowcontrolandwaterqualitymustbedesignedtothe2012DepartmentofEcologyManualasamendedinDecember2014,andmustfollowgeotechnicalrecommendations.Thedrainagereportprovidedwiththeutilityconstructionpermitshould ADVISORYNOTESTOAPPDANTD... .1__CityofLUA15-000344-,IPLAN-PlanningReview-LandUseVersion2IJanuary26,2016EngineeringReviewComments-ContactRohtniNairI425-4307298Itnatr@rentanwagovincludealltheeightcorerequirementsandthesixspecialrequirements.2.ThesiteislocatedintheSpecialFloodHazardArea(100yearflood)FEMAzoneandtheFEMA100yearfloodplain.The1995FEMAFloodInsuranceRateMap(FIRM)showstheBaseFloodElevation(100yearfloodplainelevation)onthesitetobeelevation22.58(NAVO88datum).Thebuildingadditionfinishedfloorelevationwillneedtobeconstructedtobeaminimumof1ftabovetheBaseFloodElevation(Elevation23.58NAVD88datum).Anelevationcertificateforthebuildingfinishedfloorwillberequired.Apreliminaryelevationcertificatemustbesubmittedwhenthebuildingfinishedfloorisestablishedduringconstruction.AfinalelevationcertificateisrequireduponcompletionofconstructionandpriortobuildingTemporaryCertificateofOccupancy.TheapplicantshouldbeadvisedthatthefloodplainmapsintheGreenRiverValleyarebeingupdatedbyFEMA.AttachedisamapshowingthelocationoftheFEMApreliminaryDFIRMfloodplainislocatedonthesite.TheFEMAPreliminaryDigitalFloodInsuranceRateMap(DFIRM),whichhasnotbeenadoptedyet,showsthebasefloodelevationonthesitetobeelevation25(NAVD88datum).TheapplicantshouldbeadvisedthatduetoFEMAupdatingthefloodplainmapsintheGreenRiverValleythatthebuildingadditionfinishedfloorelevationshouldbeconstructedtobeminimum1ftabovetheFEMApreliminaryDFIRM100yearfloodplainelevationof25(NAVD88datum).Thereforethebuildingadditionfinishedfloorwouldneedtobeconstructedtominimumelevation26(NAVD88datum).Baseduponexistingbuildingconstructionrecordplans,theexistingbuildingfinishedfloorelevationisat25.58(NAVD88datum).Theapplicantshouldprovideanelevationcertificatefortheexistingbuildingfinishedfloortoverifythatitwasconstructedtotheelevationshownontheconstructionrecordplans.3.TheprojectwillberequiredtoprovideCompensatoryFloodplainStorageforfillingfloodplainareasbelowthe1995FEMABaseFloodElevationof22.58(NAVD88datum).Thedrainagereportmentionsthatcompensatorystorageisprovided.4.Thebuildingadditionrequirestheparkingareatoencroachintoanareawheretheremaybeanaturaldrainagecourse(stream)orwetlands.Theapplicantwillneedtomakesuretheencroachment‘doesnotimpactupstreamdrainageandaddressanyCriticalAreaOrdinanceRequirements.Thisinformationshouldbeclearlyincludedinthedrainagereportprovidedwiththeutilityconstructionpermit.5.AConstructionStormwaterPermitfromtheDepartmentofEcologyisrequiredifclearingandgradingofprojectsexceedsoneacre.Theinformationprovidedbytheapplicantshowsthatthisprojectdoesnotmeetthethresholdof1acredisturbance.Therefore,basedontheinformationprovidedtotheCity,theConstructionStormwaterPermitfromtheDepartmentofEcologyisnotrequired.6.ThesiteislocatedintheBlackRiverdrainagesystemandtheapplicanthasalreadycontactedthestatearcheologicaldepartmentandprovideddocumentationwiththeinformationthatnofurtherinvestigationisrequired.7.AgeotechnicalreportpreparedbyGeotechConsultants,Inc.wassubmittedfortheproject.Thegeotechreportmentionsthatthesitecontainedsandysoilinthetestpits.8.Thesurfacewatersystemdevelopmentcharge(SDC)feewillbeapplicableontheprojectforanynewimpervioussurfacearea.ThecurrentSDCfeeis$0.594persquarefeet,butnotlessthan$1,485.00.Transportation1.Theprojectproposestheadditionof11,900squarefeettoatrainingfacilitybuildingalongwithadditionalparkingarea.Transportationimpactfeeisapplicableontheproject,thefeewillbeassessedatthetimeofbuildingpermitreviewandpaymentwillbedueatthetimeofissuanceofthebuildingpermit.2.SincethereisnodirectsitefrontageontheCityofRentonstreets,publicfrontageimprovementsarenotapplicable.ThewestsideofthesiteisborderedbyBNSFproperty.Theprojectwillcontinuetogainaccesstothepublicstreetsystembymeansoftheexistingprivateaccess.3.BasedoninformationprovidedbySeattlePipeTrades,atrafficimpactanalysiswasnottriggered.GeneralComments1.Allconstructionorserviceutilitypermitsfordrainageandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconformtotheRentonDraftingStandards.PlansshallbepreparedbyalicensedCivilEngineer.2.Whenutilityplansarecomplete,pleasesubmitthree(3)copiesofthedrawings,two(2)copiesofthedrainagereport,permitapplication,anitemizedcostofconstructionestimate,andapplicationfeeatthecounteronthesixthfloor.3.Theproposedchangestothesitemustnotblockanyexistingfacilities.n.,,,oionii --c-—JPLAN-PlanningReview-LandUseVersion2IJanuary26,2O1Recommendations:1.RMCsection44030.C.2limitshaulhoursbetween8:30amto3:30pm,MondaythroughFridayunlessotherwiseapprovedbytheDevelopmentServicesDivision.2.Commercial,multifamily,newsinglefamilyandothernonresidentialconstructionactivitiesshallberestrictedtothehoursbetweenseveno’clock(7:00)a.m.andeighto’clock(8:00)p.m.,MondaythroughFriday.WorkonSaturdaysshallberestrictedtothehoursbetweennineo’clock(9:00)a.m.andeighto’clock(8:00)p.m.NoworkshallbepermittedonSundays.3.Withinthirty(30)daysofcompletionofgradingwork,theapplicantshallhydroseedorplantanappropriategroundcoveroveranyportionofthesitethatisgradedorclearedofvegetationandwherenofurtherconstructionworkwilloccurwithinninety(90)days.Alternativemeasuressuchasmulch,sodding,orplasticcoveringasspecifiedinthecurrentKingCountySurfaceWaterManagementDesignManualasadoptedbytheCityofRentonmaybeproposedbetweenthedatesofNovember1standMarch31stofeachyear.TheDevelopmentServicesDivision’sapprovalofthisworkisrequiredpriortofinalinspectionandapprovalofthepermit.4.ANationalPermitDischargeEliminationSystem(NPDES)permitisrequiredwhenmorethanoneacreisbeingcleared.5.Theapplicantmaynotfill,excavate,stackorstoreanyequipment,disposeofanymaterials,suppliesorfluids,operateanyequipment,installimpervioussurfaces,orcompacttheearthinanywaywithintheareadefinedbythedriplineofanytreetoberetained.6.Theapplicantshallerectandmaintainsixfoot(6’)highchainlinktemporaryconstructionfencingaroundthedriplinesofallretainedtrees,oralongtheperimeterofastandofretainedtrees.Placardsshallbeplacedonfencingeveryfiftyfeet(50’)indicatingthewords,“NOTRESPASSING—ProtectedTrees”oroneachsideofthefencingiflessthanfiftyfeet(50’).Siteaccesstoindividuallyprotectedtreesorgroupsoftreesshallbefencedandsigned.Individualtreesshallbefencedonfour(4)sides.Inaddition,theapplicantshallprovide(supervisionwheneverequipmentortrucksaremovingneattrees.PlanningReviewComments-‘ . ‘Contact:KrisSorensenI425-430-65931ksorensen@rentonwa.govADVISORYNOTESTOAPFJCANTLUAY5-000344 c3fliLLflginitct1July15,2015KrisSorensen,AssociatePlannerCityofRentonCommunityandEconomicDevelopmentDepartmentRentonCityHall,1055SouthGradyWayRenton,WA98057RE:SeattlePipeTradesExpansion—LUA15-000344“OnHold”NoticeDearMr.SorensonIamwritinginresponsetoaportionofyourletterdatedJune25,2015fortheprojectreferencedabove;specificallyarequestforadditionalinformationregardingparkingspacesavailable.Duringthevariousinformationalmeetingsthatwereheldtheselastfewmonthsaboutthisproject,thedesignteamwastoldthatbecausethisfacilityanditsexistingandproposedusedidnotfitintoanyparticularclassification,aformalparkinganalysiswasnotrequired.Inanyevent,thenewinformationthatyourequireisdisplayedbelow.AreviewofthecodesectionRMC4-4-080f.10.dfindsthataspaceisneededfor:•everyemployee•onespaceforevery3housingunits•ahalfspace(0.5)foreveryfull-timestudentnotresidingoncampus,and•anoff-streetparkingspaceforanybusesusedtotransportstudents.Therearenostudentslivingatthispropertyandbuilding.No“SchoolBuses”areusedtotransportstudents.Studentsmayarriveonsiteviapublicbustransportbutthisisnotthesamething.Therefore,parkingneedstobeprovidedforemployeesandcommuterstudents.Afourweekparkingstudyisattached.WebelievethestudywasdoneintheFallof2014.Fiftysixmonitoringperiods(day&night!sevendaysperweekforfourweeks)werereported.Wefoundthatstudentspredominantlyusedtheeveninghourstotakecoursework.Duringtheday,mostoftheparkingonsitewasusedbyemployees.ParkingwasusedduringtheweekendbutonlyduringthedayonSaturday.Ananalysisofthenumbersreportedinthestudyshowedthatthelargestnumberofstudentsandweassume,eveninginstructors,occurredonThursdayofweek2ofthestudy.Atotalof94spaceswereusedthen.Duringdaylighthoursonmanydaysofthestudy,tenoffiftysixmonitoringperiodsor18%,27stallswereused.Wehaveassumedthat27isthe“typical”numberofemployees,withahighernumberofstallsusedindicatingthatcourseswerealsobeingtaughtthatday.EXHIBIT19SPT—Responsetocityonparking Thehighestnumberofstallsusedduringthedaywas64.Ifweaddthehighestnumbersforbothdayandeveningwehave158spacesbeingused,butnotinthesametimeperiod.ExistingParkingconsistsof:110standardstalls,48compactstallsand6ADAstallstotaling164stalls.ProposedParkingperplanssubmittedinJune:120standardstalls,48compactstallsand8ADAstallstotaling176stalls.RequiredParkingEmployeesatIstalleach:Assumedat27x1.0=27stallsrequiredStudentsat.5stalleach:Assumed94x.5=47stallsrequiredTotalrequired:74Totalprovided:176Thereappearstobeanadequatenumberofstallsprovidedpercodeplusroomtoexpand.Itrustthatthisaddressesyourstatedconcerns.Ifyouhaveanyadditionalcommentsregardingthisissue,pleasesendthemtomeviaScottRiceatCollins-WoermanArchitects.Sincerely,JohnRubenkonig,ASLA2 SeattlePipeTradesParkingAnalysisEstimatedCarStall’sWeek1Week2Week3Week4MondayDay27272727MondayEve86868686TuesdayDay27642764TuesdayEve78787878WednesdayDay46524652WednesdayEve$1818181ThursdayDay46524652ThursdayEve20942020FridayDay27272727FridayEve0000SaturdayDay37223722SaturdayEve0000SundayDay0000SundayEve.0000 mx Iw I-I 0 A’ I \‘ 00 ki Legend ‘, •L- 1 inch =200 feet MAY 19 ZO5 o 50 100 200 300 400 —CIT FP&ON PLANNtNG DIVISION A VICNITY MAPNOTTOSCALE ARCHITECT COLLINS V4OERMAN ARCHITECTS SCOTT RICE,AlA PROECT MANASER710SECONDAVEMJE,U4JITE 1400 SEATTLE,P{ASHINSTON 40104-1710 205245.2IO0SRICE•C,OLLINSIHOERMAN.COM ENSINEER,NOVAPYNE CIVIL ENSINEERS DON SCARBERRY,FE 1510 25Th AVEMJE NE SEATtLE.HA 43125 425.753.1854 TREE ALULATIONS EXISTINS 43 CTFESE 43 TREES ARE ALL OUTSIDE OF ANY HETLAND OR EIFFER AREAS) SISNIfICANT TREES 6”4 LARSER.43 PROPOSED REMOVAL OF SISNIFICANT TREES 20 EXISTINS TRS / REMOVE RETAIN PER THE CITY TREE RETENTION MORKSNEET,ThERE ARE NO REOUIRED REPLACENENT TREES. <<<<< Cl) II [ PTN.NW1/4 OF THENW 1/4 OF SEC.24,TWP.23N.,ROE.04E.,WM. H’4 I SlTE 4 V / / PRO]ET CONTACT INFORMATION CLIENT SEATTLE PIPE TRADES Nh1 / SEE SHEET 2 FOR 5UILPIN AITION U PLANTING PLAN / / LANDSCAPEARCHITECT RUEENKONIS PLANNINS AND LANDSCAPE ARCHITECTERE,PLLC JOHE RUDENKONIS,AULA 3213 210Th PLACE SH EDMONDS,NA 48026 2O6.44IX62I RUEENKONISPLAeMSN.COM CONTRACTOR,FERRIS-TURSEY SENERAL CONTRACTORSRODFERRIS,VICE PRESIDENT MARK MSARY,PROECT MANASER 113 N 35Th ST.SEATTLE HA 43103 2O6.632,27q7 PRO]ET LOCATION: SEATTLE PIPE TRADES 545 MONSTER ROAD RENTON,NA 43055 SITE I2ATA SITE SIZE,553 ACRES TAX PARCEL NS..242S04—4122 m I-I I-I -I I-I I GRAPHIC SCALE I SPT 1 4 SHEET INDEX I -TREE INVENTORY PLAN 2 -LANDSCAPE PLANTINS PLAN 3 -SJILDINS 4 LANDSCAPE ANALYSIS 4 -LANDSCAPE DETAILS 4 NOTES DEPARTMENTOFCOMMUNITYCityotANDECONOMICDEVELOPMENT:IcSITREERETENTIONWORKSHEET__PlanningDivision?E5IEr:t61055SouthGradyWay-Renton,WA98057Phone;425-430-7200Fax:425-430-72311.Totalnumberoftreesover6”diameter’,oralderorcottonwoodtreesatieast8”indiameteronprojectsite_______________treesCF9-5A’?-EDeductions:Certaintreesareexcludedfromtheretentioncalculation:Treesthataredangerous2-treesTreesinproposedpublicstreets—ftreesTreesinproposedprivateaccesseasements/tractstreesTreesincriticalareas3andbuffers,,,,_%__treesTotalnumberofexcludedtrees:trees3.Subtractfine2fromline1:______4,,,,trees4.Next,todeterminethenumberoftreesthatmustberetained4,multiplyline3by:0,3inzonesRC,R-i,R-4,R-6orR-80.2inallotherresidentialzoneszI.0.1inallcommercialandindustrialzones________________trees5.listthenumberof6”indiameter,oralderorcottonwoodtreesover8”indiameterthatyouareproposing5toretain4:-trees6.SubtractlineSfromline4fortreestobereplaced:(ifline6iszeroorless,stophere.Noreplacementtreesarerequired)_______ __ _ _ _trees-;.,---_-_-_-_--_--“------ -.- - -- . -,7.Multiplytine6by12”fornumberofrequiredreplacementinches:___ __ __ __ __ __ _inches8.Proposedsizeoftreestomeetadditionalplantingrequirement:(Minimum2”calipertreesrequired)_________________inchespertree9.Divideline7byline8fornumberofreplacementtrees6:REjVED(Ifremainderis.5orgreater,rounduptothenextwholenumber)_________________fre’es\4A(19Z%1Measuredat4.5’abovegrade.2Atreecertified,inawrittenreport,asdead,terminallydiseased,damaged,orotherwisedangeroustopersonsorpropyIicense&‘landscapearchitect,orcertifiedarborist,andapprovedbytheCity.Criticalareas,suchaswetlands,streams,floodplainsandprotectedslopes,aredefinedinRMC4-3-050.PLANNii’IGDIVIjICountonlythosetreestoberetainedoutsideofcrfticalareasandbuffers.5TheCitymayrequiremodificationofthetreeretentionplantoensureretentionofthemaximumnumberoftreesperRMC4-4-i3OH7a.Whentherequirednumberofprotectedtreescannotheretained,replacementtrees,withatleastatwo-inch(2’)caliperoranevergreenatleastsixfeet(6k)tall,shallbeplanted.SeeRMC4-4-130.H.te.(ii)forprohibitedtypesofreplacementtreesH:\CED\Data\Forms-Templates\Self-H&pHandouts\Planning\TreeRetentionWorksheet.docxEXH151122 a.CFERRISTURNEYGENERALCONTRACTORS,1N0April28,2015ScottRiceRECEIVFDCollinsWoerman—710SecondAvenueMAY1132015Suite1400Seattle,WA98104CtiVOFENTQNPLANMNGDIVISIONRe:ConstructionMitigationDescriptionRentonTrainingCenterExpansion595MonsterRoadSWRenton,WA98055DearScott:SitePlanReviewSubmittalRequirementsResponseItem#10:A)Basedoncurrentinformationofpermitturnaround,clientveiling,approvalandfundingdurations,webelievethesiteworkwouldstartatthebeginningofMay2016andcompletebytheendofJuly2016.B)Ourworkwouldbeconductedduringregulardaytimehoursandweekdayoperation,Weanticipate7amto5pm,MondaythroughFridayandareflexiblewithinthattimeframetoconformtoanytypicalRentonrequirement.C)OurproposedhaulroutestartingfromthesitewouldbeMonsterRoadSW,SouthtoOaksdaleAveSW,EasttoSWGradyWay,SouthtoRainierAveSto1-405.However,wealsohavetheoptionofheadingnorthonMonsterRoadSWto68thAveStoMartinLutherKingJrWayto1-5ifthatislessimpacifulintheeyesofareviewer.D)Asthissiteworkwouldtakeplaceduringlatespringandsummer,wewouldanticipatestandardwetweatherTESCmeasuresforprotectingthestormsystemandattheperimetersiteorpropertylines,aswellasdustcontrolmeasuresforthedriertimes.Thisprojectisbeingperformedinanalreadyfinishedandfunctionalindustrialproperty,assuchwehaveaccesstodustcontrolwaterasneeded,abundantpavedandstripedparkingareasforthecrew,trafficstripingandsignageandspeedbumps.Thestandarddaytimeworkweekschedulemeansthatweareworkinginsaferdaylightvisibilityhoursandduringthesametimeasothernormalworkactivitiesaretakingplaceattheadjacentindustrialproperties.Ouraddedworkandhaulingtrafficwillbevirtuallyindistinguishableintypeandfrequencyfromthetractortrailermerchandiseloadscomingandgoingatthenearbydistributioncenterbusinesses.Page1of2P:3&32-2?9’F-32-27?()3oxJi&SattI,W?c81C3EXHIBIT23 a.FERRIS-TORNEYGENERAL.CONTRACTORS,NO.Wefeelfortunatetohaveamenableneighborstothistypeofsiteworkproject,butwealsowillinstitutenecessarymitigationmeasurestoreduceourimpacttothemaswellastheadjacentwetlands.Ourpreliminaryonsitetrafficcontrolplanisattached.Shouldyouhaveanyquestionsorneedfurtherclarification,Icanbereacheddirectlyat206-251-7403orviaemailatmarkm(äferris-turneycom.MarkMcGaryProjectManagerFerris-TurneyGeneralContractorsPage2of2P:O%2279F2O-%32-27P0B’31109Seatt.W.93103frr-turnevcorn I I Ci) CLLINS I Xc () F .1rLLLLLLL!.LLLU±LLL LL IL ____I III KEYNOTES: Uk 51012110 S ATOLl 11T1511RWALlS <D ioowsus ()1115041 COICRETI 11.1—Il’21111141 10 KEYNOTES I I I I Q WESTELEVATION4 +•1 0 0 ...,I 224 W 2 /- I II I III III’____ ®SOUThELEVATION (ë)() _____ I I I E Z Z 111111111 I II I I I I I I I I I I I I I I I JI -U 1IL :‘IL1Ji ()EAST ELEVATION 2Z4 1.14 I,’x I-I I-I-I tbJ . —-—--------—-—--- SEATTLE PIPE TRADES EXPANSION 585 Mon.i.r RSW.St..00 Renlor WA88057-2837 S8L EXTOR BEVA71ONS A41 I I III I O NEW BUILDING SECTION hr. I -II-I--l 1L1 -I I I I I I L1 I I II I I II idiJJLLU-J IBiiI]iI[I II I I I I.LLL LANPSAPE FLANTIN SGHEUL SYMBOL BOIANIEAL d aHMDN NAME (i(; ©A5US a,r0UES!N LNJREI. VI&!E4M TIWS TFINSoJEr L hi E Iu Cl) 4j n sPT 2 4 \ PTN.NW j24.IW?flRGE.04E., SIZE EIJANTITh SPAC1N& i <1<1<1<1i’i <11<1 XI5TN SW.NP -IE!RAGE iZZ1 KINNKII*flGK INN.LDN II2 NO.5 LLCN 450 2405 [Z1 %rI50r %PRITT I.”x wI-I-I U’ I GRAPHIC SCALE