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LUA-07-078_Report 1
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D£TA1lS, PH. 3 STOR-HOUSE SELF STORAGE G/LROYLLC. cORE ~OfSJGN ~ ~ 'l ~ ~ ~ ~ ~ z ~ ~ • • 0 ~ ~ ~ ~ • !.Ql!>E---··· --w--"2dllll7ll77 ..... :H..U.Vll,I.J 152(} WJTH Alf" It( SIJITE 2t() £1E11£W£. tlJJ&INCTON 9IKJ<J5 EN<HNEE~INC. · PlANNfNO 5U~vcrrNG )> ' N Ill' l ' 'l'Q' I ,:m, ;' 'I hi Stor, House· 1 .. " no•••~I @ 2829 NE 3rd AVE. RENTON, WA BLDG. "AA" PLAN & ELEVS. ·--, l' <"\ ' t~ ,, ;~ t ' ' < ,, ,. I I i, ' ' ' r > ' w ' ' 1.:. ~ ~ 'l"l_j <;fl; mxm "'"' ' O(XQL °""'' ' ' mxm "'"'" OIXOL °"'' <::'"· Q\X(H °"°' ' or~oL "'"" ' j (O'~' °""' 1:, l)~xo, "'"" ' I WO! """ :· OIXQL °"'' ' 'r----·---r ,----rr-~- }""). i} , ... j'"', ' ' ' ' ['..I I ~i r ' ' ' ~ : ! OLXOL O\XOl OIXOL OP((H WOL OLl:(]L mxm mxm OP!(H OLXOL OLX(H mxm ,, ~' ~: ,I 0: mxm o~xo, ' R OLXOL 1 OLKIJL ' I ' OIXOL ;, OlXOL OIXOI QL((IL "'"" OLXOL OIXOL ' ,I ' o·: ,I C: I. ' ' I' ~ :, ' t ,. I' ' ' l\ ' !~ I w 0 !, ;•.' ' ~: ~, 0 1 i· ,1: ,. ·, !I i p 11 @ 2829 NE 3rd AVE. RENTON, WA BLDG. "BB" PLAN & ELEVS. I :~11111111' d', 1'1 11 ., I • ·'''ill'l·1 ·'1' 1 · ! .··J'.,1.'!, ,1·,···· I ]·l .. 11. , ''[' ', , ,I I l ' ,, I , I iii. i1ji.:i!iil !'I ·111:' d'I c 1, )i '1:: 1::,1 ,i 'I J I, -~I' I ' 1.1 ' .. 1 •.. ·,, .. 1.1,1·,,1 ' '·,. i'' iii :j ;,11i,11 ';' '.·1: I , . , . . ,I J> I .... i I I I I I T ~~ ?~ ~: ~; ;is~ 1, cl f 1' ~·r ~~ ~ a I~ ~; ! ~'c'i ' " ~ J ~ s 1~ " r m ? ' ::ii! j: H ~' ! ,, ! . ,. ,,:11'/' I~ 'r > 4:__:J,.".~~·"·~·~ .:~~'";',·~·~ .... 1." ~·~ ... ·?t~:;.l ·~5~ ' ' ' ~"· ).;~- ' : 'i 10,30 10,30 " I' ', I ~''' =~ @ 2829 NE 3rd AVE. RENTON, WA "c q Cl 11~tor · Haus j BLDG. "CC" PLAN / ELEVS. SU~ STOR_~-~-Ej_ " , f i~ l i:: ig !1!. Q: ~ iij-,g a, ! i l! '!. IJ I .. ' :~ '. -- 1"20 01 i~: I 12'20 ' I~ j ' ' . ' 12"" ' t ~-". ' }, i 12"" : ii f -! ' ' I ,'f , U/ "" "'" '(~ -------i,µ----- )~; .. )1 .. >< .. >< ' .. ' ,,-1: ' 'l • lr,"A~---, l ; i EEl3 Jo ' .. @ 2829 NE 3rd AVE. RENTON, WA ! 1 er ™' . '" i: g: g I cC Stor • House' m8.'§i UI t '~ ·-~-EL--~---~TORA6E I BLDG. "DD" PLAN/ ELEVS. ; I [ 'iiiifl --{ ~ : : '.,., ~ ! ! i ! : i Ir ;. ! ' l. 'I ! i' = ~ ::le ' GI 'I i I I I ~ ,. ~~~ i I r;'l Hi t~~ ~ , ;, C. i [ l'i ' . !,1 /-Ci~~"! ! ) ,, .. ( /' ' ,,/ / -,A)/ )··~· '--••,C.: :• @ 2829 NE 3rd AVE. RENTON, WA BLDG. "EE" PLAN / ELEVS. ' ' . : ~ i ' IH·1 ' I ; I ii :I ' :: n ~i~i I(-;> ' ' . ' . ' ' ., ' iji I i I 1 Ii l·'·l·"·I '1' .. II I )' / '-\ 1~ I ' I I / H; ~~ I I, I f'' 8'~ 8~ iH~ ~ :i r ~i~ 1~i; ' ~ ~ ~ ~ !q! n~ ' ~ ~ ~ ~ ,,;; .~ ; iU 1 !~~ ' l ~;' ~ i p!! ' . iqi l'ii~~~:': ' !h ~ l!i ;: iii §~:~~:~ ~ !ii 1 t iri~~~l! ' -; o ~ r w[ "~;_I ~ ~ ~ ai t ~ 7 ~~ · 1 :.;.-1 i ' 1 '! .. ~~ ~~~ I " l ! . ~G ~~ -> ~ !'' I ~~ :;;: ' f g • l I' :1 'I ~ Jo _m . ' ' ..... ; ! ' ; I ' ' :::c llstor-Housel ..., : : I I =~ I I :~EL~--ST O ~ ~ ~-~j 1,,:-;-.,i I' ,. 0 ,. 0 m ~ I" I. ;o 0 := C " 0 0 0 ;o :;/ " 'l ,-.. ~~~~ fl~; iii ~~~~ !~,,~ ~ ) ~§iij ~n~ ! M~ !~(,~~ ,i~~ ~! ' n~~ ;~:,! I ' :~~~ 1~t:-~-~ 1•t~ ~ ~ l ,i ~ ~ ,; @ 2829 NE 3rd AVE. RENTON, WA BLDG. "FF" PLAN / ELEVS. '"" I ! I -:, ~ I I- J ., 0 1 ' • t ! I' i f I, i lllEE 1;! t 3: 8 . 8 ,a· ~ ; ~ :l -m ~ ~:::n G ,, L@ --~ 8. ' ' ' --~--r ,, • f J-~- ~ @ <( _, l~i ,.. ~ -~·-0· 170 ..(I' C " ' - ~ C • K ., ... ~_ --~ t4 @ r 25'--0" : ' ,. .. 1-s ·-.t ! l ~. .$,i ';,,;afl .. , ' '""j . ~ . -p~~ --:.~\· ~ ®-,;' __ -r"~ PLANPSCHEDU TREES .y Acer orcinatum. V1'le Me.pie -· 4-5' height min. 3 B1ems millC. : _ o· Acer palmatum 'Bloodgood'. Blood 1 8 6-7'heighlmin. -4. Acer p. 'Column are' -Columnar No,rway I _ _ 1-1/2:calper ' Glo!d1ts1a l. i. 'SK)'llne' -Skyline Ho, 1-112" caliper pjnos nlgra -Aus:rlan Black. Pine 4-S haight min. Robinia pseudoacecia 'Festigata' - 1-112" c;alipar Q Stewartia pseudoc;amallla -Japan, 5-6' h819ht mm B Exlstirig Quercus coccinea -Searle! SHRUBS· ~ Abel,a grandiflora 'Edward Gouche, @) '" I <t ,. " Berbens thunbergi1 'Rosa Glow' J Comua albe ·~nleomargim1ta' - Cistus hybrldus -White Rockroaa I Juniperus c. 'Kaizuk.a' -Hollywood Mahonia aquifclium 'Compacia' -Dwf. Nendine domast,ca 'Moyar's Red' Pinus m. mugo -Mugo Pine I 3 ga ,,,,. --b, I ~·· ·'"1 = idlJ _J N 8~~12'42" W t Prunus lauroc:erasus 'Otto Luyl<en' / Prunus lusitanice -Portugal Ulure ·:;;i) Rhododendron 'PJM' -PJM Rhodod ® Rhododendron 'Cilp,r,anae' -Rhod I-~-~ ?,, ' ~ '.'? ;§ f:i .' ·-- \ll I \ :~~ .a. @ ·20'--D" ,10'·~: ,~ ~ .. <l " Spiraea bumeldo 'Limamound' -L11 Thuja occidental is 'Emerald Graen' Vi bu mum dav1d1I -Davids Vibumu Viburnum p 'Tomentosum· -Doubl ; \ ~> -~-----/· -~~{4 ·' AU ---Existing Plants Undisturbed --~ . . ---------------. l "t. j_,-6' ---• --o- VM- ~ :3fr .. -.. -·· -~~· ---,-~ ~--"---:: ~RO 5,. ., .. · --_;_::-- .. ----;;...0'1·~ -_ ____... .. .>tfa yfo.,t\ / --------- ~.\:.----.. - \."' __ ,,, ~--- .• ,.,,-~_ --y. r /1\ LAND!>CAPE ~U=1:2 P~N PuHASE II~, ~ ~ --"-' •.J ,a u " ~~6~ "'~~ -- ~v\.i .-------~ ~,-~ ..... ------- GROUNDCOVERS AU Arctoelaphylos uva-urai-Kinnikinni VM V1nca rrinor -Pertwlnkle I 4" pots @ Perennia s: Lavendula, Erice, Hermeroca llth:xlore, Fesluc:a 11 gBllon pols field, .€) 2-J Man Gran,te Boulders set in natural !:LANT NOTE_§ 1. Place a minimum of 4' topsoil in all plant Planting soil mix fer backfill !of all trees, ground caver shall be mixture ol 2/3 tops, organic rlattE!r. Provide sample For appr, :;, Plenijng and tcpsoil rr.andards shall meet Contractor shall fel•ow Standards fer Nurse1 and the ANN "American Standards for N, 4. Plan shall tie followed. No &ui:)$Htu1lons, without t>ie approYal al the Landscape Arch 5. Contractor shall gueran18$ plant material for a per,oo of ooe year after flnal acoep pl1ml9 under guarentoo with same variety ~~:~:t~~~ r:~~~~eara~uarentee period will be 6. Contractor shell place unifcrm,2' mulch over properly cleaned and graded plant bads. Provide sample for approval. 7 ~:~~fi i~:~~mcs0~~0i~:~i~ g~fcrr code I'~ sign sociates '"""'""'""-... -... ...... ""'"" 142'1 .. , j(MO ............. -- C it z -z cC 0 ..I I-,z II. "' a! Ill "' II. ,oo ~ g11llon cC i! u '"' !'I Ill "' gallon z Q OI z N cC CD N ..I '"' @ n1n. :~~~:- !· U,Q !, :JC !: 0~ :c. qf ~; [" U): .• LA PLAN --- - - - -- WM""' ~ LA-1 ® 1'!.!NGCOUNl'I' DEPARTMENT ol ASSESSMENTS = ----~ :z 0 :it· SITE + j I i I NW 16-23-05 _[ ., ' -· ii i' > "' ~o im ~ ~ /,/ARO/ 2(){}1 IE' ki.; -IIH5_/ TU! /IHI// <J;W ~ ~, ..,I;; RCt! S!l"Vl}{S, Fl I ~· 89'06'38" W II [ l ll '" 111.n:ss.wN 00~1 LC--Stl t3: O": .o;:;:: q • "' L " > r ['.' ~. 1 ... a. ;~-'' ~ :;;;;;, ' ,, ' ' ,I I l..__1: L I'., '1:1 !52.00 ,,~, \· \ -·~-JL ,~···· . __ g''-' ;c"' i' . ,-.,.~·-:-'·' y· \ ,/ ·3·l< I \ 1·J..S¢ I II r! m p II "ii o( ~o~ ; C »!i\ ~ Q I 11 I !l!!i ' !fl" !!,'~ I d· 'r~PP' !l1F1 ' '"l 0 ij d !'' ~~ ~~ ~ u; ~ ~ ', io••n '! 1i 1i ,1il11i 1 , ii,1,,, !Ii ! 101'51 i. 2 ~ ' 'a I ~ ; s ii [ l '" '" ~ ,, 11 ;t tilil.'!~!\ ! "'!' m '" I Iii';~ I 11 I ~ ~ "' ;, ~ ' " 8 " ;: "' ~ Pfl£/./MINARY GRADING & IJTllJTIES PLAN, PH. 3 cORE STOR,HOUSE SELF STORAGE T'1'1F'l'c;!llw,_,_,.,0! --w--GILROY L.L.C. <2SMSJl7? fQO <a1.185.191!l 1520 /,N./l/1 A~ 1£ SIJl/1" 2W ~DESIGN tlfl.l.nC,! JMSffNCT{,W 98'Xl5 FNGINH~ING f!AN~/NG · .;~;, OO.!l>.SC.6a" I ' n ' I "' II ,, '" I I I ; '" n1 ' ' ' " I l e V, ~ re : :. 1 II ' .. ~6 q .. ,, -< : i,o•@ ~!·11 I! I ii ~ ' I JIU :KK!l 11; ~? ~c',,,r., -=~ :- ~,. ,.,, [ Rlll t.,i ·,: /ICB5100IS,__L(_ I'S< I '1,\"10,1"' Return Address Citv Clerk ·s Office City of Renton 1055 South Grady Way Renton. WA 98055 J!tllHIIIIIIIIIII CITY OF RE!~B, 8000382 PAGE001 OF 002 43.00 09/18/2008 10·19 KING COUNTY, WA BILL OF SALE I Proj Name:,:.r.:'.,1~ :~~"' i::!l:nT Property Tax Parcel Number: Pro1ect File 'L.ult o'1-t9'7S Street Intersection: 7 S:Z.f Nb 3'""'si-Address: Referenct> Ntunber(s) of Documents assigned or released: Additional reference numbers are on. page __ . Grantor(s): Grantee(s): LbtLRO'f ffrYVII L'( ~ 1 1-L. C... I. City of Renton, a Municipal Corporation 2. The Granlor, as named above, for, and in consideration of mutual benefits, hereby granls, bargains, sells and delivers to the Grantee. as named above, the following described personal property: WATER SYSTEM: Length Size Type iJ~clf~3 s::B L.F. of 8" .. ,12r: Water t,..fain I:\ LF of ,. 12.r. Water Main L.F. of Water Main \ each of et .. Gate Valves 2 each of ~· Gate Valves :2 each of Fire Hydrant Assembhe.s SANITARY SEWER SYSTEM: Length Size I.w;: L.F. of " Sewer Main L.F. of Sewer Main L.F. of .. Sewer Main ,. each of Diameter Manholes each of Diameter Manholes each of .. Lift Stations -~---~ STORM DRAINAGE SYSTEM: Length Size Tvpe L.F. of " Storm Main L.F. of ., Stonn Main L.F. of ,. Stonn Main each of " Stom1 Inlet/Outlet each of .. Stonn Catch Basin each of ,. Manhole STREET IMPROYMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk L.F. Asphalt Pavement: SY or L. F. of Width STREET LIGHTING: # of Poles ;l. CJo Y .... cJc> 7 ,J. By this conveyance. Grantor wi!l ,.rnrrant and defend the sale hereby made unto th<:: Grantee against all and <:'-'t:ry pason or persons. whom~oever. lawfully daiming vr to claim the same. Titis conveyance sha!t bind the heirs, c:'i..ecutur~. admillistrators and assiru1s forever O:\Fonns\PBP\V\BILLSALE2.D0C\bh Pagel Notary Seal must be within box Notary Seal must be ,vi thin box 0:1Fonns1PBPW>BILLSALE2.D0C\bh fl\lD/FIDUAI. FOR.",,! 0FACKN01l-1.EDG,UE.:\'T STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence tha! __ , 20!}1 ---~-------signed this instrument and acknowledged it to be his/lier/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) _________ _ My appointment expires: _____________ _ Dated: CORPORATE FORM OF ACKNOU,'LElJ(i/HEAT STATEOFWASHINGTON >ss COUNTY OF KING ) On this ___ day of _____ , 20 __ . before me personally appeared ________________________ to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) _____________ _ My appointment expires: ____________ _ Dated: Page 2 CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: October 30, 2007 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: LUA (file) Number: Cross-References: AKA's: Project Manager: Acceptance Date: Applicant: Owner: Contact: PID Number: ERC Decision Date: ERC Appeal Date: Administrative Approval: Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date Appealed to Council: By Whom: Council Decision: Mylar Recording Number: Stor-House Self Storage Phase III LUA-07-078, SA-A Elizabeth Higgins August 10, 2007 Patrick Gilroy Gilroy Family, LLC Patrick Gilroy 1623059143; 1623059142 Orig. Dec.: September 14, 2007 Revised: September 28, 2007 Orig. Dec.: September 28, 2007 Revised: October 14, 2007 Date: Date: Project Description: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west corner of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. Location: 2829 NE 3'd Street Comments: ,_,,<i'Y 0 ·~. CIT1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P .E., Administrator 0~" ~ . ~ ~ ;2: Kathy Keolker, Mayor -;z;N'tOr------------------------ October 30, 2007 Patrick Gilroy 1520 140'h Avenue NE #200 Bellevue, WA 98005 SUBJECT: Stor-House Self-Storage Phase Ill LUA07-078, SA-A Dear Mr. Gilroy: This letter is to inform you that the appeal period has ended for the revised Administrative Site Plan approval. No appeals were filed, therefore, this 'decision is final and application for the appropriately required permits may proceed. The advisory notes and conditions of approval listed in the City of Renton Report and Decision dated September 28, 2007 must be adhered to during construction and prior to final inspection. If you have any questions regarding the revised administrative report and decision, please call me at (425) 430-7382. Sincerely, a~~.d-£_ J~~ Elizabeth Higgins, AICP Senior Planner cc: Gilroy Family, LLC I Owner ~-----1-0-55_S_o_u_th_G_rad_y_W_a_y...,.-R-e-n-to_n_, W-.-as-hi-ng_to_n~98-_0-57--~---~ @ This papElrcontalns 50% recycled matefial, 3'?% post consumer AHEAD OF THE CURVE City o . nton Department of Planning I Building I Pub .. c Narks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 0J1A A-• -. . APPLICATION NO: LUA07-078, SA-A APPLICANT: Patrick Gilrov PROJECT TITLE: Star-House Self Storaqe Phase 111 SITE AREA: 88,796 square feet LOCATION: 2829 NE 3'd Street COMMENTS DUE: AUGUST 24, 2007 DATE CIRCULATED: AUGUST 10 OM~ PROJECT MANAGER: Finabeth Hinnins PLAN REVIEW: Arneta .\. BUILDING AREA lnross): 34,098 square fee·t WORK ORDER NO: 77785 SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinrr Air Aesthetics Water Li_qht/Gfare Plants Recreafion Land/Shoreline Use Utilities Animals Transoortation Env1ronmerital Health Pubfic Services / Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet -14.000 Feet :s ,,.S .} l (YI.a.)· n r I a.rt u 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this ap areas where additional inf. ith particular attention to those areas in which we have expertise and have identified areas of probable impact or need d to properly assess this proposal. J /J -1-01 Signature of Director or Au Date PROJECT LUA 07-078, SA-A Stor-House Self Storage Phase Ill City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 17 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced-in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. Theft and burglary at construction sites is prevalent, and I expect due to the isolated location and overabundance of construction materials, this site will be a target for such incidents. It's recommended that the developer go the extra step and provide secured temporary housing for materials that could be easily removed during the course of an evening or weekend. The same security considerations should be made for any construction equipment (tractors, backhoes, excavators, lifts, etc.) When not in L'Se, this equipment should be lined up along fence lines that abut adjacent streets. Spark plugs and/or batteries should be removed when not in use for long periods of time (i.e., evenings, weekends, and holiday periods.) The addition of security personnel after hours is recommended. COMPLETED FACILITY All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by passing vehicles and/or pedestrians. Security Survey Page 1 of 2 07-078 It is recommended that the tire facility be monitored using a r rded security system. It's not uncommon for busine~.,es to experience theft and/or va, ,ualism during the hours of darkness. An auxiliary security service should be utilized to patrol the property. It is important to direct all foot traffic into the main entrance of the facility. All areas of this project need to have adequate lighting. Burglary to storage facilities is common and proper lighting may help identify suspects. Each individual storage unit should be separately secured. Burglars will commonly break into an outside unit, and then have full access to all interior units based upon the construction inside. The structure should have building numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). Parking Areas Lighting is the number one deterrent to crime. Theft from motor vehicle is the most common occurring crime in our city. Additional security and lighting in and around any storage for long-term parking of vehicles (i.e., boats, motor homes, trailers, etc.) is strongly recommended. It's recommended surveillance equipment be installed and signage stating such posted in conspicuous locations throughout the area. Miscellaneous I recommend the developer have a Crime Prevention Representative conduct a security survey for this facility once it is near completion. Security Survey Page 2 of 2 07-078 ~~y o CITY ~F RENTON :~": Planning/Building/PublicWorks Department ~~<-;,.-K-•-th_y_K_e_ol_k_e,_, M_•y_o_, _______________ G_•_•g_g_z_im_m_••_m_•n_P_.E_._, A-dm-in_i-•t_•_•t_o_• __ lV'1' September 28, 2007 Patrick Gilroy 1520 140th Avenue NE #200 Belleuve, WA 98005 Subject: Stor-House,Self-Storage Phase III LUA07-078, SA-A-CORRECTIONS AND CLARIFICATION Dear Mr. Gilroy: This letter is written as a follow-up to our meeting oflast week, at which we discussed the Administrative Site Plan Approval for the above-referenced project Corrections and clarifications are needed because I} an error was made in determining the front and side setback from a Light Industrial zone when .it abuts a residential zone; 2) it was erroneously stated that . minimum size requirements were applicable for refuse areas in industrial zones; 3) an additional ADA parking space will be provided within the adjacent "Phase I" area of the facility; and 4) potential archaeological resources, more appropriately an "environmental" issue, were considered during the site plan teview. The following corrections have been made to the Administrative Site Plan Review staff report dated September 14, 2007 (Revised September 28, 2007): Building Setbacks (page 5 of 13): "The Development Agreement states that, "Setbacks shall follow the requirements of the IL Zone, except that the minimum setback from the top of slopes along the site boundaries adjacent · to residential zones shall be 10 feet." (Section 3.B.1). "The proposed Building AA front setback varies in width from I 02 feet at the northeast comer of the building to approximately 50 feet at the northwest building comer. This building setback meets-exceeds the requirement of the development standards. "The proposed Building DD front setback is about 37 feet wide between the building fa9ade and the edge of the public right-of-way at the west entry to the site. Where the front and side building fa9ade:; abuts property that is zoned R-10, the setback is approximately 10 feet wide. +his-These setback§ must be increased so that the building is a minimum of ~20 feet from the shared boundary of the R-10 zoned property." Service Areas (page 6 of 13): Renton Municipal Code requires screening of outdoor refuse and recycling areas (RMC 4-4-090, "Refuse and Recyclables Standards"). There are also miHim1mmo size requirements for these areas, laased OH l,1c1ildiHg size in industrial zo.!Jes. There is HO iHElieatieH ell the site 13!00 that these staHdards we1c1ld ae met withiH the 1Ja1c1Hdaries efthe 13re13erties. StaffreeommeHds that a revised ------l-0-55_So_u_th_G_ra_d_y_W_a_y __ -R-en-to_n_, W-as-h1-.n-gt-on-98_0_5_7 ______ ~ AHEAD OF THE CURVE Mr. Patrick Gilroy September 28, 2007 Page 2 of2 site 13lafl, ElemeRstratiAg that the 13rojeet meets tlle reEJuiremeRts for siziRg aREl sereeRiRg of refuse aml reeyeliRg areas, lie suemitteEl aREl aJJJJFOYeEl 1,y the DeveleJ3meRt Seniees JJrojeet maHager Jlrier te the issuaHee ofbc1ilEliRg JJermits. Mitigation of impacts of the proposed site plan to the site (page 8 of 13): DuriRg the Pi!ase 2 site JllaH review, the state Offiee oft\.i>ehaeelogy BREI Historie Preser¥atieR eommeRlea that "BR IRaiaR Trail" erossea the JlrOJlerly. [Eichibit 18] This, BRB two ethnograJJhie Jllaee names leeatea witlliR oRe half mile of the site, iRaieates tlle JJOteRtial fur lll'ehaeelegieal reseHrees eeiRg JlFeSeRI. As mitigatieR for JJOteRtial iH1J3aets eftlle JlFOJJOsee site JJlaR_te the site, staffreeemmeREls tllat a EJHalifieEl arehaeelegieal eoRsc1ltaRt be FetaifleEl to evaluate aR)' mateFial that is eJleaYatea ElHriRg JJrojeet eoRstFUetioR fuF JJOlefltial histerie er eultUFal sigRifieBRee. Conditions of Approval (page 11 of 13): ~ A FeYisea site JllaR, aemeRstFatiRg that the JJFojeet meets tlle reEJHil'!lmeRts feF siziRg aRa seFeeRiRg of refose aRa reeyeliRg Meas, shall be sHbmittea aREi aJJJJrnveel by the DeYeleJJmeRt Seniees Jlrojeet maRageF J3rier to the is~HaRee efbuihli_Rg Jlefmits. 6c A eejly efa eoRtraet shall as JlFOYiEleEl to the Devel0jlmeRt Sensees DiYisieR Jlrojeet maRager ElemoRstratiRg that a EJHalifieEl arehaeelogieal e0Rsc1Itant has l,eefl retaiReel to evaluate material eiceavatea EluriRg JJroj eel eeRslrHetioR fur JJOleRtial histerie er ec1l!Hfal sigRifieaRee. The following are clarifications: The additional required ADA parking space wiUbe provided in the area designated as Phase I, abutting a wheelchair ramp to the Star-House office. The Phase 3 refuse area was constructed during an earlier phase of the project. Please contact me at (425) 430-7382 if you have any questions. Sincerely, /;;pi~6ch-- Efizabeth Higgins, AICP Senior Planner cc: Gilroy Family, LLC / Owner REPORT City of Renton & Department of Planning I Building I Public Works DECISION ADMINISTRATIVE SITE PLAN REVIEW DATE September 14, 2007 Revised September 28, 2007 Project Name: Star-House Self-Storage, Phase Ill Applicant/Contact: Patrick Gilroy; 1520 -140'h Ave NE, #200; Bellevue, WA 98005 Owner: Gilroy Family, LLC 1714 -140th Ave NE, 200 Bellevue, WA 98005 File Number: LUA-07-078, SA-A Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The applicant is requesting Administrative Site Plan review and approval of a proposed 34,098 sf enlargement (Phase 3) of an existing "self-storage" facility. The proposed project site is located on NE 3"' Street in Renton. Earlier phases of the facility were developed in 2001 (Phase 1) and 2004 (Phase 2). The property was subdivided into 4 parcels in 2002. Project Location: 2829 NE 3'd Street Exist. Bldg. Area: Phase 1: 70,493 sf Proposed new building Area: 34,098 sf Phase 2: 37,860 sf Total: 108,353 sf Total area covered by 139,498 sf buildings: Site Area: Phase 3: 88,796 sf I 2.04 A Total all phases: 333,654 sf I 7.66 A Phases 1 & 2 -44% Percentage of area Phase 3-35% covered by buildings: Total-42% Admi11 Site Plan Review 07-078.do City of Renton P/8/PW Oepartme STOR-HOUSE SELF STORAGE, ,-,HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Exhibits n Review Staff Report LUA-07-078, SA-A Page 2 of 13 Exhibit 1: Yellow file containing: application, proof of posting and publication environmental review and other documentation pertinent to this request Exhibit 2: Neighborhood Detail Map Exhibit 3: Zoning Map Exhibit 4: Phase 1 Site Plan Exhibit 5: Phase 1 Modified Site Plan Exhibit 6: Short Plat Exhibit 7: Phase 2 Site Plan Exhibit 8: Phase 3 Site Plan (Sheet 1 of 3) Exhibit 9: Elevations Building AA (Sheet A-2) Exhibit 10: Elevations Building DD (Sheet A-5) Exhibit 11: Elevations Building FF (Sheet A-7) Exhibit 12: Elevations Building BB (Sheet A-3) Exhibit 13: Elevations Building CC (Sheet A-4) Exhibit 14: Elevations Building EE (Sheet A-6) Exhibit 15: Landscape Plan (Sheet LA-1) Exhibit 16: Phase 1 Environmental Determination and Mitigation Measures Exhibit 17: Detailed Zoning Map EJ(hibit 1 B: Offise of Arshaeology ond Historic Preservation better dated 09124104.[Not applicable] II PART ONE: PROJECT DESCRIPTION/BACKGROUND The proposed project is the third and final development phase of the "Star-House" self- stora~e facility. The 2.04 acre site is located on NE 3rd Street west of where it becomes NE 4' Street at Jefferson Ave NE. [Exhibit 2] The proposed project site abuts similarly zoned land to the east. Land to the northeast is zoned Commercial Arterial, however, and residential zones (Residential Multi-family and Residential 10) are adjacent (north of NE 3'd St) and abutting to the north and west (Exhibit 3 ), Development of the property was initiated following execution of a Development Agreement with the City of Renton in 2000. Although office buildings were proposed for the north portion of the property, fronting on NE 3'd Street, subsequent market research by the property owner indicated additional storage area is more economically viable than office space at the present time. A project consisting entirely of storage buildings is allowed by the Development Agreement In 1999, the land was zoned Light Industrial (LI), which is an implementing zone of the Comprehensive Plan land use designation, Employment Area -Industrial. [Exhibit 3] Lacking the Development Agreement, self-service storage would require a conditional use permit in the LI zone outside of the Valley, where it is allowed outright. Phase 1 of the Aegis Storage and Office project, for 65,659 sf of buildings, was approved in 2001 (LUA01-047). [Exhibit 4] This first phase included the area of the current site plan review. The primary use shown on the north portion of Phase 1, now identified as Phase 3, was office. Admin Site Plan Review 07-078.doc City of Renton P!B!PW Departmc STOR-HOUSE SELF STORAGE, I-HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 3 of 13 The approved Phase 1 plan was revised in 2002, through the "minor modification" process, to include an additional 4,834 sf structure (Building 'K'), reduction of the area dedicated for the next phase, and delay of construction of 2 office buildings to a later phase. [Exhibit 5] In 2002, the property was subdivided into 4 lots (LUA02-065). [Exhibit 6] The current proposed Phase 3 is across Lots 1 and 2 of this subdivision. Phase 2 (LUA04-105), for 37,860 sf of buildings on Lot 4, was reviewed and approved in 2004. [Exhibit 7] Phase 3 would consist of 34,098 sf of self-service storage space in 6 single-story buildings. [Exhibit 8] Buildings AA, DD, and FF would have green, metal roofs pitched at 12:6; Hardi-board fascia panels painted tan; and concrete masonry unit (emu) walls painted tan with emu brown insets. Roll-up metal doors would be painted green. [Exhibits 9, 10, and 11] Building AA would have 3 wall-mounted, green, metal trellises provided on the north side (facing NE 3'd St) to give the impression of windows. Building DD would have 2 metal, wall-mounted trellises on the north, which fronts on the public arterial, and 1 on the west side, which is viewed both from the eastbound lanes of NE 3'd St and the Liberty Ridge subdivision. Building DD would also feature a "tower" and facility signage is proposed for the north side only (evaluation of the signage for purposes of obtaining a City sign permit is not within the scope of this review). Building FF, which runs parallel to the west property boundary and can be viewed from both NE 3'd St and Liberty Ridge, would have 3 of the metal trellis "windows." Other buildings (BB, CC, and EE) would have similar materials, but roofs would be almost flat. [Exhibits 12, 13, and 14] These buildings would be screened by either existing buildings or new structures. Although the site slopes down sharply to the west at the property boundary, it is essentially without topographic relief. A landscape plan has been submitted indicating landscaping would be provided along the NE 3'd St frontage. Street trees, 4 scarlet oaks (Quercus coccinea), are existing and would remain. The plan shows that 4 honeylocust trees (Gleditsia t.i 'Skyline), 6 Austrian black pines (Pinus nigra), and 7 narrow black locust (Robinia pseudoacacia 'Fastigata) would be planted along the west side of the proposed buildings. [Exhibit 15] New parking stalls for 10 vehicles would be provided. Access would be from NE 3rd Street by 2 curb cuts created for the earlier phases of the project. II PART TWO: ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 9, 2001, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for Phase 1 of the Aegis Storage and Office project (Stor-House). [Exhibit 16] Admin Site Plan Review 07·078.doc City of Renton PIB/PW Departm, STOR-HOUSE SELF STORAGE, rHASE 3 Administrative s,t REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 4 of 13 No environmental review was conducted for Phase 2 of the project. The applicant has requested waiver of environmental review for Phase 3 of the project. A determination was made on July 25, 2007, by the Director of Development Services, that Phase 3 is exempt from environmental review. II PART THREE: ADMINISTRATIVE LAND USE ACTION. REPORT & DECISION A. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues regarding the proposed development. All of these comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Decision at the end of the report. B. Consistency with Site Plan Approval Criteria The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: 1. Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the site is Employment Area - Industrial (EA-I). The following Comprehensive Plan policies are applicable to the proposal: Purpose Statement: The Employment Area-Industrial designation is intended to provide continued opportunity for manufacturing and industrial uses that create a strong employment base in the City. Objective LU-ZZZ: Sustain industrial areas that function as integrated employment activity areas and include a core of industrial uses and other related businesses and services, transit facilities, and amenities. The proposed project is subject to a Development Agreement, which would allow this use at this location, regardless of other City objectives or policies. Policy LU-436. The primary use in the Employment Area -Industrial designation should be industrial. The proposed project is subject to a Development Agreement, which would allow this use at this location. Policy LU-437. A mix of offices, light industrial, warehousing, and manufacturing should be encouraged in the Employment Area-Industrial classification, with conditions as appropriate. The proposed project is subject to a Development Agreement, which would allow this use at this location. Adm in Site Plan Review 07 ·078.doc City of Renton P/8/PW Departmc STOR-HOUSE SELF STORAGE, r HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 5 of 13 Policy LU-442. Off-site impacts from industrial development such as noise, odors, light and glare, surface and ground water pollution, and air quality should be controlled through setbacks, landscaping, screening and/or fencing, drainage controls, environmental mitigation, and other techniques. See discussion, below. 2. Conformance with existing land use regulations The subject site is zoned Light Industrial (IL). The use, self-storage, is allowed by virtue of the Development Agreement. The proposed project must meet the development standards of the IL zone (Renton Municipal Code 4-2-130A). Development Standards Lot Size -The current proposal does not include subdivision of existing lots. Lot Width and Depth -There are no development standards in the zone regulating minimum lot width or depth. Lot Coverage -The IL zone restricts lot coverage by buildings to no more than 65 percent of the total lot area. The total footprint of the existing buildings and proposed enlargement of the facility would be approximately 139,498 sf, or 42 percent of the total site area, which is well under the lot coverage limit in the zone. Setbacks -The Development Agreement states that, "Setbacks shall follow the requirements of the IL Zone, except that the minimum setback from the top of slopes along the site boundaries adjacent to residential zones shall be 10 feet." (Section 3.8.1). The west sides of Buildings DD and FF are set back approximately 10 feet from the top of slope. [Exhibit 15] No other Phase 3 buildings are adjacent to steep slopes. The "front" of the buildings for purposes of determining front setbacks are the fai;:ades of buildings AA and DD facing NE 3cd Street. The minimum front setback required in the IL zone is 20 feet when the front fai;:ade is along a principal arterial. An exception to this setback is applicable if the lot is adjacent to a lot with residential zoning. The front of the Stor-House property abuts a parcel of land zoned Residential 10 (R-10) and is across the street from land zoned Residential Multi-family (RM-F). [Exhibit 17] The proposed Building AA front setback varies in width from 102 feet at the northeast corner of the building to approximately 50 feet at the northwest building corner. This building setback meets exceeds the requirement of the development standards. The proposed Building DD front setback is about 37 feet wide between the building fai;:ade and the edge of the public right-of-way at the west entry to the site. Where the front and side building fai;:ade§ abuts property that is zoned R-10, the setback§ is-are approximately 10 feet wide. +f\is-These setback§ must be increased so that the building is a minimum of ~20 feet from the shared boundary of the R-10 zoned property. Staff recommends that a revised site plan, demonstrating that the project meets the development standard for building front setbacks, be submitted and approved by the Development Services project manager prior to the issuance of building permits. Admln Site Plan Review 07-078.doc City of Renton P/B/PW Departmc STOR-HOUSE SELF STORAGE, ,HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 6 of 13 The side yards of Buildings DD and FF, which also abut the R-10 zone, are approximately 43 feet wide, which is above the minimum side yard requirement when it is adjacent to a residential zone (20 feet). There are no other applicable building setback requirements. Building Height -As stipulated in the Development Agreement, "structures shall be limited to a maximum height of 2 stories or 30 feet." (Section 3,B.2) Although the proposed buildings, at 12 feet for flat roofs and 14 feet for gabled roofs, are well below this limit, the tower at Building DD is 29 feet to the roof midpoint. Since this is the methodology used by the City to measure roof height, the roof should be considered within the standard for building height. Parking, Loading and Driveway Requirements -The parking regulations (RMC 4-4- 080) require a specific number of off-street parking stalls to be provided based on the amount of net square footage dedicated to certain uses. The ratio of parking spaces to building size for the use of "self-service storage" is 1 space for every 3,500 net floor area. The net floor area for the proposed Phase 3 is 30,675 nsf. This results in a requirement for 9 spaces for the currently proposed plan. There are 10 spaces shown on the plan. At least 1 of these spaces must be sized for accessibility in accordance with the requirements of the Americans with Disabilities Act (ADA). (RMC 4-4-0BOF.8.g) Staff recommends that a revised site plan, demonstrating that the project meets the ADA requirements for parking lot accessibility, be submitted and approved by the Development Services project manager prior to the issuance of building permits. "Parallel" parking stalls have minimum required dimensions of 10 feet by 23 feet. Therefore, parking stalls numbered 6 through 10, at 10 feet by 20 feet, are too short and must be redesigned to meet the minimum length. Staff recommends that a revised site plan, demonstrating that the project meets the development standard for building front setbacks, be submitted and approved by the Development Services project manager prior to the issuance of building permits. There are at lease 24 feet of "back-up" space between the fai;:ades of buildings, which meets the minimum requirement. Existing 24-foot (west) and 36 -foot (east) entries to the site would remain. Interior security gates, with minimum 20-foot openings, would be relocated to reconfigured driveways closer to the site entries. Landscaping -All pervious areas of the site must be landscaped (RMC 4-4-070). The landscape plan does not indicate landscaping along the west side of the property, except 17 trees within the 10-foot "top-of-slope" setback area. Since the sloped area abuts a residential subdivision it is particularly important that it be landscaped sufficiently, not only for aesthetic reasons, but to prevent future erosion of the steep slopes. Staff recommends a detailed landscape plan be submitted and approved by the Development Services project manager prior to issuance of a building permit. An automatic underground irrigation system is required unless plants are 'drought-tolerant," in which case a temporary watering system is required. Screening of Service Areas -Renton Municipal Code requires screening of outdoor refuse and recycling areas (RMC 4-4-090, "Refuse and Recyclables Standards"). There are also minimumno size requirements for these areas, based on buildin§ sizein industrial zones. n1ere is no indioation on the site plan that these standards would be met within the baLindaries of the properties. Staff reoommends that a revised site plan, demonstratin§l that the prajeot meets the reeJLiirements fer sizing and soreening of refuse and reoyoling areas, be sLibmitted and appraved by the Development Servioes projeot manager prior ta the issLianse of bLiilding permits. Admin Site Plan Review 07-078.doc City of Renton P/B!PW Oepartmc STOR-HOUSE SELF STORAGE, PHASE 3 Administrative Sit n Review Staff Report LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Page7of13 3. Mitigation of impacts to surrounding properties and uses The project is located in an area of both commercial and residential uses. Generally speaking, commercial uses have more negative impacts on residential neighborhoods than the other way around. The use has been functioning at this location for several years, but would, with Phase 3, be located closer to the north property boundary. Revisions to the site plan that would increase buffers, to meet minimum requirements between the proposed project and residentially-zoned properties, would reduce the likelihood of negative impacts on those properties. Currently, the area proposed for development is an unpaved, vacant area with weeds. Development that would include lawn and landscaping would be a visual improvement over the existing condition. The buildings are, with the exception of a 29-foot "tower," single-story structures finished with earth tone colors. Although there is considerable coverage of the site with impervious area (see discussion, below), the buildings would not be considered out-of- scale or the use high intensity. Therefore, surrounding properties would not be affected negatively and property owners should continue to enjoy the use of their properties unimpeded. The property has steep slopes on three sides. This condition limits the amount of "linkage" that can be achieved to abutting properties. For security purposes, the property is not available for trails or paths that might otherwise cross it to provide access off-site. A public sidewalk and connecting walkway between the Stor-House office and sidewalk are available. The impact of refuse and recycling on adjacent properties would be reviewed when a revised plan, showing the proposed location, size, and screening of these service areas is provided. Light and glare will be produced by exterior lighting. Artificial lighting will be used "enhance the appearance of the buildings at night." Wall-mounted lighting fixtures are indicated on the building elevations. The applicant anticipates that the affect on surrounding properties would be minimal however. There would be lights from vehicles using the facility at night and early hours of the morning. It can be expected that additional security lighting would be installed at the enlarged facility. Exterior lighting is required to have light cut-off features so that light does not escape from the site onto neighboring properties (RMC 4-4-075, "Lighting, Exterior, On- site"). The applicant should be particularly aware of the potential impact on the Liberty Ridge subdivision residences on the downslope, west side of the project and those to the north across NE 3'd Street. 4. Mitigation of impacts of the proposed site plan to the site Construction of Phase 3 would increase the size of the facility by 34,098 sf. The lot coverage for Phase 3 was calculated at 35 percent, this amount, however, is calculated on the gross square footage of the site, which includes the 52 percent grade slopes Admin Site Plan Review 07-078.doc City of Renton P/8/PW Departm, STOR-HOUSE SELF STORAGE, f'HASE 3 Administrative Sit REPORT OF SEPTEMBER 14. 2007 (REVISED SEPTEMBER 28. 2008) n Review Staff Report LUA-07-078, SA-A Page 8 of 13 around the perimeter. Therefore the percentage of net site coverage by structures is higher. During the Phase 2 site plan review, the state Office of Archaeology and Historic Preservation commented that "an Indian Trail" crossed the property. [Elchibit 1 BJ This, and two ethnographic place names located 'A'ithin one half mile of the site, indicates the potential for archaeological resources 13eing present. As mitigation for potential impacts of the proposed site plan to the site, staff recommends that a qualified archaeological consultant tie retained to evaluate any material that is mccavated during project construction for potential historic or cultural significance. 5. Conservation of area-wide property values New development typically increases area-wide property values, but this generalization does not take into consideration the use. It is unlikely that values of near-by properties will be increased by their proximity to a self-storage facility, although they may not be significantly impacted negatively either. Values of single-family residences in Liberty Ridge, which abut the site on the west, could be negatively impacted. 6. Safety and efficiency of vehicle and pedestrian circulation and access Site plan review for Phase 1 of the project raised concerns about the impact of vehicles pulling out onto NE 3'd St from the project and queuing in NE 3'd to enter the site. Improvements to NE 3'd St were required and completed. The Development Agreement addressed impacts from potential traffic volumes by limiting the total number of trips associated with the project to 680, cumulatively. The applicant has estimated the total number of projected trips from all phases at 350. Although no additional frontage improvements would be required, staff has recommended payment of a Transportation Impact Fee as compensation for the estimated new trips associated with Phase 3. The estimated fee of $6,450.00, based on $75 per trip for an estimated 86 new trips, would be due prior to issuance of building permits. The proposed security gates must meet Renton Fire Department requirements. 7. Provision of adequate light and air The single-story buildings would not have a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. 8. Mitigation of noise, odors and other harmful or unhealthy conditions Noise and odor impacts would occur for a short period of time during building and site construction. The contractor would be limited to hauling according to "Haul Hours" (RMC 4-4-030C2) and working during "Permitted Work Hours in or Near Residential Areas" (RMC 4-4-030C3). Odors expected to be produced from the enlargement of the project would consist of vehicle exhaust. Two buildings, AA and DD, would be heated. Renton Municipal Code Adm in Site Plan Review 07-078.doc City of Renton P/8/PW Oepartmc STOR-HOUSE SELF STORAGE, PHASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 9 of 13 regulates screening of surface-mounted or roof-top mechanical equipment (RMC4-4- 095). 9. Availability of public services and facilities to accommodate the proposed use The site is served by the City of Renton for all utilities. It is located in Aquifer Protection Zone 2, which is a resource for the City of Renton water system (see "Advisory Notes to Applicant" following this report). The site is located in the 565 Water Pressure Zone. There are existing 10 inch and 12 water mains on the site. The preliminary fire flow has been determined to be 4,000 gpm. Based on Fire Prevention Bureau requirements. it appears that 4 fire hydrants would be required, unless the estimated fire flow is reduced. Fire Prevention Bureau staff has indicated that the City has the capability to provide service to the facility, but has also recommended that a Fire Impact Fee be assessed for the enlarged project area. The required Fire Impact Fee would be based on $0.52 feet per square foot for the proposed buildings. The estimated fee is $17,730.96 and would be due prior to issuance of building permits. Automatic sprinklers may be required, based on relationship between building size, potential adoption of new regulations, and issuance of building permits. There is an existing 8 inch sanitary sewer main on the site. The project is within the Mt. Olivet drainage basin. There are storm drainage facilities on the site. The storm drainage narrative and conceptual drainage plan state that the existing system would meet the proposed project design criteria. All new electrical, telephone, and cable services and lines (if any) must be placed underground. 10. Prevention of neighborhood deterioration and blight The screening of the site by trees and other landscaping would ensure that the property would prevent neighborhood deterioration and blight. xx Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. C. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Site Plan Approval for construction of Phase 3 of a project located at 2829 NE 3'ct Street in Renton. Admin Site Plan Review 07-078.doc City of Renton PIB/PW Departm STOR-HOUSE SELF STORAGE, /-'HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REV/SEO SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 10of13 2. Site Plan Review: The applicant's file containing the application, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit 1, The applicant's site plan application complies with the requirements for information for site plan review, The applicant's site plan and other project drawings are entered as Exhibits No. 2 -15, 3. Environmental Review: A Determination of Non-Significance with Mitigation was made by the Environmental Review Committee for Phase 1 on June 19, 2001, The Determination and Mitigation Measures are entered as Exhibit 16. 4. Development Agreement: The subject proposal is consistent with the Development Agreement adopted June 11, 2001, 5. Zoning: The subject proposal complies with the zoning requirements and development standards of the Light Industrial (IL) Zoning designation, as modified by the Development Agreement 6. Existing Land Use: Land uses surrounding the subject site are commercial (Commercial Arterial Zone) on the northeast, Light Industrial on the east and south, Residential 10 (single-family residential) on the west, and Multi-family Residential on the north, D. Conclusions 1, The subject proposal complies with the policies and codes of the City of Renton provided that the applicant complies with the conditions of approval contained in this Report and Decision, 2, The proposal complies with the Development Agreement and the zoning designation of Light Industrial (IL), as modified by the Development Agreement, provided that the applicant complies with the conditions of approval contained in this Report and Decision, E. Decision The Site Plan for Star-House Phase 3, File No, LUA07-078, is approved as proposed subject to the following conditions: 1, A revised site plan, demonstrating that the project meets the development standard for building front setbacks shall be submitted and approved by the Development Services Division project manager prior to the issuance of building permits. 2, Staff recommends that a revised site plan, demonstrating that the project meets the ADA requirements for parking lot accessibility, be submitted and approved by the Development Services Division project manager prior to the issuance of building permits, 3, A revised site plan, demonstrating that the project meets the minimum required dimensions for parallel parking spaces, be submitted and approved by the Development Services Division project manager prior to the issuance of building permits. 4, A detailed landscape plan shall be submitted and approved by the Development Services Division project manager prior to issuance of a building permit Admin Site Plan Review 07-078.doc City of Renton PIB!PW Departm STOR-HOUSE SELF STORAGE, t'HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page11of13 5.A revised site plan, demonstrating that the prejeGt meets the ree1uirements !or sizing and sGreening of refuse and reGyoling areas, shall be submitted and approved by the Development Services prejeot manager prier to the issuanGe of building permits. a./\ copy of a contract shall be provided to the Development Services Division prejeGt manager demonstrating that a e1ualified arGhaeelegiGal Gensultant has t:ieen retained to evaluate material eicGavated during prejeGt GenstruGtien !or potential histeriG or Gultural signifiGanGe. l--c5. A Transportation Impact Fee, estimated at $6,450.00, based on $75 per trip for an estimated 86 new trips, shall be paid prior to issuance of building permits. lh6. Payment of Fire Impact Fee, based on $0.52 feet per square foot, for new buildings would be required. The estimated fee is $17,730.96 and would be due prior to issuance of building permits. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: ' ' 71t ' . ' . I . ; c cf l v a, · Neil Watts, Development Services Director TRANSMITTED this 21fh day of September, 2007 to the owner: Gilroy Family, LLC 1714-140th Ave NE, 200 Bellevue. WA 98005 TRANSMITTED this 2lfh day of September, 2007 to the applicant/contact: Patrick Gilroy 1520 -1401h Ave NE. #200 Bellevue, WA 98005 TRANSMITTED this 2lfh day of September, 2007 to the parties of record: [There are no Parties of Record for this project] TRANSMITTED this 2lfh day of September, 2007 to the following: Larry Meckling, Building Official Jennifer Henning, Current Planning Manager Corey Thomas, Inspector Kayren Kittrick, Development Engineering Supervisor Renton Reporter Admin Site Plan Review 07-078.doc date City of Renton PIB/PW Departm, STOR-HOUSE SELF STORAGE, r-HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) n Review Staff Report LUA-07-078, SA-A Page 12 of 13 Land Use Decision Appeal Process: Appeals of the land use decision must be filed in writing on or before 5:00 PM on October 12, 2007 (14 days from the date appeal period begins). If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430- 6510, Advisory Noles lo Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a,m. and eight o'clock (8:00) p,m,, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a,m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. Fire Bureau 1. The preliminary fire flow is 4,000 gpm, 2. One fire hydrant is required within 150 feet of the structure and three additional hydrants are required within 300 feet of the structure. The distance is measured along the travel route, 3. A fire sprinkler system may be required by the Fire Department (see staff report), 4. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 5. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. Water Service 1. See City of Renton water drawing W2974 for detailed engineering plans. 2.The ~rejest shall maiRtaiR a a feet se~aratieR frem g~ilEiiRg te existiRg water maiR easem0Rt. b2. Water System Development Charges based on a rate of $0.273 x total square footage of the site, but no less than $1,956.00, will apply. A redevelopment credit will be applied for the existing water meter, Actual fees will be calculated at the time of building permit submittal. 4-c3. New landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. Sanitary Sewer Service 1. If the applicant increases the size of the existing water meter, Sanitary System Development Charges based on a rate of $0.142 x total square footage of the site will apply, A redevelopment credit will be applied for the existing water meter. Actual fees will be calculated at the time of building permit submittal. 2. No structures are allowed to be located over sanitary sewer mains, 3. If the buildings are required to be sprinklered, floor drains will be required. Admin Site Plan Review 07-078.doc City of Renton PIB/PW Departm, STOR-HOUSE SELF STORAGE, .-HASE 3 Administrative Sit REPORT OF SEPTEMBER 14, 2007 (REVISED SEPTEMBER 28, 2008) Surface Water System ·n Review Staff Report LUA-07-078, SA-A Page 13 of 13 1. The Surface Water System Development fees are $0.265, but not less than $795 per square foot of new impervious area. The fees are collected at the time a construction permit is issued. Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). 2. A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. 3. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. 5. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. General 1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. I ! 2. All construction utility permits for utilities, drainage, and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 3. When utility plans are complete, please submit three (3) copies of the drawings, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 4. The fee for review and inspection of these improvements is 5 percent of the first $100,000 of the estimated construction cost; 4 percent of anything over $100,000, but less than $200,000; and 3 percent of anything over $200,000. Half the fee must be paid upon application. 5. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any backflow devices will be required. 6. Applicant shall be responsible for securing all necessary easements for utilities. Ad min Site Plan Review 07 ~078.doc ® -----ICING COUNTY ~ ---- OEPARTMENT of ASSESSMENTS JJ};j;l'-1 D.;J,;I ! 1,yr,J~licf.J@:!farJ:;l;t/ '1,---. _ ":,.-:::.::_ j: .f"i~ .. = ..... -' ~ ' -· ;:. ·: .::..:... . _,; <::; ._,-·:::;.{" -, ._., .. ' . JUL 2 ~ 2007 :l 1,·., ,:a f ~ "' ... NW 16-23-05 ~-....,,,,200w. """' ,._,,l.l!Kl(I ·l. EXHIBIT 2 RM-F RM-F F R-8 RC DR RC R-14 NE 4tn St. CA CA <l) ~ <l) R-10 2 ~ 0 ;:,,, IL(P) C ;;:,;g~~i;,i;;e::,;girn ~ ! I j • .... z~ ~ I • mo, 0~ ' I f i ! i ,-m i~ .,._ --i t ~ f .... " cl ! ~ > D > "' .. ~ !; ce m m ,.. l ~ ~ ' ! ~ .. b f ----~ ' 'j,'' ' ii ' ' ii ' ' =~--~-, I :, I ' . ' ' ' . I ' ' ~ ! f ' sr~ ,,1 ri ~,~ ~ ftta '! I. ~i " I ' -~ I It !T' i•r--~ : jl r.h !;i!i Iii~ r 2 ···11 'I I " ~1 ~ ; t : ~1 "1r .11, C ~;§ ;i :• ~ I ~ It I"' n ,o • p .p 0 • 2 --"' z . " ~ ci ; 0 C ' ~ "' I ill " ~ ~ >-~ " "' z < C, >- ~ r ~- ~] ',•I 1:.·1 -j,,: ,:I, 'I " .. ·::. '. ,-;· I - • 11!1;1 ,. ):• 1·· I \, ' i'f • 62J r 'c'.l >-t ~ () hi 'b r--" b ~ < o_ EXHIBIT 4 r'~ciu Jei r le~-.. , .• 0 ;, R!!fi 't· l·•-!, ;. i G) -1~r-"l f ;, ,!@·~· ,. i1l; :i '! i!1i1r,; h f?"- -1 ·~I tH '•' ··~ l .n i~11. !!. io !) • < 'm i< '> fo i ro io ,o . -t) ~ -I 'm !0 -. !: 'rn ff : }- '" @ rn !JJ ~ @ ~ rn ~ r ~ z G (') 61JILDIN6 6 ~ I mo ci Rm ,o 1 I JI) \ ~ 0 > a i I f-- I I I ! 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NW t/4 :;.;:~&-z,...~ \\~\ <3.!0 ~g N01'06'H'E -., • ,,. --'-_ ::~ __ J'J ·~·:~ ·.~..:r,l 6'-11-•-<!::'l I -11';---------~ --------...... ~ )~ 10'-l 1-~;., WWATERUSEMEHl ,, I ........ --------=-==- \ -.... _of_-:_~~;:.-=--=-~':_'=.2:r-:--.-.=-::.::.=-=.-------------11~ 00 ...,"" -1 " ' .t:• f ~"'"'·~" ~-. -. ' ~ t"' l"IJ,.; LOT.,. 2-., ""11 '' . A" V lJ "'. $'<~ -1-1/2" MASS ~ ~ f I 1~112 S.F. ~' I ~ 81 8 =•~•urc ' @ l ,,, 1·" io , ~ "'""'""' • a ,, '"' •=•'"• . I I ) • . " ! 5(( HOlt: I, SHT I NOl'Dl\fli I I I" LOT2 :.. t ~1 1~J ' NIEA DEOIC:.O.TrD TO THE CITY Of" RtHTOW roR RIGHT CY' W.O.T ~y CUO !i R[O.. HO. \ ~ ~1nr1n: , ,a... '-'OM, •\@t· ~ /"~_nn: ,,,. Flit.~~ I "·': G ,~ it F Ir'. I ,Ji°e.,1 ~ r-==-=-=-lii.10 J 1--:: -- f-lO" IS' W>.ff:~ D.SE1,<:•m1 lj;55·~3'JJ"W SEE N01( fi. S>IT 1 J5.5l -.. wr 2'1.11 '.i'i!~~ ... :t ·IT/' f:g I I ;;l I I " I I .' I -z_ ~~ ?L?4 ~ .l.ll-'1 ,' N 01'08":lf" r: f'I -j_ -;;; LOT 1 •~.281 s.r. ~/2 !I LOT.._ 90.801 S.F. 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'" 'f' ... ~ "' "' t 'f' ,..Q , , , I ! i , • )--1"" __ ---.;jzi-~::~~: .• '_ --'•• -: -~: :::~'.::':::-: j!*""~ ,g <:;> 1~ "'"' 0-< =~~ =;;;,=r=~cT "'--;;;,-1T1-~ ~Iii -.;;,-1 ~0 ~--;;,;~r--,,;,"I ~ 1"20 -n;'I • -I -I --' ----I --a \ 11 -0l .,;!~----=-~-~-,.~~~~ 1 _ ; ~i-~ ~ ~i~-~:--'~I~---~-~-~-. --!~---.1 4::-.~~t~ · ~ -~i~, --~. _J. _1 [L,Jl~lL_~ J.: ~Jl~d .. lJ .::* ·~~ .. JL~J .. ,~ ~-H.~,~ .. lhtJhlt ,, 1~1:·\ ' '.o. 1""' 1"'10 Jo I 1111'1'1'1'1;:11 ~ 'l~~~,L ··· ] @2829NE3rd .. RENTON,WA J l ! !'~*;*'f ' C $ i;i-81Cii ,. -tor•House a· , o:J:J i-i 1 , ; ,_ra_ "" no .. ••'1 BLDG. "AA" F'_LAN & ELEVS.__ i 1 1 ! ~ ~~ l;,/ .~, . I f i t:----;1 ·------------I --.-.----+--~-~---~ ~•H~•,t·· ... . ----=· ------ o I o o --,l----1--~----'.a .. -_> / ·--~ --... -..---~ ! l ' i ; ! J / l >! ,. ! 1-,,-l ; -. h " ,1 I ' j I z ! :·:_ ,, -~'.~" _:::_1 ~' ~ ~ .. r ' ,-.. -1 I •• 1 ·~I I.,-- 1 ~ ~ IL.:~ I • I I, ' ~ ! n ! ' ' ,, • I I ~1 i1 a ~ b e, 1~ (, -' EXHIBIT 10 !'- C:'.":) c.::.- '" ~n "" -1 :::) """' ----i . ! i "S/\313 / NVld ,.::1::1., "901S ~ l !§>·g~ { ' 0 <I) <I> ~ l VM 'NO.LN3ll P•E 3N 6ZSZ@ &:,, ~ ' ' r ,.~ l ,-.!. -:: ... l I "}_' o;z.o1 :! I ,, /· +!-+--0 I il ...,..__.. ---t V i "'" I ' 01 ... : L-.. ci ' Ii Q .. .... m ,, 111 --·--- ; ! I: " • < EXHIBIT 11 ! . I ~ I Cll5'1~ ~ & iii VJ ::: l l EEl3 ! ! 11,!1 ______ i i Illr~ J 11-c) --------------- "Sl\313 18 NVld 11SB11 "9011:1 [ ~~~~H ~I~~s] ci ' I iii I VM 1 NO.LN311 -' '3 ' ! ,l n ~; ,l .. I ,, Q, ., ,, ~' ("' .. / c"' .UE 3N 6Z8Z@ ..,m m' -----i_y 1 ----,,... ---------~ '1 •• ' "' :Ii I I I, ':11' : ~ )I [ if:! ;-10><_1J_0 ---,--10><-1-1-0 +1"'7":'"-_..:,:,L:-__ :~===~==~~==:,-~=:::,\ ~! : I , ------=J ~Fj"c''i>"E__c'-'--'-"-±-°-4='--'--'f-__:J , [_ 1"'-10 "'"o 10'20 1("10 , ,_ I ~---I ti ! ,0x10 1ox10 · 10x20 10x10 ! :! 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P-JE :IN 6Z8Z@ -----------i :y---' ;t!IVllOl-S-flz]S 1asnoH •JOlS ·~ cb --11n1 cw . ! ... ! ,I I I Iii "' . • I J11 11 I Ii • ~ rr='f ID I <( EXHIBIT 14 :1:: :1:: ,K 1--l,, " , 'l )I'-' 'I I I 111 I ~ '' '' '' '' "' ,,, lill !~; 1-----~~;:_ lf;\_i: '.' • ; ·'1: ''' i" .,:; I 'l.' : :1: '' '' '' 111 I I 111 I : :1::'' : :,i : : .1 i'"'l' -'· 'L -I , ,_. -- • •., I ·,r ~L-=" G I::; i i I I -~ : I ! I ,~:Q:_ -----~ Ii ~ 'I "' _, --, ~ ,r " § r --'--,,' --:r-r r-~-1 - ~ ' I I __ .---, ! ... 1 r,::, ' ts=1dj :, • -,r;.J:: , /Lr . r·/::' : --;-~ H :&!~ ! ,,II J: : ---1':; ~~~i i .L.' ·i;,··J': ,: , i ~-.._. i: ::: I w " . --:7'~~ :Ir ·-'-@-~·~::: -,refu_ I I • 5~,;, :JJ; '' ! ii <( iµw~--::t=L~l_l~_L_l__j__j_L_l_-1---<-~~-;-~\i 23'~' i j~~ i'.itz ~~ i>6i ~~~~ ~------~~-~.-·' ' ,,:»• --. ----~.t1-~ ' , .... PLANT'6CHEDULE TREES: I p Ao$r circinalum -Vine MeplEI °'-1-' 4.Sh91ghlmln.3atemsmex : 0 Acer palmatum 'Bloodgood' -Bloodgood Japane~e Maple I@ · s-r helghl min. ~--./:..__ /v:Gr p. 'Columnara'. Columnar Norway Maple I • -1-1J"l' caliper 1 -i;..rr·~ Gladltsla I. I. 'S'<ylna' -Skyline Honeylocusl ",L,1 1-1/2"e,,Upar ?'v Plnus nlgra. Austrian Black Pine V ~-5' helgtil min. ,•;~, Robinia p90udCU1ceic:l11 'F11sUg1118'. Narrow Blee!,; Locust \}, 1 H12"c.allper 0 Stawar1la psaudocemellla. Japanese S1awartl11 5-6' height min. B ExleUng Querrus =inee. Sc:er1et Oak SHRUBS: ® Abe lie grandlflore 'Edward Goucher' -A.belie/ 3 gellon {@ 8erbar1s ttu.1nb8rgll 'Roaa Glow' -Jarianaae Barbeny I 3 gallon 0 Comus alba 'Argenteornarvlnal.B'. Var1egatad Dogwood I 5 gallon @ Clatua hybridus. White Rockrol!e 12 gallon 4J Jumperus c. 'Kelzuke'. Holl)WOOCI Juniper/ 5 gallon 0 Mahonla aqulfollum "Comf)&CIB' -Dwf. Oregon Grape 12 gallon ® Nendina domest,ce 'Moyar's Red' -Nandina / 3 gallon. ® Plnua m. mugo. Mugo Pina I 3 gallon P11Jnu11 lauroooresus 'Otto Luyken'. Otto Luyken Laurel I 3 gallon e_ Prunue 1u11n11nk::B. Portugal Laurel 15 gel ton Q_) Rhododendron 'PJM". PJM Rhododendron 13 gallon ® Rhododendron 'Cllp1nens11'. Rhododendron/ 5 gallon ® Splre111 bumaldo 'Llmemound' -Umamound Spiraea/ 3 gallon ;fi; Thu)a occident.BIia 'Emarald Graen'• Arborv1tae I 5' height min. @ Viburnum davidll • Oavlda Vlbl.nlum 12 gallon @ Viburnum p. 'Tomen108Ut"l'I' -Ooubte111e Viburnum 15 gallon GROUNOCOVERS: AU Arctoal.BJ!h)llo:t uva-ursl -Klnnlldnniclt / 4" pol.B@ 12" O.C VM Vlnc:a minor -Pertwlnkht I 4• pobl@ 12"' 0.C. Ptlrannlals: L11v11n<lula, EMca, Hermaroeerne. Sedum, CBrex. Llthodore, Festuc.e I 1 gallon pots llalcl verilled and located b 2-3 Man Granite Boujde~ 90\ In na!urel outcrop PLANT NOTE§ 1. Place a minimum of 4" lopsoll In all plant bade, 2" In l11wn areas. ~-<-~ ~ ----~ -- PlenHng 8011 mix for bl!ddlD For 11111-, Rhrubs and groundcover shal! ba rnlxtum of 213 lop$011 and 113 organic melter. Provide sample for epprovul. 2 Planting and topsal et.endardll eh all meet City of Renton code. 3 Contrncior ahall follow standerd1 for Nurseiy Stock ~ EB ::c -to ,_. V, ->-j ,/ ( -~ 05'· ~~ ---~~.€--?,~ _;..-~ --~ ~- ----- ~'~-~.~ 0 CAPE PLA:.:.:.HASE II: ~ ~ ID 4Q " and !he ANN "AmMean Staf!darde for Nuflllll'Y Stock. 4. Plan 1hall be followed. No substltutlon1 shell be made without the approval of lhe Umdscape An::hltect or owner. 5. Contractor shall guarantoo ,:ilan1 mat&r191 and WO!kmanahlp for a panod of one year aftel" flnel a,::,c,eptance. Replei;a pl ante under guarantee wttti nme var1ety end root condHkln :::i:Jl!t~• ~:~ly r!g:1"~mM':ra~uerentaa period will b& 6. Contmctor shall piece unffonn 2" mulch over properly cleaned and graded plsnl bode. Provide aemple for approval. 7. ~:~~:fi~~S:~mCao~;z~:11:."oode JUL 2 ,-· CC'> . J L~· .'.: -:_ ;_;, '. ~n; 1::C1ates I ·-~-~-1 ... _,o,WA U007 !'25) 1-1, • """ .---- cc 3: z -<( z 0 ..I I-z CL w a:: w CL cc <( 'g u .. "' Ill w C z 0\ z N <( 00 N ..I @, i Q)M-~ "'" :, . o• ·r~ ... ·i·o~ -. Cl). -!!:- LA-1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-01-047 ,SA-A,ECF APPLICANT: PROJECT NAME: Northward Properties (Patrick Gilroy) Aegis Self Storage DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant property. The proposed use would be self-service storage and office. Phase One would consist of eleven buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two would have either self-service storage or office, or a combination of both, depending on market demand at the time of development. The area of Phase Two would have approximately 97,000 sf of land. LOCATION OF PROPOSAL: LEAD AGENCY: 2000 blk NE 3"' Street (south side of NE 3'' Street) City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of either the environmental determination [RCW 43.21.C075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM July 9,2001.If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton. WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: dnsmsign June 25, 2001 June 19, 2001 6/ttJ_lor DATE r ' DATP I DATE EXHIBIT 16 Renton Renton City Limits Parcels Zoning """R C ~ esource onv ... -~=~:~:~:::: ~~u~:: Residential 8 du .. . ~Residential Man .. . '-"'4Residential 1 Od .. . ~-Residential 14 d •Residential Mull jf,;Residential Mult... Residential Mull... I Center Village Urban Center N .. Urban Center N ICenter Downtown Commercial/Off. Commercial Art , •J ·Commercial Off 'm!lcommerc1al Ne1 ffi31ndustrial -Heavy ' (-;_.·_·,Industrial -.Me~i ... : "]Industrial -Light Renton Aerial L_ ______ _ SCALE 1 : 1,669 F-E-A I ···•-4 100 0 100 200 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf 300 A EXHIBIT 17 Wednesday, September 12, 2007 1:06 PM REPORT & DECISION DATE. Project Name: Applicant/Contact: Owner: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area: Site Area: Percentage of area covered by buildings: City of Renton Department of Planning I Building I Public Works ADMINISTRATIVE SITE PLAN REVIEW September 14, 2007 Star-House Self-Storage, Phase Ill Patrick Gilroy; 1520-140th Ave NE, #200; Bellevue, WA 98005 Gilroy Family, LLC 1714 -140th Ave NE, 200 Bellevue, WA 98005 LUA-07-078, SA-A Elizabeth Higgins, Senior Planner The applicant is re uestin q g Administrative Site Plan review and approval of a proposed 34,098 sf enlargement (Phase 3) of an existing "self-storage" facility. The proposed project site is located on NE 3'd Street in Renton. Earlier phases of the facility were developed in 2001 (Phase 1) and 2004 (Phase 2). The property was subdivided into 4 parcels in 2002. 2829 NE 3'' Street Phase 1: 70,493 sf Proposed new building Area: 34,098 sf Phase 2: 37,860 sf Total: 108,353 sf Total area covered by 139,498 sf buildings: Phase 3: 88,796 sf/ 2.04 A Total all phases: 333,654 sf/ 7.66 A Phases 1 & 2 -44% Phase 3-35% Total -42% I ' Admin Site Pinn Rc>view 07-0715 do City of Renton P/8/PW Departm STOR-HOUSE SELF STORAG. Administr Site Plan Review Staff Report fASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 2 of 13 Exhibits Exhibit 1: Yellow file containing: application, proof of posting and publication environmental review and other documentation pertinent to this request. Exhibit 2: Neighborhood Detail Map Exhibit 3: Zoning Map Exhibit 4: Phase 1 Site Plan Exhibit 5: Phase 1 Modified Site Plan Exhibit 6: Short Plat Exhibit 7: Phase 2 Site Plan Exhibit 8: Phase 3 Site Plan (Sheet 1 of 3) Exhibit 9: Elevations Building AA (Sheet A-2) Exhibit 10: Elevations Building DD (Sheet A-5) Exhibit 11: Elevations Building FF (Sheet A-7) Exhibit 12: Elevations Building BB (Sheet A-3) Exhibit 13: Elevations Building CC (Sheet A-4) Exhibit 14: Elevations Building EE (Sheet A-6) Exhibit 15: Landscape Plan (Sheet LA-1) Exhibit 16: Phase 1 Environmental Determination and Mitigation Measures Exhibit 17: Detailed Zoning Map Exhibit 18: Office of Archaeology and Historic Preservation Letter dated 09/24/04 II PART ONE: PROJECT DESCRIPTION/BACKGROUND The proposed project is the third and final development phase of the "Stor-House" self- stora~e facility. The 2.04 acre site is located on NE 3cd Street west of where it becomes NE 41 Street at Jefferson Ave NE. [Exhibit 2] The proposed project site abuts similarly zoned land to the east. Land tc the ~crthc:ist is zoned Commercial Arterial, however, and residential zones (Residential Multi-family and Residential 10) are adjacent (north of NE 3cd St) and abutting to the north and west (Exhibit 3 ). Development of the property was initiated following execution of a Development Agreement with the City of Renton in 2000. Although office buildings were proposed for the north portion of the property, fronting on NE 3cd Street, subsequent market research by the property owner indicated additional storage area is more economically viable than office space at the present time. A project consisting entirely of storage buildings is allowed by the Development Agreement. In 1999, the land was zoned Light Industrial (LI), which is an implementing zone of the Comprehensive Plan land use designation, Employment Area -Industrial. [Exhibit 3] Lacking the Development Agreement, self-service storage would require a conditional use permit in the LI zone outside of the Valley, where it is allowed outright. Phase 1 of the Aegis Storage and Office project, for 65,659 sf of buildings, was approved in 2001 (LUA01-047). [Exhibit 4] This first phase included the area of the current site plan review. The primary use shown on the north portion of Phase 1, now identified as Phase 3, was office. Adm in Site Plan Review 07 ~078.doc CJ/y of Renton PIB!PW Oepartm Adrnimscr: S!le Pian Kev1ew Statt kepon STOR-HOUSE SELF STORAGL 'ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 3 of 13 The approved Phase 1 plan was revised in 2002, through the "minor mod1t1cat1on process, to include an additional 4,834 sf structure (Building 'K'), reduction of the area dedicated for the next phase, and delay of construction of 2 office buildings to a later phase. [Exhibit 5] In 2002, the property was subdivided into 4 lots (LUA02-065). [Exhibit 6] The current proposed Phase 3 is across Lots 1 and 2 of this subdivision. Phase 2 (LUA04-105), for 37,860 sf of buildings on Lot 4, was reviewed and approved in 2004. [Exhibit 7] Phase 3 would consist of 34,098 sf of self-service storage space in 6 single-story buildings. [Exhibit 8] Buildings AA, DD, and FF would have green, metal roofs pitched at 12:6; Hardi-board fascia panels painted tan; and concrete masonry unit (emu) walls painted tan with emu brown insets. Roll-up metal doors would be painted green, [Exhibits 9, 10, and 11] Building AA would have 3 wall-mounted, green, metal trellises provided on the north side (facing NE 3'd St) to give the impression of windows. Building DD would have 2 metal, wall-mounted trellises on the north, which fronts on the public arterial, and 1 on the west side, which is viewed both from the eastbound lanes of NE 3'd St and the Liberty Ridge subdivision. Building DD would also feature a "tower" and facility signage is proposed for the north side only (evaluation of the signage for purposes of obtaining a City sign permit is not within the scope of this review). Building FF, which runs parallel to the west property boundary and can be viewed from both NE 3rd St and Liberty Ridge, would have 3 of the metal trellis "windows." Other buildings (BB, CC, and EE) would have similar materials, but roofs would be almost flat. [Exhibits 12, 13, and 14] These buildings would be screened by either existing buildings or new structures. Although the site slopes down sharply to the west at the property boundary, it is essentially without topographic relief. A landscape plan has been submitted indicating landscaping would be provided along the NE 3'd St frontage. Street trees, 4 scarlet oaks (Quercus coccinea), are existing and would remain. The plan shows that 4 honeylocust trees (Gleditsia t.i 'Skyline), 6 Austrian black pines (Pinus nigra), and 7 narrow black locust (Robinia pseudoacacia 'Fastigata ') would be planted along the west side of the proposed buildings. [Exhibit 15] New parking stalls for 10 vehicles would be provided. Access would be from NE 3'd Street by 2 curb cuts created for the earlier phases of the project. II PART TWO: ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 9, 2001, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for Phase 1 of the Aegis Storage and Office project (Stor-House ). [Exhibit 16] Adm in Site Plan Review 07~078.doc City of Renton P/B/PW Departm STOR-HOUSE SELF STORAG Admimstr· , Site Plan Review Staff Report /ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 4 of 13 No environmental review was conducted for Phase 2 of the project. The applicant has requested waiver of environmental review for Phase 3 of the project. A determination was made on July 25, 2007, by the Director of Development Services, that Phase 3 is exempt from environmental review. II PART THREE: ADMINISTRATIVE LAND USE ACTION. REPORT & DECISION A. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues regarding the proposed development. All of these comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Decision at the end of the report. B. Consistency with Site Plan Approval Criteria The Site Development Plan Review Criteria set forth in Section 4-9-200 of the Renton Municipal Code forms the basis of the Site Plan Review, as follows: 1. Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the site is Employment Area - Industrial (EA-I). The following Comprehensive Plan policies are applicable to the proposal: Purpose Statement: The Employment Area-Industrial designation is intended to provide continued opportunity for manufacturing and industrial uses that create a strong employment base in the City. Objective LU-ZZZ: Sustain industrial areas that function as integrated employment activity areas and include a core of industrial uses and other related businesses and services, transit facilities, and amenities. The proposed project is subject to a Development Agreement, which would allow this use at this location, regardless of other City objectives or policies. Policy LU-436. The primary use in the Employment Area -Industrial designation should be industrial. The proposed project is subject to a Development Agreement, which would allow this use at this location. Policy LU-437. A mix of offices, light industrial, warehousing, and manufacturing should be encouraged in the Employment Area-Industrial classification, with conditions as appropriate. The proposed project is subject to a Development Agreement, which would allow this use at this location. Admin Site Plan Review 07-078.doc City of Renton P/B!PW Departm· STOR-HOUSE SELF STORAG, JASE 3 REPORT OF SEPTEMBER 14, 2007 Administr· ·, Site Plan Review Staff Report LUA-07-078, SA-A Page 5 of 13 Policy LU-442. Off-site impacts from industrial development such as noise, odors, light and glare, surface and ground water pollution, and air quality should be controlled through setbacks, landscaping, screening and/or fencing, drainage controls, environmental mitigation, and other techniques. See discussion, below. 2. Conformance with existing land use regulations The subject site is zoned Light Industrial (IL). The use, self-storage, is allowed by virtue of the Development Agreement The proposed project must meet the development standards of the IL zone (Renton Municipal Code 4-2-130A). Development Standards Lot Size -The current proposal does not include subdivision of existing lots. Lot Width and Depth -There are no development standards in the zone regulating minimum lot width or depth. Lot Coverage -The IL zone restricts lot coverage by buildings to no more than 65 percent of the total lot area. The total footprint of the existing buildings and proposed enlargement of the facility would be approximately 139,498 sf, or 42 percent of the total site area, which is well under the lot coverage limit in the zone. Setbacks -The Development Agreement states that, "Setbacks shall follow the requirements of the IL Zone, except that the minimum setback from the top of slopes along the site boundaries adjacent to residential zones shall be 10 feet" (Section 3.B.1 ). The west sides of Buildings DD and FF are set back approximately 10 feet from the top of slope. [Exhibit 15] No other Phase 3 buildings are adjacent to steep slopes. The "front" of the buildings for purposes of determining front setbacks are the fai;;ades of buildings AA and DD facing NE 3rd Street The minimum front setback required in the IL zone is 20 feet when the front fa9ade is along a principal arteriaL An exception to this setback is applicable if the lot is adjacent to a lot with residential zoning. The front of the Stor-House property abuts a parcel of land zoned Residential 1 O (R-1 O) and is across the street from land zoned Residential Multi-family (RM-F). [Exhibit 17] The proposed Building AA front setback varies in width from 102 feet at the northeast corner of the building to approximately 50 feet at the northwest building corner, This building setback meets the requirement of the development standards. The proposed Building DD front setback is about 37 feet wide between the building fa9ade and the edge of the public right-of-way at the west entry to the site. Where the front building fa9ade abuts property that is zoned R-10, the setback is approximately 10 feet wide. This setback must be increased so that the building is a minimum of 50 feet from the shared boundary of the R-10 zoned property. Staff recommends that a revised site plan, demonstrating that the project meets the development standard for building front setbacks, be submitted and approved by the Development Services project manager prior to the issuance of building permits. Admin Site Plan Review 07-078.doc City of Renton PIBIPW Oepartme Administr-· Site Plan Review Staff Report STOR-HOUSE SELF STORAGL ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 6 of 13 The side yards of Buildings DD and FF, which also abut the R-10 zone, are approximately 43 feet wide, which is above the minimum side yard requirement when it is adjacent to a residential zone (20 feet), There are no other applicable building setback requirements. Building Height-As stipulated in the Development Agreement, "structures shall be limited to a maximum height of 2 stories or 30 feet" (Section 3.B.2) Although the proposed buildings, at 12 feet for flat roofs and 14 feet for gabled roofs, are well below this limit, the tower at Building DD is 29 feet to the roof midpoint Since this is the methodology used by the City to measure roof height, the roof should be considered within the standard for building height Parking, Loading and Driveway Requirements -The parking regulations (RMC 4-4- 080) require a specific number of off-street parking stalls to be provided based on the amount of net square footage dedicated to certain uses. The ratio of parking spaces to building size for the use of "self-service storage" is 1 space for every 3,500 net floor area, The net floor area for the proposed Phase 3 is 30,675 nsf. This results in a requirement for 9 spaces for the currently proposed plan, There are 10 spaces shown on the plan. At least 1 of these spaces must be sized for accessibility in accordance with the requirements of the Americans with Disabilities Act (ADA). (RMC 4-4-080F.8.g) Staff recommends that a revised site plan, demonstrating that the proiect meets the ADA requirements for parking lot accessibility, be submitted and approved by the Development Services project manager prior to the issuance of building permits. "Parallel" parking stalls have minimum required dimensions of 10 feet by 23 feet Therefore, parking stalls numbered 6 through 10, at 10 feet by 20 feet, are too short and must be redesigned to meet the minimum length. Staff recommends that a revised site plan, demonstrating that the project meets the development standard for building front setbacks, be submitted and approved by the Development Services project manager prior to the issuance of building permits. There are at lease 24 feet of "back-up" space between the fa<;:ades of buildings, which meets the minimum requirement Existing 24-foot (west) and 36 -foot (east) entries to the site would remain. Interior security gates, with minimum 20-foot openings, would be relocated to reconfigured driveways closer to the site entries. Landscaping -All pervious areas of the site must be landscaped (RMC 4-4-070). The landscape plan does not indicate landscaping along the west side of the property, except 17 trees within the 10-foot "top-of-slope" setback area. Since the sloped area abuts a residential subdivision it is particularly important that it be landscaped sufficiently, not only for aesthetic reasons, but to prevent future erosion of the steep slopes. Staff recommends a detailed landscape plan be submitted and approved by the Development Services project manager prior to issuance of a building permit An automatic underground irrigation system is required unless plants are 'drought-tolerant," in which case a temporary watering system is required, Screening of Service Areas -Renton Municipal Code requires screening of outdoor refuse and recycling areas (RMC 4-4-090, "Refuse and Recyclables Standards"), There are also minimum size requirements for these areas, based on building size. There is no indication on the site plan that these standards would be met within the boundaries of the properties. Staff recommends that a revised site plan, demonstrating that the project meets the requirements for sizing and screening of refuse and recycling areas, be submitted and approved by the Development Services project manager prior to the issuance of building permits. Admin Site Plan Review 07-078.doc City of Renton P/8/PW Departm STOR-HOUSE SELF STORAG Administr • Site Plan Review Staff Report fASE 3 LUA-07-078 , SA-A REPORT OF SEPTEMBER 14, 2007 Page 7 of 13 3. Mitigation of impacts to surrounding properties and uses The project is located in an area of both commercial and residential uses. Generally speaking, commercial uses have more negative impacts on residential neighborhoods than the other way around. The use has been functioning at this location for several years, but would, with Phase 3, be located closer to the north property boundary. Revisions to the site plan that would increase buffers, to meet minimum requirements between the proposed project and residentially-zoned properties, would reduce the likelihood of negative impacts on those properties. Currently, the area proposed for development is an unpaved, vacant area with weeds. Development that would include lawn and landscaping would be a visual improvement over the existing condition. The buildings are, with the exception of a 29-foot "tower," single-story structures finished with earth tone colors. Although there is considerable coverage of the site with impervious area (see discussion, below), the buildings would not be considered out-of- scale or the use high intensity. Therefore, surrounding properties would not be affected negatively and property owners should continue to enjoy the use of their properties unimpeded. The property has steep slopes on three sides. This condition limits the amount of "linkage" that can be achieved to abutting properties. For security purposes, the property is not available for trails or paths that might otherwise cross it to provide access off-site. A public sidewalk and connecting walkway between the Stor-House office and sidewalk are available. The impact of refuse and recycling on adjacent properties would be reviewed when a revised plan, showing the proposed location, size, and screening of these service areas is provided. Light and glare will be produced by exterior lighting. Artificial lighting will be used "enhance the appearance of the buildings at night." Wall-mounted lighting fixtures are indicated on the building elevations. The applicant anticipates that the affect on surrounding properties would be minimal however. There would be lights from vehicles using the facility at night and early hours of the morning. It can be expected that additional security lighting would be installed at the enlarged facility. Exterior lighting is required to have light cut-off features so that light does not escape from the site onto neighboring properties (RMC 4-4-075, "Lighting. Exterior. On- site"). The applicant should be particularly aware of the potential impact on the Liberty Ridge subdivision residences on the downslope, west side of the project and those to the north across NE 3'd Street. 4. Mitigation of impacts of the proposed site plan to the site Construction of Phase 3 would increase the size of the facility by 34,098 sf. The lot coverage for Phase 3 was calculated at 35 percent, this amount, however, is calculated on the gross square footage of the site, which includes the 52 percent grade slopes Admin Site Plan Review 07-078.doc City of Renton P/B/PW Departme· Administr· · Site Plan Review Staff Report STOR-HOUSE SELF STORAGE:;, ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 8 of 13 around the perimeter. Therefore the percentage of net site coverage by structures is higher. During the Phase 2 site plan review, the state Office of Archaeology and Historic Preservation commented that "an Indian Trail" crossed the property. [Exhibit 18] This, and two ethnographic place names located within one-half mile of the site, indicates the potential for archaeological resources being present As mitigation for potential impacts of the proposed site plan to the site, staff recommends that a qualified archaeological consultant be retained to evaluate any material that is excavated during project construction for potential historic or cultural significance. 5. Conservation of area-wide property values New development typically increases area-wide property values, but this generalization does not take into consideration the use. It is unlikely that values of near-by properties will be increased by their proximity to a self-storage facility, although they may not be significantly impacted negatively either. Values of single-family residences in Liberty Ridge, which abut the site on the west, could be negatively impacted. 6. Safety and efficiency of vehicle and pedestrian circulation and access Site plan review for Phase 1 of the project raised concerns about the impact of vehicles pulling out onto NE 3rd St from the project and queuing in NE 3rd to enter the site. Improvements to NE 3rd St were required and completed. The Development Agreement addressed impacts from potential traffic volumes by limiting the total number of trips associated with the project to 680, cumulatively. The applicant has estimated the total number of projected trips from all phases at 350. Although no additional frontage improvements would be required, staff has recommended payment of a Transportation Impact Fee as compensation for the estimated new trips associated with Phase 3. The estimated fee of $6,450.00, based on $75 per trip for an estimated 86 new trips, would be due prior to issuance of building permits. The proposed security gates must meet Renton Fire Department requirements. 7. Provision of adequate light and air The single-story buildings would not have a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. 8. Mitigation of noise, odors and other harmful or unhealthy conditions Noise and odor impacts would occur for a short period of time during building and site construction. The contractor would be limited to hauling according to "Haul Hours" (RMC 4-4-030C2) and working during "Permitted Work Hours in or Near Residential Areas" (RMC 4-4-030C3). Odors expected to be produced from the enlargement of the project would consist of vehicle exhaust. Two buildings, AA and DD, would be heated. Renton Municipal Code Admin Site Plan Review 07-078.doc City al Renton P/8/PW Oepartm STOR-HOUSE SELF STORAG tASE 3 REPORT OF SEPTEMBER 14, 2007 Administ , Site Plan Review Staff Report LUA-07-078, SA-A Page 9 of 13 regulates screening of surface-mounted or roof-top mechanical equipment (RMC4-4- 095). 9. Availability of public services and facilities to accommodate the proposed use The site is served by the City of Renton for all utilities. It is located in Aquifer Protection Zone 2, which is a resource for the City of Renton water system (see "Advisory Notes to Applicant" following this report). The site is located in the 565 Water Pressure Zone. There are existing 10 inch and 12 water mains on the site. The preliminary fire flow has been determined to be 4,000 gpm. Based on Fire Prevention Bureau requirements, it appears that 4 fire hydrants would be required, unless the estimated fire flow is reduced. Fire Prevention Bureau staff has indicated that the City has the capability to provide service to the facility, but has also recommended that a Fire Impact Fee be assessed for the enlarged project area. The required Fire Impact Fee would be based on $0.52 feet per square foot for the proposed buildings. The estimated fee is $17,730.96 and would be due prior to issuance of building permits. Automatic sprinklers may be required, based on relationship between building size, potential adoption of new regulations, and issuance of building permits. There is an existing 8 inch sanitary sewer main on the site. The project is within the Mt. Olivet drainage basin. There are storm drainage facilities on the site. The storm drainage narrative and conceptual drainage plan state that the existing system would meet the proposed project design criteria. All new electrical, telephone, and cable services and lines (if any) must be placed underground. 10. Prevention of neighborhood deterioration and blight The screening of the site by trees and other landscaping would ensure that the property would prevent neighborhood deterioration and blight. xx Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. C. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Site Plan Approval for construction of Phase 3 of a project located at 2829 NE 3rd Street in Renton. Admin Site Plan Review 07-078.doc City of Renton P/8/PW Departme Administra Site Plan Review Staff Report STOR-HOUSE SELF STORAGE, ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 10 of 13 2. Site Plan Review: The applicant's file containing the application, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit 1. The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 -15. 3. Environmental Review: A Determination of Non-Significance with Mitigation was made by the Environmental Review Committee for Phase 1 on June 19, 2001. The Determination and Mitigation Measures are entered as Exhibit 16. 4. Development Agreement: The subject proposal is consistent with the Development Agreement adopted June 11, 2001. 5. Zoning: The subject proposal complies with the zoning requirements and development standards of the Light Industrial (IL) Zoning designation, as modified by the Development Agreement. 6. Existing Land Use: Land uses surrounding the subject site are commercial (Commercial Arterial Zone) on the northeast, Light Industrial on the east and south, Residential 10 (single-family residential) on the west, and Multi-family Residential on the north. D. Conclusions 1. The subject proposal complies with the policies and codes of the City of Renton provided that the applicant complies with the conditions of approval contained in this Report and Decision. 2. The proposal complies with the Development Agreement and the zoning designation of Light Industrial (IL), as modified by the Development Agreement, provided that the applicant complies with the conditions of approval contained in this Report and Decision. E. Decision The Site Plan for Stor-House Phase 3, File No. LUA07-078, is approved as proposed subject to the following conditions: 1. A revised site plan, demonstrating that the project meets the development standard for building front setbacks shall be submitted and approved by the Development Services Division project manager prior to the issuance of building permits. 2. Staff recommends that a revised site plan, demonstrating that the project meets the ADA requirements for parking lot accessibility, be submitted and approved by the Development Services Division project manager prior to the issuance of building permits. 3. A revised site plan, demonstrating that the project meets the minimum required dimensions for parallel parking spaces, be submitted and approved by the Development Services Division project manager prior to the issuance of building permits. 4. A detailed landscape plan shall be submitted and approved by the Development Services Division project manager prior to issuance of a building permit. Admin Site Plan Review 07-078.doc City of Renton PIBIPW Departm STOR-HOUSE SELF STORAG REPORT OF SEPTEMBER 14. 2007 /ASE 3 Administ , Site Plan Review Staff Report LUA-07-078, SA-A Page 11 of 13 5. A revised site plan, demonstrating that the project meets the requirements for sizing and screening of refuse and recycling areas, shall be submitted and approved by the Development Services project manager prior to the issuance of building permits. 6. A copy of a contract shall be provided to the Development Services Division project manager demonstrating that a qualified archaeological consultant has been retained to evaluate material excavated during project construction for potential historic or cultural significance. 7. A Transportation Impact Fee, estimated at $6,450.00, based on $75 per trip for an estimated 86 new trips. shall be paid prior to issuance of building permits. 8. Payment of Fire Impact Fee, based on $0.52 feet per square foot, for new buildings would be required. The estimated fee is $17,730.96 and would be due prior to issuance of building permits. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: Neil Watts, Development Services Director TRANSMITTED this 14'" day of September, 2007 to the owner Gilroy Family, LLC 1714 -140th Ave NE, 200 Bellevue, WA 98005 TRANSMITTED this 14th day of September, 2007 to the applicant/contact: Patrick Gilroy 1520-140th Ave NE, #200 Bellevue, WA 98005 TRANSMITTED this 14th day of September, 2007 to the patties of record: [There are no Parties of Record for this project] TRANSMITTED this 27" day of March, 2007 to the following: Larry Meckling, Building Official Jennifer Henning, Current Planning Manager Corey Thomas, Inspector Kayren Kittrick, Development Engineering Supervisor Renton Reporter Admin Site Plan Review 07·078.doc date I City of Renton PIB/PW Depa,tme STOR-HOUSE SELF STORAGE, ASE 3 REPORT OF SEPTEMBER 14, 2007 Administr Site Plan Review Staff Report LUA-07-078, SA-A Page 120113 Land Use Decision Appeal Process: Appeals of the land use decision must be filed in writing on or before 5:00 PM on September 28, 2007 (14 days from the date appeal period begins). If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430- 6510. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. Fire Bureau 1. The preliminary fire flow is 4,000 gpm, 2. One fire hydrant is required within 150 feet of the structure and three additional hydrants are required within 300 feet of the structure. The distance is measured along the travel route. 3. A fire sprinkler system may be required by the Fire Department (see staff report). 4. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 5. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. Water Service 1. See City of Renton water drawing W2974 for detailed engineering plans. 2. The project shall maintain a 5-foot separation from building to existing water main easement. 3. Water System Development Charges based on a rate of $0.273 x total square footage of the site, but no less than $1,956.00, will apply. A redevelopment credit will be applied for the existing water meter. Actual fees will be calculated at the time of building permit submittal. 4. New landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. Sanitary Sewer Service 1. If the applicant increases the size of the existing water meter, Sanitary System Development Charges based on a rate of $0.142 x total square footage of the site will apply. A redevelopment credit will be applied for the existing water meter. Actual fees will be calculated at the time of building permit submittal. No structures are allowed to be located over sanitary sewer mains. I 3. If the buildings are required to be sprinklered, floor drains will be required. Admin Site Plan Review 07-078.doc City of Renton PIB/PW Departm Administ · , Site Plan Review Staff Report STOR-HOUSE SELF STORAG . /ASE 3 LUA-07-078, SA-A REPORT OF SEPTEMBER 14, 2007 Page 13of13 Surface Water System 1. The Surface Water System Development fees are $0.265, but not less than $795 per square foot of new impervious area. The fees are collected at the time a construction permit is issued. Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). 2. A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. 3. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. 5. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. I General 1. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2. All construction utility permits for utilities, drainage, and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 3. When utility plans are complete, please submit three (3) copies of the drawings, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 4. The fee for review and inspection of these improvements is 5 percent of the first $100,000 of the estimated construction cost; 4 percent of anything over $100,000, but less than $200,000; and 3 percent of anything over $200,000. Half the fee must be paid upon application. 5. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any back/low devices will be required. 6. Applicant shall be responsible for securing all necessary easements for utilities. Admin Site Plan Review 07-078.doc ® KING COUNTY DEPARTMENT ol ASSESSMENTS --~-----··-.... --= = ------ ~J:l:l:1:~j_d~~c~1~1:~1:k=f·l~J~EJ~~m~-__ _ ··--.~·-'::.f.-rt· /" 6 ~ ~ ... ~;~ - i .. ~ , -• ----·-"""""""' JUL 2 5 2007 :z o. ;! + NW 16-23-05 Sc* 1:12000!' ~ IOO'I .. [ ........ .. · i I. EXHIBIT 2 ' .... F R-8 ~ ... Ill ~ ~ !-" ... ... ... ""' RC ~ ZONING ~ = 'l'l!CIINICAL SEllVICl!II NE 4th St. CA RC/ RC R-14 GS • 21 T23N RSE W 1/2 ----ReD.to11 d:Lt,-IJmi~ CA CA (l) ~ (l) R-10 ~ 0 ~ ILCP) 0 eyo f'° 1='800 16 T23N R5E C .... In ... O'I ;j ~ := ~ "' s ,.. t I f ;;,;;_;;_i,;;;_i,;_i,;_:,;:,;;;_i,;_i,; i i Ii. ~~~,u~~ I ! 1 1 , :1$:~~~-nFI ~ ~ ~~u~~si11;11 ~ ~;~:~:~-~-?-1 ~ I ~ I I i j ' • I ' I ; l fU I , ' I ' ,)~-.- 1 • • ; 1 '· 1 ' ,, /i '. ' ' .. 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"' .·. ····-;=~.·r"'·· ·~1 r)1:h: ii ;$: ll ~;Jj ·1: TREES. I M Amr c;rc;nelum-V,r,e MElple \J-.' 4·5' height min. 3 Blems mu. : 0· . Ac;er pelmatum 'Bloodgood' -Bloodgood Japanese Maple ~ ~ -.- ; r-t '· ~ ~ ~ ' r~ -! J~,~ : ' 1' ' ,', ' "'i' ") ,,, ' .. ,:, ' ·;:," ii i { ~ I I I ' ~: I , " "J, I I 6 e ' ,rt~,: : ·'J!...,w I II a, " ' ..--'7' 0 I 11 ~.'.;.1~ : : : IEH 6-7' height min. . -.../:.,_ /!v:ttJr p. 'Columnani·. Columnar Norwuy Maple 1 ' 1-112" caliper : ·.:::_<'f ~ Gledll&la L I. 'Skyflrn,' -S~lne Honeylocual r,J __ , · 1-112"col!par ;,..,, Plnus nigra -_Ausll'tan Black Pine V -4-5' height min . r·r·, Robinia pseudoacada 'F"astigata' • Narrow Black Locust \_~) 1-112" cal!per 0 Stewartla pseudocamellla -Japar.ase Stewartia 5-6' h11ighl min. B ExleUng Quercus cocclnea • Scarlet Oak SHRUBS· Abeha grandiflof& 'Edward Ool.lCher' -Abelia 13 gallon Berbo,rta ttnmbargll 'Roae Glow' -Japaneae-Barberry 13 gallon Comw mba 'Arg1111toomergln11IZI' • Varlegate,d Ooi,wc,od I !i gallon Cl3M hyb~ -Wt,l\e Rockron 12 gallon Juniperua c. 'K.elzukll'. Hollywood Juniper I !i gallon ~.r1 ,,, -..--~=~--------~-;l~ f:l 1\0'-fr : ~ ® ® 0 © 4) .. " ,e Mehonla squHbllum 'Comp&eta' -Owf. Oregon Grape 12 gellon Nandine domes~ca 'Moyer's Red' -Nandina 13 gallon. Plnus m. mugo -Mugo P1ne f 3 gall°" G Prufl\15 leuroc:emsus 'Otto Luyken'. Otto Luyken Laurel/ 3 gallon ~t, ~; :i!@ . ::> -·. ------~ ..• · z, "' ® @ .. " '1! Prunut luellanlca -Portugal Laurel 15 ga~on Rhododendroo "PJM'. PJM Rhododendron I 3 galloo Rhododendron 'Cllpinense' -Rhododrl!Odron 15 gallon Spirafttl blJmaldo 1.Jmemound' -Um8!Tloond Spiraea I J gallon Thi,,la oceld11111l!lls 'Emerald Grftn' -Arbol"Yllile 15' height min. Viburnum dBYidi • Davide Viburnum f 2 gallon Viburnum p. 'Tomentosun'I' -Doubleffla Viburnum/ 5 gellOfl GROU~C:Q_VER~.:.._ AU Afcioet.aphylol!I uva-ural -Klnnlklnnlck 14" pots@ 12' O.C. VM Vince mll'IOf-Pertwlnkte /'4" pole@ 12" O.C. \). Penmnial9: Lavendule, Erice. Hermeroeal~e. Sedum. cere~ • \.:..:__; Ulhodora, fe-~tuca / 1 gallon pole field Yllrlfled end localed. b 2-3 Man Granite-Boulde-13 set In natu111I outcrop. -.•. --y£;V\.9 . ~-·--·· ..c9£•'i,!.tl 1. Placeemlnlrnumof4"topsoilinall~ntbede,2'"inle.Wfl~as-. --· '3, •l w• P!entlng soil mi.-for bac::k.fln ror ell trees, atlrubs end PLANT NOTES . ..--grou~eover shall be mlxtura er 2/3 lopsoll and 1/l ~ ------organoc matter. Provide 1111mpla for approval. -------2. Planting and topaoH stsnderds eh ell meet City of Renton cod&. -:::::----_.-_.-3. COf1tract:cr llhall lollow Slanden:ts for NurMf'Y Stock 4. Pian &hell be followe::I. No eubstitutlona shell be meda without the approval of Iha Landscape Archltecl or DW11er. -~ end lheANN "American Standel'dsforNur.seryStoek. 5;"'( ,· 5. Contractor shall guarantee plant metertal and workmanahlp oQ for a period of one yearefterflnal acceptance. Replace ,".:. ~{' . __.,-plenb under guarantee with same wrlety end root oondHkin ~.Y' _ _,--as ma!e~els orfalnally specified. A 119W guarenl&e partod wlll be ~ "'5tabllehed fDriheee rapl&eed met&nale. 6. C0<1tractor 11liall place uniform 2" mufch over property cle1111ed _. and graded plant bede. Provide Hmpkl for epproYel. -----7. Automlltlc lrrtcal!Of1 sytem ehal be lnaltiled as per code ~ and shell bel.andaoape Contnictordea,wi build . g CiJ ~,~-~.~CAPE PLA:.: ~~ASE II~. • ~ -...... ~ H 4D "' c:='/t?_,.. _. V, to Ju l 2 ,; -,-.·, L. . .J. £.,_ \ ->-3 loo"' eslgn =~·=1 (<~) ,., _,.,.. ___ ... <l ;= z ~ z "' Ill c 'ti .. M "' lz CII rl OCI rl @ z ci: ..I a. . ci: u Ill Q z ci: ..I ~-' !I)• ::,• o• Ie 1('~~; r· u5:: - l=J -!'!!- LA-1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-01-047,SA-A,ECF APPLICANT: PROJECT NAME: Northward Properties (Patrick Gilroy) Aegis Self Storage DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant property. The proposed use would be self-service storage and office. Phase One would consist of eleven buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two would have either self-service storage or office, or a combination of both, depending on market demand at the time of development. The area of Phase Two would have approximately 97,000 sf of land. LOCATION OF PROPOSAL: LEAD AGENCY: 2000 blk NE 3'd Street (south side of NE 3'd Street) City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of either the environmental determination [RCW 43.21.C075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM July 9, 200Uf no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: dnsmsign June 25, 2001 June 19, 2001 DATE I ' DATE/ 1 DATE EXHIBIT 16 Renton City Limits Parcels mH C Zoning ~Resource Conv ... ·1:JJResidential 1 duL :;::::::: Residential 4 du .. . WResidential 8 du .. . i:;21Residential Man .. . iResidential 1 Od .. . ~Residential 14 d .. . IJWResidential MulL flliilResidential MulL I, 'Residential MulL Center Village Urban Center N .. . : . .!Urban Center N .. . ICenter Downtown Commercial/Off. .. Commercial ArL !Commercial OfL Commercial NeL .. Industrial -Heavy LJ:ilndustrial -Medi. .. ;_jlndustrial -Light Renton Aerial 100 0 Renton SCALE 1 : 1,669 100 200 300 FEET http://rentonnetorg/MapGuide/maps/Parcel.mwf A EXHIBIT 17 Wednesday, September 12, 2007 1:06 PM September 24, 2004 Ms. Nancy Weil Associate Planner City of Renton STATE OF WASHINGTON Office of Archaeology and Historic Preservation 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 (Mal/Ing Address) PO Box 48343 • Olympia, Washington 98504-8343 (360) 586-3065 Fax Number (360) 586-3067 1055 South Grady Way Renton, WA 98055 In future correspondence please refer to: Log: 092404-55-KI Re: Stor-House Self-Storage II LUA04-l 05 Renton Dear Ms. Weil: We have reviewed the materials forwarded to our office for the proposed project referenced above. According to our records, an Indian Trail crosses through the property, and there are two ethnographic place names located within one-half mile. These factors increase the potential for archaeological resources. We recommend a professional archaeological survey of those areas proposed for any excavation associated with the proposed project be required. We also recommend consultation with the concerned tribes cultural committees and staff regarding cultural resource issues. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Sincerely, d±1~~ Assistant State Archaeologist (360) 586-3083 StephenieK@cted.wa.gov cc: Laura Murphy Richard Brooks Cecile Hansen EXHIBIT 18 ADMINISTERED BY DEPARTMENT OF COMMUNITY, TRADE & ECONOMIC DEVELOPMENT r STATE OF WASHINGTON Office of Archaeology and Historic Preservation 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 (Mailing Address) PO Box 48343 • Olympia, Washington 98504-8343 September 24, 2004 Ms. Nancy Weil Associate Planner City of Renton 1055 South Grady Way Renton, WA 98055 (360) 586-3065 Fax Number (360) 586-3067 In future correspondence please refer to: Log: 092404-55-KI Re: Stor-House Self-Storage II LUA04-105 Renton Dear Ms. Weil: We have reviewed the materials forwarded to our office for the proposed project referenced above. According to our records, an Indian Trail crosses through the property, and there are two ethnographic place names located within one-half mile. These factors increase the potential for archaeological resources. We recommend a professional archaeological survey of those areas proposed for any excavation associated with the proposed project be required. We also recommend consultation with the concerned tribes cultural committees and staff regarding cultural resource issues. These comments are based on the information available at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. Sincerely, ~ Assistant State Archaeologist (360) 586-3083 StephenieK@cted. wa. gov cc: Laura Murphy Richard Brooks Cecile Hansen ADMINISTERED BY DEPARTMENT OF COMMUNITY, TRADE & ECONOMIC DEVELOPMENT Page I of I Patrick Gilroy From: David Halinen [davidhalinen@halinenlaw.com] Sent: Wednesday, July 25, 2007 9: 17 AM To: Neil Watts Cc: Patrick Gilroy Subject: Star-House Self Storage Phase 111--Processing Dear Mr. Watts: Thank you for taking my call this morning to discuss my July 16, 2007 letter to you and Patrick Gilroy's simultaneously submitted letter and companion materials concerning Stor-House Self Storage Phase III. Based on our discussion, I understand that (a) your office will be performing an administrative site plan review of the proposal (application for which will be submitted by Mr. Gilroy today) and (b) your preliminary conclusion is that further SEP A review is not necessary and you will be considering whether the previous DNS-M should be adopted. If my above-stated understanding is in anyway incorrect, please let me know. Thank you for your cooperation. Dave Halinen Halinen Law Offices, P.S. IO 19 Regents Boulevard, Suite 202 Fircrest, Washington 98466-6037 (206) 443-4684 Seattle (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com CONFIDENTIALITY NOTICE: The information contained in this emai/F along with any attachments hereto, may contain privileged and confidential material and is intended onfy for the use of the individual(s) or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or fotwarding of the communication is strictly prohibited. If you have received the communication in error, please immediately notify the sender by return e-mail, or by calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and its attachments from any computer. Thank you. 7/25/2007 City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: != i (., v 11 1 ir fr>v. COMMENTS DUE: AUGUST 24, 2007 APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007 APPLICANT: Patrick Gilroy PROJECT MANAGER: Elizabeth Hiaains PROJECT TITLE: Stor-House Self Storaqe Phase Ill PLAN REVIEW: Arneta Henninqer SITE AREA: 88,796 sauare feet BUILDING AREA loross): 34,098 square feet LOCATION: 2829 NE 3" Street WORK ORDER NO: 77785 SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-112 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housino Air Aesthetics Water L1oht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ H1storic/Cu//ura/ Natural Resources Preservation Airport Environment 10.000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. /!P();1 . ;;1 EJ I a;/() 1 Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM August 20, 2007 Elizabeth Higgins Amela Henninger X7298 STOR-HOUSE SELF STORAGE PHASE III APPLICATION LUA 07-078 2829 NE 3RD ST I have reviewed the application for this 6 self storage one story high buildings in Section 16, Twp. 23N Rng 5E, and have the following comments: Existing Conditions Water --This site is served by the City of Renton and is located in the Aquifer Protection Zone 2. This site is located in the 565 Water Pressure Zone. There is an existing 10" and an existing 12" watermain on the site. See City of Renton water drawing W2974 for detailed engineering plans. Sanitary Sewer --There is an existing 8" sanitary sewer main on the site. Storm --There are storm drainage facilities on the site. This project lies in the Mt. Olivet drainage basin. CODE REQUIREMENTS WATER: • Per the City of Renton Fire Marshal the preliminary fire flow is 4,000 GPM. • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fireflow of the new commercial building. If the fireflow remains at 4000 GPM then 4 fire hydrants are required. • Project shall maintain 5' separation from building structure to existing watermain easement. • The Water SOC fees are $0.273 per square foot of property but not less than $1956.00 if not previously paid. Any project that currently has water and or sewer service is eligible for a prorated system development charge. SEWER: • No permanent structures over sanitary sewer mains. • If the building is required to be sprinklered, floor drains will be required. Stor-House Self Storage Phase Ill • The Sanitary Sewer SOC fees are $0.142 per square foot of property but not less than $1017.00 if not previously paid. Any project that currently has water and or sewer service is eligible for a prorated system development charge. STORM DRAINAGE: • A storm drainage report and conceptual drainage plan was submitted with the formal application. The storm drainage states that the existing system meets the proposed project design criteria. • The Surface Water SDC fees are $0.265 (but not less than $759) per square foot of new 1mperv1ous area. If no new impervious area then the fee is not triggered. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. • The Traffic Mitigation Fee of $6,450 applies to this project and shall be paid at the time the building permit is issued. AQUIFER: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than I 00 cubic yards of fill material wilJ be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the AP A requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City's current horizontal and vertical control plan. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. STORHOUSEPH3GF City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 24, 2007 APPLICATION NO: LUA0?-078, SA-A DATE CIRCULATED: AUGUST 10, 2007 APPLICANT: Patrick Gilro PROJECT MANAGER: Elizabeth Hi ins PROJECT TITLE: Star-House Self Stora e Phase Ill PLAN REVIEW: Arneta Hennin er --'--'--'-="--'----'-='--="-===-==---=""'---'-='--'-'-'-----f-=-"-''-'--='=-'----'-"-=-'-'=="----------sutt011w-tttVJSroN SITE AREA: 88,796 s uare feet BUILDING AREA ross: 34,098 s uare feet LOCATION: 2829 NE 3°' Street I WORK ORDER NO: 77785 SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS C. We have reviewed this appli areas where additional infor More Information Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin'"' Aesthetics Liaht!Glare Recreation Utilities Trans~~rration Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet Date ;;i;;._.f/uc; z,ovv1 I Kayren Kittrick -Transportation. Mitigation Fee_.d_o~c ----~~~- Project Name: Project Address: S\t}R.-W)l.lSb SG'Lf: S'\b(U~12. p1-1 3 'Z.BZ'l ~G 3vt'\ s, Contact Person: Permit Number: Project Description: Land Use Type: o Residential o Retail _.z'.-Non-retail Calculation: BlP ADT '6\o 'f. '?S -:. S \, 11.\S'O. o1l Method of Calculation: D ITE Trip Generation Manual, 7'" Edition ,Jii<Jraffic Study o Other .)W) IUL l#/B/ ~<»7 Transportation ~I. 115 0 {JO Mitigation Fee: \D , '1 , Calculated by: J( ; i, JA;J\ d\. Date: 'o 110 / m]: Date of Payment: -------------------------- ___ Pa~ge 1 j City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (r{j nsa-x-~ .; ; ,-v 1 COMMENTS DUE: AUGUST 24, 2007 ' APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007 APPLICANT: Patrick Gilrov PROJECT MANAGER: Elizabeth Hiooins PROJECT TITLE: Star-House Self Storaqe Phase Ill PLAN REVIEW: Ameta Henninqer ,... ~1:_u, "t_,~J...J', SITE AREA: 88,796 sauare feet BUILDING AREA loross): 34,098 square feet LOCATION: 2829 NE 3'' Street WORK ORDER NO: 77785 SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 OOJtiD[~ leluildinm ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parf<ing's\Mti,ilet,, approximately 2.04 acres. Proposed structures would be one-story or approximately 12-112 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liqht/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Se,vices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (1 n, ,-\:-,, 1 t hf'n COMMENTS DUE: AUGUST 24, 2007 APPLICATION NO: LUA0?-078, SA-A DATE CIRCULATED: AUGUST 10, 2007 APPLICANT: Patrick Gilrov PROJECT MANAGER: Elizabeth Hinnins ''''"<\>- PROJECT TITLE: Star-House Self Storaqe Phase Ill PLAN REVIEW: Amela Henninqer REC EI 11' SITE AREA: 88,796 square feet BUILDING AREA loross): 34,098 square feet .Ii I If: LOCATION: 2829 NE 3'd Street WORK ORDER NO: 77785 .. -Uiv/0., SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-112 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure, Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo,e Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ' . We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ,.7 ~') )_ 3 0 't- Signature of Director or Authorized Representat1V€ Date DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM August 21, 2007 Elizabeth Higgins, Senior Planner Camille Walls, Acting Assistant Fire Marshal SUBJECT: Project -Stor-House Self Storage Phase III 2829 NE 3rd Street MITIGATION ITEMS; 1. A fire mitigation fee of $17,730.96 is required based on $.52 per square foot of commercial property. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 4,000 GPM, one hydrant is required within 150 feet of the structure and 3 additional hydrants are required within 300 feet of the structure. No reduction in fire flow has been given for sprinklers as none are proposed. There is however, a potential for sprinkler requirements based on square footage of 3 buildings. The adoption of the 2006 International Fire Code with City of Renton amendments would require all buildings of 5,000 square feet or more to have sprinklers. 2. Separate plans and permit are required for the installation of systems. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. 4. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. 5. Automatic entry gates shall meet all Renton Fire Department requirements. 6. A site plan for Pre-Fire planning is required to be submitted prior to occupancy in one of the attached formats. Please feel free to contact me if you have any questions. City of Renton Department of Planning I Building I Public Works , .. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET 'I'. ., " . ,,_, . J V REVIEWING DEPARTMENT: fl'IE. COMMENTS DUE: AUGUST )24, 2007 I APPLICATION NO: LUA07-078, SA-A DATE CIRCULATED: AUGUST 10, 2007 L...·--~--- APPLICANT: Patrick Gilrov PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Stor-House Self Storane Phase Ill PLAN REVIEW: Arneta Henninaer SITE AREA: 88,796 snuare feet BUILDING AREA lnross): 34,098 sauare feet LOCATION: 2829 NE 3'' Street WORK ORDER NO: 77785 SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Stor-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Env;ronment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water LhhVG!are Plants Recreation Land/Shoreline Use Ufifities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 71 o Ai¢£<-.&1r n1 f 9 l:7' 1 9-/I 1:: ~ , d tr , t V, ZW2??Y/'<<I t ,zt,,4 r~/,7 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ~ City of, .enton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG DEPARTMENT: Pa.rts COMMENTS DUE: AUGUST 24, 2007 DATE CIRCULATED: AUGUST 10, 2007 0 -= -APPLICATION NO: LUA07-078, SA-A ~.-; l> -PROJECT MANAGER: Elizabeth Hinnins -< rn APPLICANT: Patrick Gilro" ::=:c ::;-, () PLAN REVIEW: Amela Henninaer --i -n PROJECT TITLE: Star-House Self Storane Phase Ill ' ::IJ ~ I II BUILDING AREA lnross): 34,098 sauare feet u, m ~ SITE AREA: 88,796 snuare feet ::IJ --i = rn WORK ORDER NO: 77785 <o = LOCATION: 2829 NE 3'' Street _,_ .u SUMMARY OF PROPOSAL: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 se~torage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 10 new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west comer of the structure. Site is zoned IL (Light Industrial). Proposal requires Administrative Site Plan Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Lfnhf!Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy! Histonc!Cultural Natural Resources Prese,vation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS ,,_fl ,,__L/h_ CC/l(. lz; c. CODE-RELATED COMMENTS -( \o..,./ c{./1,i. [l-L{ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatiA) needed to properly assess this proposal. /Jl'-IM~ ~ !7a;i~, Signa1ufe0 Direclor or ~thorized Representative C7 Date NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes th .. application and the necessary Public Approvals. PROJECT NAME/NUMBER: Ster-House Self S1orage Phase 1111 LUA07-D78, SA-A PROJECT DESCRIPTION: App.icanl propose~ to develo;, Phase 3 of t~e $tor-House Self Storage site with 6 self-storage brnld1ngs ranging 1n size from 3,123 sf to 9,900 s l (fer a total of 34,095 so t: of new bu1ld1ng area\ and 10 new surface parking stalls on approximately 2 04 acres. Proposed stn.ct:Jres would be cne-s.ory or apprcwmately 12-112 feet in height A 29-foot t'.igh tower 1s P'Oposed on Building DD on the north wesc cc mer of the structure Sile ,s wned IL {L,ght Industrial} Proposal requires Adrnn,strative Scte Plan Review PROJECT LOCATION: 2S29 NE 3<1 Street PUBLIC APPROVALS: Administrat,ve Sile Plan approval APPLICANT/PROJECT CONT ACT PERSON Patrick Gilroy. Tel: (425) 747-1726 ~1 02 Comments on the above application must be submitted in writing to Elizabeth Hig9lns, Senior Planner, Davelopmimt ServicBS Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 24, 2007. If you h8~e quest1ans about this proposal, or wish to be made a perty of record and recei,e add,tional not,fication by mail. contact the Project Manager al 1425) 430-7382 Anyone who submrts written comments will automatically becomes party of record and will be notified of any oec1s1an on this pro1ect PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: July 25, 2007 August 10, 2007 August 10, 2007 If you would lika to be made a party of record to receive further inforrnalion on 1h15 proposed project. complete lhis form and return lo City ol Renton, Development Planning, 1055 South G"'d)' Way, Renton WA 9a057 Fi~ Name I No.: Stor-Houee Self Storage Phase Ill I LUA07--07a, SA-A NAME MAILINGADDRESS ---------------------------- TELEPHONE NO CERTIFICATION I, ful.M: ~~L , hereby certify that 'S copies of the above document were posted by me in _L conspicuous places or nearby the described property on,. , . , C---l._,_,-;[_ ,;.';,,,'.'~···· DATE: vlP 4 SIGNED:~~~ .. ;;~;~l ATIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington resit: +0 1 "-+.,. ~i\\ , on the I{) t"-day of Q_. , O Li-4.± 6 .,, -,A;.:: ~ , c, 1 E LIC/';J . ~.._q ,, \\""'~~- ''11, \t~t~~''"'' .... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 10th day of August, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Surrounding Property Owners Patrick Gilroy Gilroy Family, LLC (Signature of Sender): ~ , :}JJCl<,,e STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached Applicant/Contact Owner Project Name: Stor-House Self Storage Phase Ill Project Number: LUA07-078, SA-A Reoresentina • • .. 430734025009 ALFORD STEPHANIE 2602 NE 2ND PL RENTON WA 98056 162305911503 BP WEST COAST PRODUCTS LLC 6 CENTER POINTE DR LA PALMA CA 90623 430734026007 CHU BELMA+RODOLFO 2608 NE 2ND PL RENTON WA 98056 162305914309 GILROY FAMILY LLC 1714 BELLEVUE WAY NE BELLEVUE WA 98004 430734072001 LAGRABA WALTER L 256 FERNDALE AVE NE RENTON WA 98056 430734024002 LUJAN PATRICIA C PO BOX 3770 HAGATNA GU 96932 430734063000 RAMASUBRAMANIAM BALAJI 253 FERNDALE AVE NE RENTON WA 98056 430734066003 TRAN LEE M!NH+CUC STANG 271 FERNDALE AVE NE RENTON WA 98056 430734027005 ANDERSON ERIC E 2614 NE 2ND PL RENTON WA 98056 430734073009 CHON U WON+KYONG HA CHON 250 FERNDALE AVE NE RENTON WA 98056 430734022006 DENG MIANYU+RUNHAO CHEN 2568 NE 2ND PL RENTON WA 98056 162305913004 KING COUNTY 500A K C ADMIN BLDG 500 FOURTH AVE SEATILE WA 98104 430735123001 LIBERTY RIDGE HOA 325 118TH AVE SE STE 204 BELLEVUE WA 98005 430734068009 LY SIV K+ZHU SHUXIAN 11310 117TH PL NE KIRKLAND WA 98033 162305912006 RENTON HOUSING AUTH PO BOX 2316 RENTON WA 98056 430734071003 TRAN TUAN DINH 262 FERNDALE AVE NE RENTON WA 98056 430734067001 BAKER JEFFERSON F 2603 NE 2ND PL RENTON WA 98056 430734064008 CHOW ANDY 259 FERNDALE AVE NE RENTON WA 98056 162305904607 DEPT OF TRANSPORTATION PO BOX 47300 OLYMPIA WA 98504 430734069007 KWAN SIU L 2615 NE 2ND PL RENTON WA 98056 430735124009 LIBERTY RIDGE LLC 9125 10TH AVES SEATILE WA 98108 430734023004 RAMANPREET +KAUR HARMANDEEP 2574 NE 2ND PL RENTON' WA 98056 430734070005 TOMOIAGA VIOLER+ANA 268 FERNDALE AVE NE RENTON WA 98056 430734065005 ZHAO HUI ZHU 265 FERNDALE AVE NE RENTON WA 98056 o,,,.~~':Y o,¢; .. ,.._ . .. . ~-~ g;1,rro NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Star-House Self Storage Phase Ill/ LUA07-078, SA-A PROJECT DESCRIPTION: Applicant proposes to develop Phase 3 of the Star-House Self Storage site with 6 self-storage buildings ranging in size from 3,123 s.f. to 9,900 s.f. (for a total of 34,098 sq ft of new building area) and 1 D new surface parking stalls on approximately 2.04 acres. Proposed structures would be one-story or approximately 12-1/2 feet in height. A 29-foot high tower is proposed on Building DD on the north west corner of the structure Site is zoned IL (light Industrial). Proposal requires Administrative Site Plan Review. PROJECT LOCATION: PUBLIC APPROVALS: 2829 NE 3rd Street Administrative Site Plan approval APPLICANT/PROJECT CONTACT PERSON: Patrick Gilroy; Tel: (425) 747-1726 x102 Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 24, 2007. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7382. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: July 25, 2007 August 10, 2007 August10,2007 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98057. File Name I No.: Star-House Self Storage Phase Ill/ LUA0?-078, SA-A NAME: ----------------------------------- MAILING ADDRESS: _____________________________ _ TELEPHONE NO.: CITY -:lF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator August 10, 2007 Patrick Gilroy 1520 1401h Avenue NE #200 Belleuve, WA 98005 Subject: Stor-House Self-Storage Phase III . LUA07-078, SA-A Dear Mr. Gilroy: The Development Planning S.ection of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, Ji07,J.;-tff_ J~ Elizabeth Higgins, AICP Senior Planner cc: Gilroy Family, LLC / Owrn,r ------'----10-5-,-5-So_u __ th_G_ra_d_y_W_a_y_--R-en-to_n_, W~as~h-'-in-gto-.. -n "-9-80_5_7 ______ ~ @ ,This paperooritalns 50% .recycled material, 30% ~oonsumer · AHEAD° OF. Ti-IE CURVE Page I of 1 Patrick Gilroy From: David Halinen [davidhalinen@halinenlaw.com] Sent: Wednesday, July 25, 2007 9:17 AM To: Neil Watts Cc: Patrick Gilroy Subject: Ster-House Self Storage Phase Ill-Processing Dear Mr. Watts: Thank you for taking my call this morning to discuss my July 16, 2007 letter to you and Patrick Gilroy's simultaneously submitted letter and companion materials concerning Stor-House Self Storage Phase III. Based on our discussion, I understand that (a) your office will be performing an administrative site plan review of the proposal (application for which will be submitted by Mr. Gilroy today) and (b) your preliminary conclusion is that further SEP A review is not necessary and you will be considering whether the previous DNS-M should be adopted. If my above-stated understanding is in anyway incorrect, please let me know. Thank you for your cooperation. Dave Halinen Halinen Law Offices, P.S. 1019 Regents Boulevard, Suite 202 Fircrest, Washington 98466-6037 (206) 443-4684 Seal/le (253) 627-6680 Tacoma (253) 272-9876 FAX davidhalinen@halinenlaw.com CONFIDENTIALITY NOTICE: The information contained in this email, along with any attachments hereto, may contain privileged and confidential material and is intended only for the use of the individual(s) or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any dissemination, distribution, copying or forwarding of the communication is strictly prohibited. If you have received the communication in error, please immediately notify the sender by return e-mail, or by calling (206) 443-4686 (Seattle) or (253) 627-6680 (Tacoma), and delete the original message and its attachments from any computer. Thank you. 7/25/2007 City of Renton bUPt 01--CAY LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: GILROY FAMILY, LLC PROJECT OR DEVELOPMENT NAME: ADDRESS: 1714 BELLEVUE WAY NE STOR-HOUSE SELF STORAGE, PHASE Ill PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: BELLEVUE ZIP: 98004 2829 NE 3rd Street, Renton 98056 TELEPHONE NUMBER: 425-454-0528 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1623059143, 1623059142 NAME: Patrick Gilroy EXISTING LAND USE(S): Light Industrial COMPANY (if applicable): PROPOSED LAND USE(S): Light Industrial ADDRESS: 1520 -1401h Ave NE, #200 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Bellevue ZIP: 98005 Employment Area -Industrial TELEPHONE NUMBER (425) 747-1726, x102 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N / A CONT ACT PERSON EXISTING ZONING IL NAME: --Same as Applicant--PROPOSED ZONING (if applicable): N / A COMPANY (if applicable): SITE AREA (in square feet): 88,796 S.F. SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING ADDRESS: THREE LOTS OR MORE (if applicable): N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): N/A NUMBER OF PROPOSED LOTS (if applicable): N/A TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): N/A Q: web/ pw / devserv/forms/plann ing/ma<iterapp. doc 06/12/07 PR ECT INFORMATION conti1 d) NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 D AQUIFER PROTECTION AREA ONE X AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING RESIDENTIAL D GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable) N / A D HABITAT CONSERVATION sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL u SHORELINE STREAMS AND LAKES BUILDINGS (if applicable): 31,145 5.F. sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL D WETLANDS sq. ft. BUILDINGS TO REMAIN (if applicable): N / A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N / A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N / A PROJECT VALUE: $1,000,000.00 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if a""licable\: LEGAL DESCRIPTION OF PROPERTY (Attach leQal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF THE NW QUARTER OF SECTION 16, TOWNSHIP 23, RANGE 05E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Site Plan Review 3. 2. SEPA 4. AFFIDAVIT OF OWNERSHIP I, (Print Name/s) £>1cH-AttelJ 4 · f9.-rtl/:?DY , declare that I am (please check one) _ the current owner of the property involved in this application or v' the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing sta~answ rs here! o ain\ and the information herewith are in all respects true and correct to the best of my knowledge and belief. ( ~ __ ) 1 ./ -,, V I certify I know or have satisfactory evidence that ,,ere.~ A · §"1t&-y signed this instrument and acknowledged it to be his/her/their free and voluntary act for the oses mention in this instrument. ,,,,,,,111,,,,,, />1'1-~<'--JL. :J, ~ ,,'\,c,'(.. ~-Gt(.~',, $'"~~~it;;. ...,0 ~ Notary Public in and for the State of Washington ~ ~ /:#' );I. ~ ~'l; -g " ~ : ( tf(Jf/1.Pt'l z = : cP Pl,IBUO o :: :. ~... J,,;.~ ~ -y,., 1 ........ o • .,,._<:!! ~ ,, r;,,. ••• r111, <';;.·:,.,, ~ , ,.. __ ... -"""' ' ,,,, OF wr,,.S ,,,,, '''"""'''' Q:web/pw/devserv/forms/planning/masterapp.doc 06/12/07 I • LEGAL DESCRIPTION LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20021217900004. Q: web/pw / devserv /fonns/pl anning/masterapp .doc 06/12/07 After recording return to: W. Dirker Ehlert Casey & Pruzan, PLLC 425 Pike Street, Suite 610 Seattle, WA 98101-4078 20060710001019.:: 111111111111 1 1111111 20060710001019 FIRST AMERICAN QCD 3~.00 PAGE001 OF 004 07/10/20116 13:20 KING COUNTY, UA E2220746 97/19/2006 13:20 KING COUNTY, UA s~~ $!::i: QUIT CLAIM DEED PAGE001 OF 001 Indexing information required by the Washington State Auditor/Recorder's Office (RCW 64.04) 1/97: Reference No. Grantor (Seller): Grantee (Purchaser): Legal Description: Assessor's Property Tax Parcel/ Account Nos: King County Recording No. NIA Gilroy Famlly, L.L.C., GIiroy Family I, L.L.C., a Washington limited liability company Lots 1 and 2, City of Renton Short Plat No. LUA-02--065- SHPL, entitled Stor-House Self Storage and Office Short Plat, according to Short Plat recorded December 17, 2002 under Recording No. 20021217900004, in King County, Washington The Grantor, Gilroy Family, L.L.C., a Washington limited liability company, for and in consideration of change in identity and form of ownership, conveys and quitclaims to Gilroy Family I, L.L.C., a Washington limited liability company, the following described real estate situated in the County of King, State of Washington, together with all after-acquired title of the Grantor therein: Lots 1 and 2, City of Renton Short Plat No. LUA--02-065-SHPL, entitled Ster-House Self Storage and Office Shcrt Plat, according tc Short Plat recorded December 17, 2002 under Recording No. 20021217900004, in King County, Washington Subject tc encumbrances and exceptions stated on Exhibit A attached hereto. Page I C:\MSWord\WDEru3ilroy\t'.;am.llc.QCD.dDc [EXCEPTION No. ~I ., 2006071000101 !'!_.,.· . DATED this ;21 day ofJune, 2006. GILROY FAMILY, L.L.C. ~2~ Its Managing Member STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this ;). q '71,day of .:1 W , 2006 , before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared RICHARD A. GILROY, to me known to be the Managing Member of GILROY FAMILY, L. L. C., the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument. WITNESS my hand and official seal hereto affixed the day and year first above written. Page 2 C';\MSWtJrd\WD6\0ilr~m.tk.QCD.<loc ~?,NF et-ta. 'l . lJ .. ..f .{fi-. NOTARY PUBLIC in and for the State of Washington. My commission expires /( -:> 2. -of 05/lS/2007 FRI J: 41 FAX 4254307300 City of Renton DS/EDNSP DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Floor Plans J AND"' -;,~ding Plan, Conceptual 2 ~abitat Data Report, gal Description 4 rif?t~~1~~~~Mg~~;. ~.$i:fu~~-~~~~~ ~~· iiling Labels for Property Owners, .~-,;,t}q~~/1!l!f~i!?:~~i\.~~~~1t-[~;C~~ ster Application Form, ~®:n~itf~f{9,p,~,;~r:liJtqi-~ - ghborhood Detail Map, . fequirement may be waived by: 'ropel1y Services Section 'ubl1c Works Plan Review Section !uilding Section Jevelopmenl Planning Sc,clion PROJECT NAME: CJ·\WEO\PW\DEVSER\/\Forms\Planning,waiverotsubmitt:alrcqs_9-06.xls li!]002/002 If..£.... 09106 05/11/2007 FRI 10, 56 FAX 4254307300 City of Renton DS/EDNSP DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Parking, Lot Coverage & Landscaping Analysis , li.l]003/003 R@lW~~µ~~19Jt~~~~~~1e~~~; ~~~~~~~~~~~J,rr~:mt~~ff1~~~ Plat Name Reservation, Preapplication Meeting Summary, ~~ ,S,VMr-1.,.FZ-'( Qc,!S-._. t,Jlrr I ~L..U1 'IS J{ji~~l~~oim~~~~!~~~~ ~~~ ·.~~~~ ,~;i~;~ii!.ia.~~;~J~i~~ Rehabilitation Plan , Sile Plan 2 AN04 Stream or Lake Study, Supplemental 4 " Street Profiles 2 Utilities Plan, Generalized 2 Wetlands Mitigation Plan. Preliminary 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 ANo 3 Lease Agreement, Draft 2 AND, Map of Existing Site Conditions 2 AND, Map of View Area , AND 3 Pholosimulations 2AND 3 "his requirement may be waiwid by: Pr9perty Services Section Public Works Plan Review Section Building Section Development Planning Section " PROJECT NAME: ~fo /2--/-/-CJ u ?6 PH 3 DATE: J1A-"( I() ,i Zod7 { svP8'2-"?13-DG--$ HA:12-I, "2-tJlJ7 w11-1v~ SH&.£T") Q:\\II/E8\PWIDEVSERV\Forms\Pt3nr,[ng\w.aivemfsubmittalreqs_g..()6.xls 09/06 TO: FROM: DATE: Elizabeth Higgins Jan Illian January 24, 2007 CITY OF RENTON MEMO UTILITY PLAN REVIEW SUBJECT: PREAPPLICATON REVIEW COMMENTS STOR-HOUSE PHASE III PREAPP NO. 07-004 2829 -NE 3'' Street NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER I. Water System Development Charges (SDC) of $0.273 per square foot of gross site area may apply. Fees are payable at the time the utility permit is issued. 2. There is an existing 10-inch and 12-inch water mains onsite. See water drawing 27-2974. 3. Preliminary fire flow required is 3,000 .• (_ :::'> ~ e_,, l cx::t)~tll,{ llj 4. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gprn. A primary hydrant is required within 150 feet from the buildings and two additional hydrant will be required be within 300 feet of the nearest comer of each buildings. 5. There are fire hydrants onsite that can be counted towards the fire protection of this project, but are subject to verification for being within the required distances. 6. Extension of water main on site and additional hydrants will be required. 7. Landscape irrigation systems will require a separate meter and backflow device. A plumbing permit will be required. 8. Water service stubs are required if not already installed, SANITARY SEWER I. Sanitary Sewer System Development Charges (SOC) of $0.142 per square foot of gross site area may apply. Fees are payable at the time the utility permit is issued. Ster-house Phase Ill Page 2 of 2 2. There is 8-inch sewer main installed onsite. 3. No side sewer connections will be required. SURFACE WATER I. There are existing storm drainag~ facilities onsite. N () jt:C,, 1 ~ VL-0 5-eN"fl ~ TRANSPORTATION/STREET l. Traffic mitigation fees of $75 per additional generated daily trip may be assessed as determined by the !TE trip generation manual. 2. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS I. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 4. Any proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building permit and will require special inspection. S. Separate permits and fees for water meters, side sewers, irrigation meters and all backflow devices are required. CC: Kayren K.ittrick DATE: TO: FROM: SUBJECT: . FIRE DEPARTMENT MEMORANDUM January 23, 2007 Elizabeth Higgins, Senior Planner ,... LI James Gray, Assistant Fire Marshal 'J""' · Stor.House Phase III, 2829 NE 3'a St. Fire Department Comments: I. The preliminary fire flow is 3000 GPM for buildings AA & EE, one hydrant is required withln 150 feet of the structures and two additional hydrants are required within 300 feet of the structures. ! Z 7"1rl ..,_ , I r •. , , c L~. \ 5.r. sf'\'"'"' 1:. u c;, 2. A fire mitigation fee of$16,396.60 is required based on $.52 per square foot of the buildings square footage. 3. Separate plans and permits are required for the installation of fire alarm systems, if provided. 4. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of-4.i.. feet outside and 25 feet inside. ~~ -.&;-v tie, ~ . 5. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. 6. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. 7. A site plan for Pre-Fire planning is required to be submitted for your project. This shall be submitted prior to occupancy, in one of the attached formats. '::,<.LA:ivw:f ~ > Please feel free to contact me if you have any questions. <'t) ~~ i:\storhousei ii.doc I PRE-FIRE PLANNING I RENTON FIRE DEPARTMENT In an effort to streamline our pre-fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawing.dwg AutoCad Drawing.dQTI Comouter Graphics Metafile.cmn Corel Clioart Format.cmx Corel DRAW! Drawing File Format.edr Corel Flow .cf! Encaosulated Postscript File.eps Enhanced Metafile.emf IGES Drawing File Format.igs Graohics Interchange Format.gif Macintosh PICT Format.pct Micro<>Tafx Desiimer Ver 3.1.drw Microarafx Desimer Ver 6.0.dsf Microstation Drawing.dl!ll Portable Network Graohics Format.onf Postscript File.vs Tai? lma1<e File Format.tif Text.txt Text.csv VISIO.vsd Windows Bitrnap.bmo Windows Bitrnao.dib Windows Metafile.wmf Zsoft PC Paintbrush Bitmao.ocx Project Narrative Star-House Self Storage, Phase III --Renton, Washington • Project Name: Project Size: Location of Site: • Current zoning: Surrounding zoning: • Current use: • Project history: • Special site features: • Soil type and Drainage: Stor-House Self Storage, Phase III The total site area for Phase I II is 88,796 sq. ft, or approximately 2.04 acres. The project is located on the south side of NE 3'<l /NE 4'h Streets, east of the intersection with Edmonds Avenue NE; 2829 NE 3'<l St, in Renton, \X'A. Industrial -Light (IL) North: Residential Multi-Family Infill (Across NE 3'<l /NE 4th Street) South: Residential 8 du/ ac East: Industrial -Light West: Residential 8 du/ac Phases I & II of the site are operating as a self storage facility. Proposed Phase III will add approximately 34,098 square feet of self-storage space to the existing business. The lots on which Phase III is proposed to be constructed are currently vacant, graded dirt with no trees or major vegetation (except for formal landscaping that was approved in conjunction with the previous two development applications). To-date we have constructed, in two separate phases, 17 fully enclosed buildings with 700 storage units totaling 108,353 square feet of storage area .. -\ site plan showing the existing site conditions has been attached for your reference, and photographs of the buildings as they appear from the street have been added to sheets A 1 and A 7 of the Phase III architectural drawings. Special site features include the site's location, size and topography. The buildings occupy a prominent location in the Renton Highlands neighborhood, and the existing business currently offers easy-access self-storage to people from the neighborhood and all over Renton. Of the 7.5 acres that make up the entire site, roughly 5.4 acres have already been developed as self storage (Phases I & II). Phase III will expand the self-storage development by 2.04 acres and will add approximately 34,098 square feet of building area to the site. The site is underlain by medium dense to dense fill. The fill -1 -6/11/2007 • Proposed property use: consists of silty sand with gravel (Unified Classification(Sl\!). The borings for the environmental studies indicate the fill is four (4) to fifty (50) feet deep at the locations explored and is dense to very dense. The original in-situ soils are well draining, with an average infiltration rate of 24.5 inches/hour. An infiltration stormwater detention vault has already been installed and functioning, and was sized appropriately to serve all three phases. Our proposal includes the addition of 6 single-story self storage buildings, totaling 34,098 square feet of additional floor area, to be constructed on 2.04 acres that is comprised of the two vacant parcels abutting NE 3'd Street located to the north and west of our existing self storage facility. Proposed buildings AA, DD and FF (please see the attached proposed site plan), which will have the most exposure to NE 3'd Street and the Liberty Ridge subdivision, are proposed to have articulated fa<;:ades featuring alternating colors and materials and a high-pitched roof line with residential-style gabled and hipped ends. These fa,;ades will be virtually identical to the elevations of buildings A, G and K -the buildings that are currently visible from NE 3'" Street (please see pictures of these existing building fa,;ades on Sheets A 1 through A 7, attached). Approximate building heights will range from 13' to 16'. The approximate square footage of the self-storage buildings will range from 3,123 square feet to 9,900 square feet. Phase III will provide 10 parking stalls in addition to those already constructed during previous phases of development. The first phase of development included the construction of two points of ingress and egress to and from the site from NE 3"' /NE 4'h Street. Primary access to the site will take place from the easterly entrance -the westerly entrance is intended only for emergency access only. • Off-site improvements: Off-site improvements were fully constructed during Phase I of the project. No further off-site improvements are proposed. • Construction Costs: $1,000,000 (Phase III only) • Est. fair market value: $1,490,000 (Phase III only) -2 -6/11/2007 . r • Quantity and type of fill: At this point in the design process it is estimated the project will require no fill. However, if fill is required, a fill source statement will be submitted at that time. • Trees to be removed: None. • Land dedication: None. • Proposed job shacks: The site will have a construction trailer during the construction of the development. • Signage: One sign is proposed to be added to the north face of Building DD, on the tower element. • Traffic analysis: Please refer to the attached Traffic Report, dated June 8, 2007, by Jake Traffic Engineering. • Landscape, Lot Coverage and Parking Analysis (Phase III only): o Total Site Area: o Total Bldg Sq Ft: o Sq Ft of Bldgs: o % Lot Coverage: o Parking: o Landscaping: The total site area (Lots 1 and 2 of City of Renton Short Plat No. LUA-02-065) to be developed as Phase III is 88,796 square feet. The total building square footage to be added is 34,098. A.A -5,950 s.f. BB -9,900 s.f. CC -3,525 s.f. DD -3,123 s.f. EE -7,600 s.f. FF -4,000 s.f. The percentage of Lots 1 and 2 that are covered by buildings is 38% (34,098 SF / 88,796 SF = 0.38). The code requires 1 stall per 3,500 s.f.; 10 parking stalls are required (34,098 / 3,500 = 9.8); 10 parking stalls are provided -5 stalls near the easterly entrance to NE 3'd/4"' Street, and 5 parallel parking stalls, 9' x 22', located next to Buildings AA and BB. Approximately 20% of Lots 1 and 2 is proposed to be landscaped (18,000 SF/ 88,796 SF= 0.20) per the landscaping plan submitted herewith on sheet LA-1. -3 -6/11/2007 • Cumulative Landscape, Lot Coverage and Parking Analysis (Phases I, II and Ill): o Total Site Area: o Total Bldg Sq Ft: o Sq Ft of Bldgs: o % Lot Coverage: o Parking: o Landscaping: The total site area, including Lots 1, 2, 3 and 4 of City of Renton Short Plat No. LCA-02-065, is 333,823 square feet. The total building square footage is 142,451. A -7,700 s.f. B -5,750 s.f. C -5,400 s.f. D -4,000 s.f. E -16,479 s.f. F -9,800 s.f. G -4,680 s.f. H -5,850 s.f. J -6,000 s.f. K -4,834 s.f. L -6,705 s.f. M-6,750 s.f. N -6,375 s.f. P -6,750 s.f. Q -3,400 s.f. R -3,280 s.f. S -4,600 s.f. AA -5,950 s.f. BB -9,900 s.f. CC -3,525 s.f. DD -3,123 s.f. EE -7,600 s.f. FF -4,000 s.f. The percentage of Lots 1, 2, 3 and 4 that are covered by buildings is 43% (142,451 SF / 333,823 SF = 0.43) The code requires 1 stall per 3,500 s.f.; 41 parking stalls are required (142,451 / 3,500 = 40.7); 47 stalls are provided -11 parking stalls near the easterly connection to NE 3'd / 4'h Street, and 36 parallel parking stalls, 9' x 22', located next to buildings throughout the site. Approximately 8.6% of the site is landscaped (28,900 SF / 333,823 SF = 0.086), including the 10-foot deep landscaping strips along the west and south property lines, as well as the 20-to 90-foot deep landscaping strip that separates the buildings from NE 3'J / 4'h Street. -4 -6/11/2007 ,: . . CONSTRUCTION MITIGATION DESCRIPTION Stor-House Self Storage, Phase III I. PROPOSED CONSTRUCTION DATES Building Construction will start late Summer 2007. II. HOURS OF OPERATION 7:00 am to 6:00 pm -Monday through Friday III. PROPOSED HAULINGffRANSPORTATION ROUTES All equipment, materials and laborers will enter the site off of NE 3•d Street. IV. MEASURES TO BE IMPLEMENTED TO MINIMIZE DUST, TRAFFIC AND TRANSPORTATION IMPACTS, MUD, NOISE AND OTHER NOXIOUS CHARACTERISTICS. + Dust Best management practices will be used to minimize dust on the project site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. • Traffic During building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be traveling opposite the traffic on NE 3•d Street, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour in the area. • Transportation Impacts Access for construction of the project will be located on NE 3"' Street, but as stated above will not have a significant impact on traffic. • Mud In keeping with state law, any vehicle with deposits of mud, etc. on the vehicle's body, (fender, undercarriage, wheels or tires) will be cleaned of such material before the operation of the vehicle on a paved public highway. In addition a street sweeper will also be used as necessary to remove any deposits from the roadways. • Noise All Construction equipment will have approved mufflers. Impacts from noise are expected to be minimal. The hours of operation will be 7:00 am to 6:00 pm. STOR-HOUSE PHASE III SITE PLAN REVIEW APPLICATION SEPA CHECKLIST ENVIRONMENTAL CHECKLL _ A. BACKGROUND 1. Name of proposed project, if applicable: Siar-House Self Storage, Phase III 2. Name of applicant: Gilroy Family, LLC 3. Address and phone number of applicant and contact person: Applicant.· Gilroy Family, LLC 1714 Bellevue Way NE Bellevue, WA 98004 (425) 747-1726 4. Date checklist prepared: July 16, 2007 5. Agency requesting checklist: Contact Person: Patrick Gilroy 1520 -1401 " Avenue NE, #200 Bellevue, WA 98005 (425) 747-1726, ext. 102 email: m~tr[ck(ii:northward.com City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction is proposed to start Fall of2007 subject to securing necessary approvals. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. Phase Ill is the final phase of !he Siar-House Self Storage developmenl and will completes development of the overall sile. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geolechnical Engineering Study (12/14198) Prepared by: Geotech Consultants, Inc. (in response to a request by an earlier owner of the site) Site Investigation Reporl (7/25/00) Prepared by: Kleirifelder Inc. Geotechnical Engineering Study Update (2/26101) Prepared by: Earth Consultants, Inc. Injillration Testing and Slope Recommendalions (3129/01) Prepared hy: Earth Consultants, Inc. Update to original Geotechnical S1udy (8/30/04) Prepared hy: Earth Consultanls, Inc. 9. Do you know whether :..r rlications are pending for governm •· al approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not to our knowledge. I 0. List any government approvals or permits that will be needed for your proposal, if known. Site Plan Approval Building Permits Grading Permits Other Customary Permits. 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) In September of 2000, the City, the applicant and the then-owner of the subject property entered into a Development Agreement regarding the development of the overall property of which the site of the current Phase III proposal is a part. The agreement included two alternative conceptual development site plans and corresponding building elevation drawings. The first site plan (.'5ite Plan Version A) depicts all storage buildings on the site except for a small office building (I, 717 square feet, designed to be appropriate for use as the storage company's business office) that is shown with six associated customer parking stalls located at the site's northeast corner. The second site plan (Site Plan Version BJ depicts a development scenario with both (I) a 14,000 square foot two-story commercial office building at the site's north end and (2) the balance of the site comprised entirely of storage buildings. No amendments to the Development Agreement have ever been sought. In early 2001, the property owner submitted an application to the Renton Development Services Division (LUA 01-047) for site plan approval that proposed a phased development that included both office and storage uses. Phase I of the proposal included two office buildings, totaling 31,196 square feet, and 11 self storage buildings, totaling 63,028 square feet. Phase II of the proposal included two options: an Option A, which contemplated adding 40,000 square feet of storage buildings to the site, and an Option B, which contemplated a 12, 000-square foot office building and several storage buildings totaling 20,000 square feet of storage. On July 9, 2001, the Development Services Division approved a site plan for the then-proposed phased development of the property. On September 20, 2002, the property owner applied for a minor site plan modification (i.e., a modification to the July 9, 2001 site plan approval issued by the Development Services Division) that, concurrent with Phase I of the proposal, would allow construction of a 4,600 square .foot storage building on a part of the Phase II portion of the property. On October 8, 2002, the Development Services Division approved the proposed modification of the site plan lo revise the project's phasing. To-date, in two separate phases, the owner has constructed 17 fully-enclosed buildings with 700 storage units totaling 108,353 square feet of storage area. Now-proposed Phase IIL the.final phase of development, will add 6 self storage buildings and approximately 34,098 square feet of building area to the site for a total of I 42,451 square feet ofselfstorage and 23 buildings. Proposed buildings AA, DD and FF (please see the attached proposed site plan), !he Phase III buildings !hat will have the mos/ exposure to NE 3'd Street and the Liberty Ridge subdivision to the west, are designed to have articul, far;adesfeaturing alternating colors materials and a high-pitched roofline with residential-style gabled and hipped ends. Thesefcu;ades will be virtually identical to the elevations of existing buildings A, G and K, which buildings are currently visible from NF, 3'd Street. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located north of Maple Valley Highway, immediately south of NE 3'd!NE 4th Street, east of the Mt. Olivet Cemetery and west of the King County shops in the City of Renton. A legal description is attached hereto and incorporated by reference. 13. Does the proposal lie with an area designated on the City's Comprehensive Land Use Policy Plan map as environmentally sensitive? The proposed project is within the City of Renton 's Aqu/fer Protection Zone 2. B. ENVIRONMENT AL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous other __ _ The majority of the site is gently sloping, while the south and west portions oft he site's perimeter contain areas of steeper slopes. b. What is the steepest slope on the site (approximate percent slope)'! The steepest slope is± 25%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Please refer to the Geotechnical reports, listed below, that have been prepared/or this property and are currently on file with the City under LUA01-047. Geotechnical Engineering Study (12/14/98) Prepared by: Geotech Consultants, Inc. (prepared in response to a request by an earlier owner of the site) Site Investigation Report (7/25/00) Prepared by: Kleinfelder Inc. Geotechnical Engineering Study Update (2/26/01) Prepared by: Earth Consultants, Inc. Infiltration Testing and Slope Recommendations (3/29/01) Prepared by: Earth Consultants, Inc. Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Some grading may be needed to bring the existing grade level to elevation for construction of building pads and utilities. At this time, no fill material is anticipated to be brought onto the site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Phase Ill will add approximately 0. 78 acres of building area to the site, for a total of 3.27 acres of buildings that will cover 43% of the entire site (inclusive of all three phases). Phase III will also add approximately 1.53 acres of impervious surface, for a total of 6.35 acres of impervious surface across the entire site, inclusive of all three phases of development (.~ee table, below). mperv10us rea A (A cres ) Phase Impervious Area Pervious Area Total Area I 3.17 0.32 3.49 II 1.65 0.04 1.69 III 1.53 0.29 1.82 Total: 6.35 0.65 7 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air A temporary erosion and sedimentation control ([ESCP) plan will be prepared and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds and other measures which may be used in accordance with requirements of the City. At completion of the project, permanent measures will include stormwater runoff detention and water quality facilities as required the City. Please refer to the Erosion Control Plan submitted with this Site Plan Review application for more specific information. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During constructi there will be increased exhaust dust particle emissions. Afier construction, the principal source of emissions will be from the automobile traffic that uses the site, which will be minimal. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Offsite sources of emissions or odors are those typical of the mixed-use neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and can he controlled by several methods: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. The site has been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which went into effect on September 1, 1992. In view of that regulation, no land clearing fires would be permitted on-site (nor in the surrounding neighborhood). 3. Water a. Surface: 1) ls there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. There will be no surface water withdrawals or diversions. Please refer to the storm drainage narrative, submitted with the Site Plan Review application. S) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system has been installed to serve the site. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn -public water mains have been installed as par/ of the site construction. Stormwater is infiltrated on-site, through the native soils after the water has been treated for the removal of sediment and petroleum products. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial, containing the following chemicals .... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The site is served by sanitary sewers. There will be no waste material discharged to the ground from the site. Post-construction stormwater runoff from roadways and self storage buildings will be collected within drainage facilities which will settle out and/or separate automobile petroleum and other waste materials to acceptable levels he/ore being infiltrated into the native soils on-site. The on-site infiltration vault was designed to handle the stormwater runoff from all three phases of development (please refer to the Storm Water Drainage Narrative submitted with the Site Plan Review Application). Requirements for water quality and runoff rate control will be met. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff will result from roadways and other impervious surfaces. The run- off will be collected and routed to the infiltration vault located on-site, treated for sediment and petroleum removal, then infiltrated through the on-site native soils. The on-site infiltration vault was designed to handle storm water runoff from all 3 phases of construction. Requirements for water quality and runoff rate control will be met. Overflow from this system will be connected to the downstream storm drain system. 2) Could waste materials enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A City-approved storm drainage system was previously designed and constructed to handle runoflfrom the entire project at full build-out in order to mitigate any adverse impacts from stormwater runoff The site ,vii/feature temporary erosion control barriers during the period of site construction for Phase Ill After Phase Ill construction, all site runoff will be directed to the permanent storm water collection/treatment facility. 4. Plants a. Check or underline types of vegetation found on the site: deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs _x_ grass pasture wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other: other types of vegetation: b. What kind and amount of vegetation will be removed or altered? The entire site was cleared, graded and filled during Phase I of the project. Since then, the portion of the site that will be developed as Phase 111 was stabilized to prevent erosion of the exposed soils. To prevent erosion immediately prior to Phase III building construction, the Phase III portion of the overall site will be cleared of the grasses that were previously established. All landscaped vegetation either will remain untouched or will be relocated to the proposed new landscape areas. c. List threatened or endangered species known to be on or near the site. None to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Certain areas throughout the site have been landscaped with native .1pecies in an effort to enhance the vegetation on site and to diminish the impact of site construction. Additions to and embellishments of landscaping in these areas are proposed in conjunction with the construction of Phase Ill Please refer to the Landscaping Plan on sheet LA-I, submitted with the Site Plan Review application. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons fish: bass, salmon, ut, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain. The site is part of the Pacific Fly Way d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout the site have been landscaped with native species in an effort to enhance the vegetation on site and to diminish the impact of the site construction. Please refer to the Approved Landscaping Plan, a copy of which was submitted with this application. Existing vegetation and landscaping will be retained as much as possible. 6. Energy and Natural Resources a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will he needed to serve the proposed buildings in Phase III with lighting Electrical energy is immediately available to the site. Propane from an existing above-ground storage tank in Phase I will be used to heat buildings AA, BB and EE during the colder months to an average temperature of 54 degrees. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal: List other proposed measures to reduce or control energy impacts, if any: The requirements of the !BC and the State Energy Code will be incorporated into the construction of the buildings. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazard~ known to exist today nor are there any that will be generated as a direct result of this Phase Ill proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic present on NE 3'd Street/NE 4th Street. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise impacts will result from the use of construction and building equipment during site development. These temporary activities will be limited to normal working hours. Please refer lo the Construction Mitigation Description, submitted with the Site Plan Review application, for more specific information Long-term impacts will be those associated with the increase of activity on the site; additional traffic and noise associated with the use of the se/j~storage facility (which is minimal) will not create a significant impact in the area. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be done during daytime hours. Construction equipment will be equipped with muffler devices and idling time should be kept at a minimum. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently vacant. North: Multi-family residential, gas station. East: King County Medical Clinic, King County Shops, King County Transfer Station. South: R-10, Liberty Ridge residential development West: R-10, Liberty Ridge residential development b. Has the site been used for agriculture? If so, describe. Not to our knowledge. c. Describe any stru res on the site. None. d. Will any structures be demolished? If so, what? Not applicable. e. What is the current zoning classification of the site'! The current zoning is Light Industrial (IL). f. What is the current comprehensive plan designation of the site? Employment Area -Industrial (EA!) g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No; however, it should be noted that the proposed project is within Renton 's Aquifer Protection Area Zone 2. i. Approximately how many people would reside or work in the completed project? Unknown at this time. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with current City of Renton Comprehensive Plan goals and policies, as well as with the Development Agreement entered into by the City and the Applicant in June of 2000. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Not Applicable. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The heigh! of the tallest building will be approximately 16 '. The exterior of !he self-storage units will be concrete modular units (CMU), metal and Hardi-Plank™ siding, which provides a similar appearance to stucco. Proposed buildings AA (please see the attached proposed site plan), DD and FF, all of which will have the most exposure to NE 3rd Street and the Liberty Ridge subdivision, will feature alternating colors and materials and a high-pilched roof line wilh residential-style gabled and hipped ends. b. What views in the immediate vicinity would be altered or obstructed? None. The site is located on a high promontory, and the /a/lest building proposed in Phase III is 16 '. No views will be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings in Phase !II will be of a scale and size that will be compatible with the surrounding neighborhood. Building colors and materials will be tasteful and residential in theme, featuring materials such as CMU, metal and Hardi-Plank™ siding, which provides a similar appearance to stucco. Building finishes will be painted with alternating dark and light colors lo break-up !he building far;ades. A high-pitched roof line with residential-style gabled and hipped ends will accent the building facades that are visible from NE 3rd Streel, as well as those visible from the neighboring Liberty Ridge subdivision to the west and the Chantille Apartments to the north. The far;ades of proposed Buildings AA. DD and FF will be virtually identical lo !he elevations of existing buildings A, G and K, which are currently visible from NE 3rd Street. Proposed landscaping improvements will relocate and expand on the exisling landscape buffer along NE 3rd Streel. The landscape buffer will increase from a uniform dimension of 20 feel across the project frontage to a width that will vary between 20 and 90 feet deep. Please refer to the Landscape Plan, LA-1, submitted with the Site Plan Review application. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur. Light and glare will originate from exterior lighting. Some lighting may be used to enhance the appearance of the buildings at night, but !he affect on surrounding properties will be minimal. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The only offsite sources of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the lighting downward to minimize spillover on/o adjacent properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? There are several designated and informal recreational opportunities in the vicinity. Windsor Hills Park is to the north of the site and !he Cedar River Park is located to the south. However, the proposed project is not of a type that would typically make use of surrounding recreational opportunities. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any? Not Applicable. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: Not applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Primary access to the site will be provided from NE 3'd!NE /h Stree/. Two entrances to the site were constructed in 2002 during Phase I development. The eastern-most site access is the primary site access for all traffic; the second, westerly access is intended for emergency access only, and will be gated with a double-swing arm gate made from solid, rough-sawn cedar. The gate will be of a size and type so as not to allow visibility into the interior of the project. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, there is public transit service on NE 3'd!NE /h Street. The nearest bus stop is 100/eet from the intersection of NE 3'd!NE 4th Street and Edmonds Avenue NE. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate any parking spaces. Phase I of the project created approximately 26 parking spaces, including one (]) handicapped space. Phase II added 11 parking spaces to the site. Phase III will add another JO parking spaces, for a total of 47 parking spaces throughout the site. Parking will meet City requirements for storage facilities, which is 1 stall per 3,500 square feet of building area. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposal will create private, internal access roads to service the storage units. The proposal will not require any improvements to existing public roads or streets along the frontage -those were completed with in conjunction with Phase 1 of the project. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Maximum traffic allowed per the September 2000 Development Agreement -680 daily trips Trip Generation rate (per !TE Manual Land Use Code 151, Mini-Storage): 2.5 daily trips per 1000 squarefeet Phase 1: Phase II: Phase II: (70,493SFIJOOO) X 2.5 = 176 daily trips (37,860SFIJOOO) X 2.5 = 94 daily trips (34,098SF/1000) X 2.5 = 86 daily trips Phase L II and Ill total daily trips: 356 daily trips Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for further information. g. Proposed measures to reduce or control transportation impacts, if any: Primary access to the site will be providedfrom NE 3'd!NE 4th Street. Two entrances to the site were constructed in 2002 during Phase I development. The eastern-most site access is the primary site access for all traffic; the second, westerly access is intended for emergency access only. The easterly access allows entering vehicles the option of either (a) parking and entering the leasing office. located in the northeast corner of the site (immediately adjacent to NE 3'd Streel), or (b) driving up to an access control gate where they must enter a key code prior to entering the site. Adequate queuing room is provided (over 100 feet) to allow traffic space to queue prior to passing lhrough the access control gale without affecting traffic on NE 3'd Street. Departing vehicles may make a right turn onto eastbound NE 3'd Street, or a left turn into a two- way-lefl-turn refuge lane before merging onto westbound NE 3'd Street. There is adequate room for vehicles to queue in the center left-turn lane, and the driveway is located such that it will not conflict with traffic from other driveways in the immediate vicinity. Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for further information. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Self-storage is a low-intensity use for !he site. The number of people present al any time on the site that may require emergency services (such as fire, health, and police services) is relatively small compared to other urban land uses. b. Proposed measures to reduce or control direct impacts on public services, if any. The proposed buildings and internal driveways will be constructed to meet all applicable standards and codes of the City and !he !BC The site will be accessed from a public street. The proposed expansion of the S/or-House Self Storage business will contribute to the local tax base and provide additional tax revenue for the various public services. 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitarv sewer, septic system, other. All utilities are available to the site through a proper extension of services. Extension of services will be the developer's responsibility. Two water services that were installed for use by once- anticipated future office buildings (buildings that are no longer proposed to be constructed on the site) will be removed. One fire hydrant will be added to the site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy Water Service will be provided by the City of Renton Sanitary Sewer will be provided by The City of Renton Telephone Service will be provided by Qwest C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. S~o•tun, N:6 O.re Submittoo, July 1', 200, LEGAL DESCRIPTION OF PHASE III OF THE STOR-HOUSE SELF STORAGE SITE LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20021217900004. ) cORE ~DESIGN June 12, 2007 Core No. 99121 Jan Illian City of Renton Development Review 1055 South Grady Way 5th Floor City Hall Renton, WA 98055 Subject: Stor-House Self Storage Phase III, Storm Drainage Narrative Dear Ms. Illian: Core Design, Inc. 1471 J N E.29thP/ace,Suite 101 Bellevue. Washing/on 98007 425.885.7877 Fo,425 885.7963 www coredesigninc.com The underground storm water detention and treatment vault that was constructed in 2001 to serve Phase I of the Star-House Self Storage Project (City of Renton Land Use File No. LUA 01-047) was designed to detain and treat runoff not just from the 3.17 acres of impervious surfaces in Phase I, but all runoff from all impervious surfaces throughout the site at full build-out. The site plan that was approved in conjunction with LUA 01-047 included office buildings, which are no longer proposed to be constructed. In their place, the Applicant has proposed to construct self storage units, and we understand that the City is concerned about whether or not the original drainage study accounted for a pervious area equal to or less than the pervious area now being proposed. After reviewing the Storm Drainage Analysis for Phase 2 Star-House Self Storage in Renton, Washington previously submitted for you in conjunction with the Phase II Site Plan Review (City of Renton File No. LUA 04-105), I determined that the previous drainage analysis accounted for 0.6 acres of pervious area and 6.4 acres to be impervious. In contrast, the Phase III Site Plan, Sheet A-1, prepared by Moore Design Associates, shows 0.65 acres ofpervious area and 6.35 acres of impervious area. (Please see the area table on the next page.) The Phase III Site Plan includes an additional 0.05 acres of pervious area. (Please see the attached exhibit for the pervious areas.) Since the proposed impervious area is less than the impervious area that was used for the design, no additional storage capacity will be required. 9912lltrl 1 Phase III Drainage.doc ENGINEERING PLANNING SURVEYING i 06/12/07 Area Table Stor-House Phase I Office Bigs (LUA 01-047) Stor-House Phase III Storage Bldgs (Proposed Design) Impervious (Acres) 6.40 6.35 Pervious Total (Acres) 0.6 7.0 0.65 7.0 The new impervious area was entered into the computer program Water Works, results shown below. As can be seen from the routing results the storage required and release rates are slightly lower than the rates found in the original design. Therefore no additional analysis is necessary. (See attached Waterworks printouts on tl1e following pages): ROUTING RES UL TS 10-YR, 24-25-YR, 24-HR 100-YR, 24- I-IR STORM STORM I-IR STORM OFFICE BUILDINGS (ORIGINAL DESIGN) Qp inflow into vault (cfs) 4.04 4.79 5.54 Qp overflow (cfs) See Hyd. 3,7 0.00 1.15 2.70 Vault live storage required (CF) 16,110 16,676 17,220 STORAGE UNITS (PROPOSED DESIGN) Qp inflow into vault ( cfs) 4.03 4.78 5.53 Qp overflow (cfs) See I-Iyd. 3,7 0 1.13 2.59 Vault live storage required (CF) 15,988 16,671 17,140 Page: 2 A temporary sediment and erosion control plan have been added on sheet 2. The calculations for the temporary sediment and erosion control trap are shown below. Sediment Trap Calculations The runoff tributary to the sediment trap was calculated using KCRTS. The soils on site consist of Arents, Everett material (An) and Gravel Pit according to the King County Soil Survey. According to the geotechnical consultant, the site has a large amount of fill atop the existing infiltrating soils. The site will therefore be considered to have pcrvious soils exhibiting characteristics of till soils. During the erosion control phase of the project, the site will be entirely cleared and will therefore be modeled as developed conditions. The following information was used to create the runoffhydrograph from KCRTS: EROSION CONTROL PHASE Total Area = 1. 82 acres GROUND COVER AREA(acre) Impervious Area 1.53 Till Grass (pervious area) 0.29 I 06/12/07 The resulting hydrographs are: 2yr = 0. 73 cfs 1 Oyr = 1.00 cfs 1 OOyr = 1.95 cfs Surface Arca: SA= 2080 sf/cfs * Q2 Q2 = 0.73 cfs SA= 2080 sf/cfs * 0. 73 cfs = 1518.4 SF The designed sediment trap is 32' x 50' at the overflow elevation SA= 1600 SF> 1519 SF=> OK Trap Geometry: 3: I interior side slopes 3.5' depth (min) The top of the sediment storage is EL 308.5. The elevation of the top of the trap is EL 312 (3.5 feet of depth). The bottom of the trap is 307.5 (1 foot of sediment storage). Page: 3 We hope this answers any questions or concerns regarding the capacity of the infiltration system. If there are any questions or concerns please call us at 425-885-7877. Sincerely, CORE DESIGN, INC. Tara L. Burton, E.1.T. Design Engineer PE~IOUS AREA (0.:&.4 ACRES) \:\ ~-~ \ . \ \ \ \ \ \ \ \ '/, \ ,, 'l /, :-::, -,/1 ·.,:,- ·""= PERVIOUS AREA (0.36 ACRES) ---~-~-=-::;, -a,o, "'1°JFI wn -· ~ !I / I il(,I _,-II :~. I 0 ~ --1 . ··-.:c r n tt ~, I r---'I -'----. ----i[ i 1'a. ll I I II ' l 11 d: ..,, ~,,. . ~ """ \ \ 'WE,;'d:*;%;EY:'<f/$@%:ft -I a -----t ----::i1c ------____ _, I "'" f1 --.,.. I ,1 Pc.rsVIOUS AREA (0.05 ACRES) \ AREA TABLE IMPERVIOUS PERVIOUS (AC.) (AC.) ORIGINAL 6.4 0.6 PROPOSED 6.35 0.65 ' --------· .. --------------·----------------------------------··------... ---- ...........,..l;f~ ] SCALE: 1 " = 1 oo· a 25 so 100 ! ~ hi Hi (lj ih :~ : :<t Iii ' \1,11:i Q;~ ~~ :::i II) ~~ lli~ ~ Ill 'i :::i .... o i~ ~~ II) M 511U:T I Of' -l;TMIMIEI 99121 I Form No. 14 Subdivision Guarantee Guarantee No.: NCS-296852-WAl GUARANTEE Issued by First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 Title Officer: Mike Cooper Phone: (206)728-0400 FAX: (206)448-6348 First American Tltle Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: NCS-296852-WAl Page No.: 1 LIABILITY FEE $ $ National Commercial Services 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 (206)728-0400 FAX (206)448-6348 Mike Cooper (206)615-3107 mcooper@fi rs tam. com Vincent Nguyenpham (206)615-3267 vnguyenpham@firstam.com 3,000.00 THIRD REPORT SUBDIVISION GUARANTEE ORDER NO.: 500.00 TAX$ 44.00 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company NCS-296B52-WA1 Gilroy Family I LLC Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES Northward Homes herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: June 06, 2007 at 7:30 A.M. First Ameriecn Tltle Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. 1itle is vested in: Gilroy Family I, L.L.C., a Washington limited liability company Guarantee No.: NCS-296852-WAl Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any portion thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: PARCEL A: LOTS 1 THROUGH 2, INCLUSIVE, OF THE CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, ENTITLED: STOR-HOUSE SELF STORAGE AND OFFICE SHORT PLAT, ACCORDING TO PLAT RECORDED DECEMBER 17, 2002 UNDER RECORDING NO. 20021217900004, IN KING COUNTY, WASHINGTON. PARCEL B: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS DELINEATED ON CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, ENTITLED: STOR-HOUSE SELF STORAGE AND OFFICE SHORT PLAT, ACCORDING TO PLAT RECORDED DECEMBER 17, 2002 UNDER RECORDING NO. 20021217900004, IN KING COUNTY, WASHINGTON. APN: 162305-9142-00 APN: 162305-9143-09 Rrst American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: 1. General Taxes for the year 2007. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Lot 1 of Parcel A) 2. General Taxes for the year 2007. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Lot 2 of Parcel A) $ $ $ $ $ $ $ $ $ $ 162305-9142-00 3,262.89 1,631.45 1,631.44 297,200.00 0.00 162305-9143-09 3,076.91 1,538.46 1,538.45 280,200.00 0.00 Guarantee No.: NCS-296852~WA1 Page No.: 3 3. Reservations contained in Deed from the State of Washington recorded August 18, 1925 under recording no. 2060096, in Volume 1285 of Plats, Page 334, reserving all oil, gases, coal, ores, minerals, fossils, etc., and the right of entry for opening, developing and working the same. 4. The terms and provisions contained in the document entitled "City of Renton Ordinance No. 4612" recorded June 21, 1996 as Recording No. 9606210966 of Official Records. 5. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey recorded January 26, 1999 under Recording No. 9901269002, in Volume 127 of Surveys, at Page 98, in King County, Washington. 6. The terms and provisions contained in the document entitled Development Agreement, executed by and between City of Renton, a municipal corporation and T and E Investment, Inc., a Washington corporation and Aegis Capital International, a Nevada corporation, recorded October 13, 2000 as Instrument No. 20001013000480 of Official Records. 7. Easement, including terms and provisions contained therein: Recording Information: December 17, 2002 under Recording No. 20021217002196 In Favor of: City of Renton, a Municipal corporation For: Sewer pipeline Affects: as described therein Rrst American 77tfe Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) 8. Easement, including terms and provisions contained therein: Guarantee No.: NCS-296852-WAl Page No.: 4 Recording Information: December 17, 2002 under Recording No. 20021217002197 In Favor of: City of Renton, a Municipal corporation For: Water pipeline Affects: as described therein 9. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the Short Plat No. LUA-02-065-SHPL recorded December 17, 2002 under Recording No. 20021217900004, in King County, Washington. Document(s) declaring modifications and partial release thereof recorded July 5, 2006 as Recording No. 20060705002265 of Official Records. 10. This item has been intentionally deleted. 11. Easement, including terms and provisions contained therein: Recording Information: July 5, 2006 under Recording No. 20060705002266 For: Access and utilities Affects: as described therein 12. Easement, including terms and provisions contained therein: Recording Information: July 5, 2006 under Recording No. 20060705002267 For: Storm Drainage Affects: as described therein 13. Easement, including terms and provisions contained therein: Recording Information: July 5, 2006 under Recording No. 20060705002268 For: Propane Tank Facility Affects: as described therein First American Title Insurance Company Form No. 14 Guarantee No.: NCS-296852-WAl Page No.: 5 Subdivision Guarantee (4-10-75) 14. 15. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Gilroy Family (Bellefield) LLC, a Washington limited liability Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Affects: company Keybank National Association, its successors and assigns First American Title Insurance Company, its successors and assigns $3,750,000.00 January 19, 2007 20070119001615 The land and other property. Assignment of leases and/or rents and the terms and conditions thereof: Assignor: Gilroy Family (Bellefield) LLC, a Washington limited liability Assignee: Recorded: Recording Information: Affects: company Keybank National Association, its successors and assigns January 19, 2007 20070119001616 The land and other property. 16. Matters that may be disclosed upon recordation of final subdivision. First American Title Insurance Company form No. 14 Subdivision Guarantee (4-10-75) INFORMATIONAL NOTES Guarantee No.: NCS-296852-WAl Page No.: 6 A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Rrst American Title Insurance Company Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: NCS-296852-WAl Page No.: 7 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that speclfic assurance are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressty and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result In no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to In this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1, Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records" : records establlshed under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to rea! property to purchasers for value and without knowledge. (e) "date": the effective date. 2, Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or Interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then alt liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then onty to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shalt have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4, Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) Toe Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretiOn, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permtts the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. All information designated as confidential by the Assured provided to the Company, pursuant to this section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonabty necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that daim. Form No. 12a2 (Rev. 12/15/95) A'rst American Tltle Insurance Company 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in toss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is Issued for the benefit of a holder of a mortgage or a Jienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Detennination and Extent of Liability, This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Condibons and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with interest thereon; or (c) ttie difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. Limitation of Liability, (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liab1l1ty voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9, Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. {b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Wtienever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogabon. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of ttie Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable Jaw, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules Jn effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Titre Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such daim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include ttie number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rel/. 12/15/95) First American Title Insurance Company STOR-HOUSE PHASE III -SITE PLAN REVIEW Landscape Plan -Supplemental June 12, 2007 The attached colored rendering shows an artist's perspective of the how the proposed landscaping improvements and new buildings will look from NE 3rd Street. (Note: the perspective is raised slightly from street level so the viewer can see more of the proposed landscaping). ) I • ' Printed: 07-25-2007 Payment Made: :ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-078 Receipt Number: Total Payment: 07/25/2007 11 :55 AM 1,500.00 Payee: PATRICK GILROY Current Payment Made to the Following Items: Trans Account Code Description 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review Payments made for this receipt Amount 1,000.00 500.00 Trans Method Description Amount Payment Credit C MC Master Card Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 1,500.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .oo .00 .oo .00 .00 .oo .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .00 .00 R0703823 ' ,, I' /. / ,,; , ,., , ; i. ,. HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L. Halinen, P .E. davidhalinen@Jialinenlaw.com 1019 Regents Blvd., Suite 202 Fircrest, Washington 98466-6037 Tacoma: (253) 627-6680 Seattle: (206) 443-4684 Fax: (253) 272-9876 HAND-DELIVERED City of Renton Development Services Division Department of Planning/Building/Public Works 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Neil Watts, P.E., Director July 16, 2007 RE: Response to Elizabeth Higgins' Recent Oral Assertion to Mr. Patrick Gilroy That a Public Hearing is Required by the City's Development Regulations for the Proposed "Stor-House Self-Storage" Phase III (City of Renton File No. PRE07-004) Dear Mr. Watts: I am writing on behalf ofmy client Gilroy Family, LLC with respect to my client's "Stor- House Self-Storage" Phase III proposal in follow-up to Elizabeth Higgins' recent oral assertion to Patrick Gilroy ( during a Monday, June 18, 2007 discussion they had at City Hall) that that a public hearing before the Renton Hearing Examiner is required by the City's Development Regulations for the proposed "Stor-House Self-Storage" Phase III. In response to that assertion, Mr. Gilroy explained to her that he was sure that the Development Agreement with the City ( dated September 14, 2000 and recorded against the entire Stor-House Self-Storage site under King County Recording Number 20001013000480-the "Development Agreement", copy attached as Attachment 1 ), vested development applications under the development regulations that were in effect on the effective date of the Development Agreement (which is September 29, 2000, the date by which all parties had executed it) but Ms. Higgins nevertheless continued to maintain that a public hearing would be required. At my client's request I have reviewed this matter and am now writing you to demonstrate that: R ECoEIEVE D JUL 16 ':_007 BVILDING01v1s10N ' City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 2 (I) The Development Agreement clearly applies to the question of whether a Public Hearing is required and establishes the effective date of the Development Agreement as the date on which provisions of the City's Development Regulations dealing with public hearing requirements must be in effect in order to be applicable to City review of development proposals for the subject property; (2) RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in effect on September 29, 2000 is the only applicable portion of the City's Development Regulations relating to the question of whether a Public Hearing is required for site plan review of the "Stor-House Self-Storage" Phase III proposal; and (3) Under then-existing RMC 4-9-200D a public hearing is not required for the "Stor-House Self-Storage" Phase III proposal, a proposal that involves a Level I site plan review under the Development Regulations in effect on September 29, 2000. Demonstration of the Above Three Points Point 1: The Development Agreement Clearlv Applies to the Question of Whether a Public Hearing is Required and Establishes the Effective Date of the Development Agreement as the Date on Which Provisions of the City's Development Regulations Dealing with Public Hearing Requirements Must be in Effect in Order to be Applicable to City Review of Development Proposals for the Subject Property. Section 1 (Authority) of the Development Agreement recites the state statutory authority for development agreements. Section 1 states: SECTION 1. AUTHORITY Pursuant to RCW 36.70B.l 70(1), the City and persons with ownership or control of real property are authorized to enter into a development agreement setting forth development standards and any other provisions that shall apply to, govern, and vest the development, use, and mitigation of the development of the real property for the duration of such development agreement. (Emphasis added.) Pursuant to that statutory authority, Section 4 of the Development Agreement states: City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 3 SECTION 4. EFFECT OF DEVELOPMENT AGREEMENT Unless amended or terminated, this Agreement shall be enforceable during its term by a party to this Agreement; provided, however, only the City may enforce the above-stated site specific restrictions. During the term of this Agreement the subject property shall not be subject to a new zoning ordinance or an amendment to a zoning ordinance or development standard adopted after the effective date of this Agreement unless (a) otherwise provided in this Development Agreement or (b) agreed to by the owner(s) of any of the portion(s) of the Property to which such new zoning ordinance or an amendment to a zoning ordinance or to a development standard shall apply or (c) in the case of a new or amended development regulation the regulation is one that the City was required to adopt or amend because of requirements of state or federal Jaw. Any permit or approval issued by the City for the subject property during the Agreement's term must be consistent with this Agreement. (Emphasis added.) Clause ( c) of Section 4' s second sentence makes clear that the terms "zoning ordinance" and "development regulation" are used interchangeably in the Development Agreement. For a proposal like Stor-House Self-Storage Phase Ill, public hearing requirements are obviously within the scope of the terms "zoning ordinance" and "development regulation". Thus, because (a) the Development Agreement does not provide otherwise, (b) my client does not agree to the application of a new or amended zoning ordinance/development regulation and ( c) the City was not required under state or federal law to adopt or amend a public hearing requirement for site plan review and approval of a proposal like Stor-House Self-Storage Phase III, the subject property is not subject to the post-September 29, 2000 amendments to the provisions of RMC 4-9-200D (Criteria to Determine if Public Hearing is Required). Likewise pursuant to that statutory authority, Subsection E of Section 5 of the Development Agreement makes this point explicit with respect to "applicable permit process requirements", of which public hearing requirements are obviously a part. Section 5 states in relevant part that: SECTION 5. EFFECT OF OTHER CITY REGULATIONS * * * E. Other Development Regulations and Permits: Development shall be sub;ect to any other applicable development standards or requirements not otherwise specified in this Agreement including, but not limited to, City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 4 any applicable permit process requirements, impact fees, m1t1gation measures, development conditions, street and utility regulations and specifications, subdivision regulations, and health and sanitation regulations, which are in effect at the time ofthis Agreement. (Emphasis added.) Point 2: RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in Effect on September 29, 2000 {With Amendments Made Through Ordinance 4802) is the Only Applicable Portion of the City's Development Regulations Relating to the Question of Whether a Public Hearing is Required for Site Plan Review of the "Stor-House Self-Storage" Phase III Proposal. RMC 4-9-200D (Criteria to Determine if Public Hearing is Required) as in effect on September 29, 2000 is the only applicable portion of the City's Development Regulations setting forth criteria as to whether a Public Hearing is required for site plan review of a development proposal like the "Stor-House Self-Storage" Phase III proposal. Neither my client nor (apparently) the City Clerk's office nor I have a copy of the page(s) of the portion of the codified Development Regulations covering RMC 4-9-200D that were in effect on September 29, 2000 (i.e., through Ordinance 4802). However, the City Clerk's Office has (a) supplied my client the relevant code pages that went into effect with the adoption of Ordinance 4 722 ( see Attaclnnent J), (b) supplied my office with Ordinance 4773 (relevant excerpted pages of which are set forth on Attaclnnent 3) and ( c) supplied my client with Ordinance 4802 (relevant excerpted pages of which are set forth on Attaclnnent 4). Because, through September 29, 2000, the only ordinances amending RMC 4-9-200D (as adopted by Ordinance 4722) were Ordinances 4773 and 4802, those materials provided by the City Clerk provide everything necessary for a determination of RMC 4-9-200D as it was in effect on September 29, 2000. With the modifications made by Ordinances 4773 and 4802, RMC 4-9-200D as adopted by Ordinance 4722 reads as follows: D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. A public hearing before the Hearing Examiner shall be required for all projects if: 1. Significant Environmental Concerns Remain: The Envirorunental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 5 2. Applicant Requests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) semi-attached or attached residential units; b. One hundred thousand (I 00,000) square feet of gross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or f. Ten (I 0) acres in size. 4. Commercial Property Adjacent or Abutting Certain Residential Zones: Any conunercial property that is adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10. Point 3: Under RMC 4-9-2000 in Effect on September 29 7 2000, a Public Hearing is Not Required for the "Stor-House Self-Storage" Phase III Proposal. None of the above-quoted criteria of RMC 4-9-200D in effect on September 29, 2000 require a hearing for the Stor-House Self-Storage Phase III proposal. The first criterion set forth in RMC 4-9-200D relates to a determination of the Environmental Review Conunittee when, based on departmental comments or public input1 there are significant unresolved environmental 1 Note that Higgins suggested to Patrick Gilroy that the residents of the Liberty Ridge subdivision might be concerned over the development. Liberty Ridge is a residential subdivision that is located on property adjacent to the common boundary between the parcels but lies about 60 feet below Stor-House Self-Storage site. The horizontal distance between the proposed final phase storage buildings and the Liberty Ridge homes along the common property line between the sites varies between 90 and 140 feet. To gauge the concern (or lack thereof) of the Liberty Ridge community, on Thursday, June 29"', Dick and Patrick Gilroy presented to the Liberty Ridge Homeowners Association at the Association's regular monthly meeting their Proposed Stor-House Phase III development plan. They have reported to me the following in relation to their presentation to the Board. ' City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 6 concerns. There cannot rationally be any such concerns in the case of the "Stor-House Self- Storage" Phase III proposal because, as demonstrated by Mr. Patrick Gilroy's July 16, 2007 letter to Development Services Division, Phase III SEPA Checklist and companion SEPA Impacts Comparison Table ( collectively attached to this letter as Attachment 6), the proposal, which is for Star-House Self-Storage's final phase, will result in less overall development and less environmental impact than there would have been if the overall development considered in the original environmental review had been fully implemented. In any event, the decision under RMC 4-9-200D's first criterion is not a Development Services Division staff decision but, rather, Patrick Gilroy gave each of the board members and homeowners in attendance a packet of information regarding the proposal (a copy of the information in that packet included herewith as Attachment C) and provided a brief, oral statement highlighting the location of the proposed buildings in relationship to the Liberty Ridge homes, as well as the style and type of landscaping and architecture that would be visible from Liberty Ridge and NE 3'' Street. He particularly emphasized the depth of and number of proposed plantings within the landscape buffer between the project and both Liberty Ridge and NE 3'' Street. Dick Gilroy then presented another packet of information to those in attendance (see Attachment D) describing a previous proposal for development of the site that included office buildings in the location where the Phase Ill storage buildings are now proposed, after which he explained that the City is generally concerned about Liberty Ridge homeowners' reaction to the cnrrent Phase III proposal to build self storage as opposed to office buildings on the side of the site adjacent to Liberty Ridge. He pointed out that the self-storage proposal would be a less-intensive use of the property, adding less traffic and fewer visitors to the area, while providing more landscaping than would the earlier proposal that involved office buildings. He also pointed out that the self storage use would also prevent the possibility of a tenant in an office building peering down into Liberty Ridge homes and yards. Dick Gilroy concluded by requesting that the Board consider issuing a letter indicating its preference for the current self-storage proposal, if it was comfortable in doing so. Tue reception from the Board members and other homeowners present was generally positive, with no serious objections to any portion of the current proposal vocalized during the Gilroys' presentation. One homeowner indicated a clear preference for the storage buildings over office because the storage buildings will be "secure" and will limit access from the Gilroys' property to Liberty Ridge. Of particular interest to two of the homeowners (who also happened to be members of the Liberty Ridge Landscape Committee), were the proposed landscaping improvements. Those two homeowners inquired specifically as to how the Gilroys' Phase III landscaping might compliment their own improvements recently installed with the help of a neigbborhood improvement grant from the City of Renton coordinated by Norma McQuiller, Renton's Neighborhood Coordinator. The July 2007 edition of the Liberty Ridge Homeowners Association Newsletter (copy attached as Attachment 5) noted the Gilroys' presentation to the Board and the Board's support for the project with this unequivocal statement: FYI ·· The storage unit company on NE 3rd is planning an expansion to build more storage units. The company presented their plan to the HOA Board. Their designs include additional landscaping and they remain consistent with their cnrrent architectural design. The Board supports their expansion plans. (Emphasis added.) • City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 7 an ERC decision and there is no logical conclusion for the ERC to reach other than that proposed Phase III poses no significant unresolved environmental concerns.2 • The second criterion set forth in RMC 4-9-200D will not be satisfied because the applicant (my client) will not be requesting a public hearing. None of the elements of the 6-element third criterion will be satisfied either. Element a is not satisfied because no semi-attached or attached residential units are proposed (let alone more than 100 of them). Element bis not satisfied because the Phase III proposal only involves 34,098 square feet of gross floor area in the IL zone. Element c is not satisfied because the subject property does not lie within the any of the CC, CN, CM, CA, CB, CO or P-1 Zones. Element dis not satisfied because the proposal does not involve buildings that will be more than four (4) stories or sixty feet (60') in height. Element e is not satisfied because the Phase III proposal only involves ten (10) parking stalls (only a tiny fraction of three hundred (300) parking stalls). Element /is not satisfied because the Phase III site is only 2.04 acres in size (far less than ten (10) acres in size). The fourth (last) criterion set forth in RMC 4-9-200D will not be satisfied because the subject site is industrial property, not commercial property. In view of the above, Gilroy Family, LLC requests that the City process the "Stor-House Self-Storage" Phase Ill proposal without a public hearing. Please send me a response letter advising me and my client that the Development Services Division will do so. Should you have any questions or comments concerning this, please let me know immediately. Thank you for your anticipated attention to this matter. Sincerely, HALINEN LAW OFFICES, P.S. Attachments cc: Patrick Gilroy, Gilroy Family, LLC (with copies of attachments) 2 For the reasons set forth in Attachment 6, the ERC should adopt the 2001 DNS-M for the Phase III proposal and I urge you and your staff to request that the ERC do so. City of Renton Development Services Division Attn: Neil Watts, P.E., Director July 16, 2007 Page 8 Jennifer Henning, Principal Planner, City of Renton Development Services Division (with copies of attaclm1ents) Elizabeth Higgins, Senior Planner, City of Renton Development Services Division (with copies of attachments) C:\CF\2433\00 l\Site Plan Processing\.'\Jeil Watts L Tl Fl (7~ 16-07).doc • ATTACHMENT 1 DEVELOPMENT AGREEMENT King County Recording No. 2001013000480 = = __, = = = <'"> = = = = c-...., ATTACHMENT 1 WHEN RECORDED RETURN TO: 11111111111111 HII Office of the City Clerk Renton City Hall 1055 South Grady W~ Renton, WA 9e055 20001013000480 CITY OF RENTON AG I& 00 PRGE 081 OF 011 10/13/2008 Ill 09 KING COUNTY, ~R DEVELOPMENT AGREEMENT PARTIES This Development Agreement (this "Agreement") 1, made and entered into this 14th day of September, 2000, by and among the City of Renton ("C'1ty"), a municipal corporation of the state of Washington, T and E Investment, Inc. a Washington corporation. owner of the parcel of property w1th1n the area covered by this Agreement ("Owner"), and AEGIS CAPITAL fNTERNA TIONAL, a Nevada corporation, purchaser of the same parcel of property w1thm the are,i covered by this Agreement ("Purchaser") RECITALS WHEREAS, there 1s a vacant parcel of property located adJ<1cent to and south of N E 3r<l/4th Street, between Monroe Avenue NE and Edmonds Avenue NE m the C'1ty of Renton, and WHEREAS. the vacant parcel of prope11y "currently zoned R-10. and WHEREAS, the site ha, been propo,ed for ,ell:storage and ot1ice use,, and WHEREAS, such uses may not be established m the R-10 Zone under cu1rent City Ordinances, and WHEREAS, the City Council of the Ctty of Renton has determined that such uses may be appropriate for the sub1ect prnpe11y under certa111 cond1t1ons, and WHEREAS, the C1ty Council believes that such uses can be accommodated pursuant to a Comprehensive Plan Amendment and Rezone, Renton Mun1c1pal Cude amendment,, .ind a development agreement a~ authorized m RCW Chapter 3 6 70B I 70 thrnugh 21 0, and WHEREAS, on May 3, 2000, the Planning Comrn1ss1011 held a public hearing about the Comprehensive Plan Amendments and Rezone redes,gnating the property from DEVELOPMENT AGREEMENT -Page I = = = = ,..., Residential Options/R-10 to Employment Area -Industrial/Light Jndustnal. potential Municipal Code amendments. and an associated development agreement, and WHEREAS, the City Counc,J adopted a Plannmg and Development Committee report on August 7, 2000, which recommended (a) redesignation of the property to Employment Area -lndustnal/L1ght Industrial and (b) amendment of the Light Industrial Zone to allow Office uses c,ty-wide, and WHEREAS, the adopted Committee report also mcludes recommendat,ons for a development agreement that incorporates Environmental Review Committee m1llgat1on measures, and WHEREAS, this Agreement has been reviewed and approved by the City Counc1 I of the City of Renton, Washington, and WHEREAS, this Agreement appears to be m the best mterests of the c,t,zens of the City of Renton, Washmgton, NOW, THEREFORE, the parties agree as follows SECTION I. AUTHORITY Pursuant to RCW 36 708 170(1). the City and persons w,th ownership or control of real property are authorized to enter ,nto a development agreement settmg forth development standards and any other provisions that shall apply to, govern, and vest the development, use, and m1t1gallon of the development of the real property for the duration of such development agreement SECTION 2. SUBJECT PROPERTY A. Legal Description and Illustrative Map: The subject property is legally described m Exh1b1t A, attached hereto and incorporated by reference as ,f fully set forth herein, and graphically represented in the drawmg attached as Exh1b1t B and incorporated herem as 1f fully set forth B. King County Property Identification Number: The Kmg County Property lden1Ificat1on Number for the subject property, applicable at the time of 'th,s Agreement, 1s 1623059062 SECTION 3. DEVELOPMENT STANDARDS A. Permitted and Prohibited Uses. Permitted uses of the subject property mclude, and are hm1ted to, the followmg 1. Office DEVELOPMENT AGREEMENT -Page 2 .- ,:;-...) ,-' ' -' 2. Self-storage, mcludmg storage of vehicles, provided that no portion of any stored vehicle 1s V1S1ble from any adpcent, res1den11ally-zoned property B. Site Development Standards. The development standards of RMC Title 4 JO effect at the time of this Agreement shall apply to the subject property, except as provided in subsections B I to B 3, below Setbacks Setbacks shall follow the requirements of the IL Zone, except that the mJ01mum setback from the top of slopes (as 1dent1fied by the 25% slope boundary l,ne) along site boundaries adjacent to res1dent1al zones shall be 10 feet Slopes may be measured followmg approved grading on site 2 Height Self storage structures ,hall be limited to a maxnnum height of 2 stones or 30 feet 3 Special Requirements (a) (b) No cham-lmk or other metail,c fencing shdll be v1s1ble from the adJacent residential zoned propert,e, to the south dnd west The gross floor area of uses on the site shall be hm,ted such that ave, age daily vehicular tnps generated shall not cumulal!vely exceed 680. as calculated by the 1997 }111/1/11/e of I ramportallon Jc'nK111eer1 (!TE) Ma1111<1l (c) C'ons1stenGy with either of the Elevation and Site Plan alternatives, attached as Exh1b1ts C and D and 111corporated herem as ,f fully set forth, shall be a requirement for approval of development of the subject property West fa,;ades ,hall reflect the fa,;ade art1culat1on and cha,acter represented 111 the north elevation ,n Exhibit C, however, as to the east facades, only the portion(;) thereof that will he v1s1ble when travelling westbound on NE3rd/4 1h Street shall be required to reflect the fa,e_de aniculat1on and character represented 10 the north elevation in Exh,b,t C' Minor mod1ficat1ons, such as may be required to meet City of Renton Codes, shal I be allowed only with the approval of the Zomng Admm1strator or des1gaee Development proposals for the subject property that are determmed to be s1gmficantly different 111 scale, layout, fa,;ade art1culat1on or visual character from both Elevations shown JO Exh1b1t C' or from both of the Site Plans shown 10 Exh1b1t D are proh1b1ted without amendment to this Agreement SECTION 4. EFFECT OF DEVELOPMENT A GREEM ENT Unless amended or tem11nated, this Agreement shall be enforceable dunng Its term by a party to this Agreement, provided, however, only the City may enforce the above-stated site DEVELOPMENT AGREEMENT -Page 3 = = = ,,, specific restnctmns Dunng the term of this Agreement the subject property shall not be subject to a new zoning ordinance or an amendment to a zornng ord,nance or development standard adopted aft:cr the effective date of this Agreement unless (a) otherwise provided m tlus Development Agreement or (b) agreed to by the owner(;) of any of the port,on(s) of the Property to which such new zonmg ordinance or an amendment to a zoning ordmance or to a development standard shdll apply or (c) m the case of a new or amended development regula\lon the regulation ,s one that the C'1ty was required to adopt or amend because of requirements of state or federal law Any permit or approval issued by the C'1ty for the subject property dunng the Agreement's term must be consistent with this Agreement SECTION 5. EFFECT OF OTHER CITY REGULATIONS A. Definitions: The definitions of RMC Title 4 1n effect at the t11ne of this Agreement shall apply to 1nterpretat1on of permitted uses and site development standards provided m this Agreement B. C. Parking: The Parking and Load mg regulations of RMC' Tnle 4 in effect at the time of th,s Agreement sh,111 apply to development of !he subject property that 1s consistent with thlS Agreement Environment:il Review/Sensitive Areas: Where applicable, all development shall comply with all environmental review and sensitive area regulations addressed m Title 4 and Title 8 of the Renton Mun1c1pal Code which arc ,n effect at !he time of th1S Agreement D. Signs: The Sign Code of RMC Title 4 111 effect at the t11ne of this Agreement shall apply to development of the subject property that IS consistent with this Agreement E. Other Development Regulations and Pernuts: Development shall be subject to any other apphcable development standards or requirements not otherwise specified m this Agreement rncludrng. but not limited to. any applicable permit process requlfements. impact fees. m1t1gat1on measures, development cond111on,, street and utility regulations and spec,ficat,ons, subd1v1s1on regulat1on,, and health and ;an1tat1on regulations. which are m effect at the time ofth1s Agreement SECTION 6. AUTHORITY RESERVED Pursuant to RC'W 36 70B 170(4). the C'lty reserves its authonty to impose new or different regulatrnns to the extent requ,red by a senous threat to public safety SECTION 7. RECORDING Pursuant to RCW 36 70B 190, this Agreement shall be recorded with the real property records of Kmg County Dunng the term of this Agreement. the Agreement shall be bind mg on the DEVELOPMENT AGREEMENT -Page 4 = = .... = = cc: c_-, <:::, C-•' parties and the,r respective successors and ass.gns m interest wnh respect to the subject property SECTION 8. TERI\,·( This Agreement shall run with the subject property until amended or rescinded by the City Council 1n acco1dance with Section 9, below With respect to any port1on(s) of the property that are not developed, the parties to this Agreement agree to evaluate the Agreement periodically, but not less than eve, y ten ( I OJ years Where appropriate, penod,c review of the Agreement shall generally comc1de with the City's evaluation of its entire Comprehensive Plan SECTION 9. AMENDMENT The prov1s1ons of this Agreement, before the expiration of ten ( 10) years from the date of executmn of this Agreement by all of the parties, may only be amended with the mutual wntten consent of the parties After ten ( I OJ years, the ,,ty may change the zonrng and development regulations pemne11t to the subject property as pa11 of its normal process of alteration to ,ts C'omprehens,ve Plan. Zonmg and Development Regulations DATED this 14th day of Septembe,, 2000 CITY OF RENl ON By Attest Approved a.s)o Form ot~~~Q·~ Lawrence J Warren, C'1ty Attorney DEVELOPMENT AGREEMENT -Page 5 = = __, = L- TANDE INVESTMENT, INC. a Washington corporation By 4\,l.1s,.-' (t :.:}a,~,,,. Dolores Petterson ]ts T / . .' c-~ 'i (c t!..ec 12 AEGIS CAPITAL JNTERNATJONAL, a By e:> "" STATEOFWASHJNGTON) c:, COUNTY OF KING )ss ) THIS IS TO CERTIFY that on the }jJ.!!-. d,1y ot:.£~ 2000, before me. the undersigned, a notary public IO and for the State of Was i~ commissioned and sworn, personally appeared Jesse Tanner, to me known to be the Mayor of the City of Renton, a municipal corporation that executed the within and foregoing rnstrument and acknowledged the said instrument to be the free and voluntary act and deed of said City of the uses and purposes therein mentioned, and on oath stated that he was authorized to execute such instrument, and that the seal affixed, if any, 1s the corporate seal of said City IN WITNESS WHEREOF, I have hereto set my hand and atlixed my official seal tr-; day and year first above written D. ~~~""--""'---- NOT RY PUBLIC' 111 and for the State ofWashmgton Notary S:u1-uoo 0. h/\.-lo,.,rfi My appointment expire, __ Qjj_..=o_J~l/-/-'o'-'1'------- DEVELOPMENT AGREEMENT-Page 6 = CD _., = = "-' c:, ' ' STATE OF WASHINGTON ) )ss COUNTY OF KfNG ) I certify that I know or have satisfactory ev,dence that Dl1LORES PETTERSON 1s the person who appeared before me and acknowledged that she signed the 111stnirnem, on oath stated that she was authonzed to execute the 111strnment and acknowledged 1t as Tf;E:.f/51.![?E!C of T AND E INVESTMENT, INC, a Washmgton corporation, to be the free and voluntary act of such corpordt1on for the uses and purposes mentioned m the mstnirnent Dated '\' \ '--\' 00 l-"-"'-1"-Y M .CS,~') wt,) Print b M (S n..,._~ Signature Title s-\'\-OL\ My Appomtment Expires STATE OF WASl-llc,'GTON) )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that RICHARD GILROY 1s the person who appeared before me and acknowledged that he signed the instrument, on oath stated that he was authorized to execute the instrument and acknowledged 1t as v1{,e-pres1dent of AEGIS CAPITAL INTERNATIONAL, a Nevada corporation, to be the free and voluntary act of such corporation for the uses and purposes mentioned m the instrument Dated l? -1../-iOCO DEVELOPMENT AGREEMENT -Page 7 = = ~ = = = = = = C'-J EXHIBIT A LEGAL DESCRIPTION OF THE SUBJECT PROPERTY ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM, IN KING COUNTY, WASHfNGTON, DESCRIBED AS FOLLOWS COMMENCfNG AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16. TOWNSHIP 23 NORTH, RA.i"IGE 5 EAST. WM, THENCE NORTH 89°12' 42" WEST ALONG THE NORTH UNE OF SAID SECTION 16 A DISTANCE OF 315 66 FEET. THENCE SOUTH 1°08'26" WEST ALO'.'JG A LINE 30 FEET EASTERLY OF AND PARALLEL WITH THE EAST UNE OF THE STATE OF WASHINGTON TRACT (THE DESCRIPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS AT PAGE 487. INKING COUNTY. WASHINGTON) A DISTANCE OF 660 30 FEET. THENCE NORTH 89°12'42" WEST A DISTANCE OF 135 58 FEET. THENCE SOUTH 1°08'26" WEST A DJSTANCE OF 659 51 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, THENCE SOUTH 89°06'38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 452 00 FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, THENCE NORTH 1°06'27" EAST A DISTANCE OF 1320 61 FEET, MORE OR LESS, TO THE POINT OF BEGrNNfNG EXCEPT THAT PORTION THEREOF LYING NORTH OF THE SOUTH MARGIN OF 3r<ll AVENUE NORTH EXTENSION, NOW KNOWN AS NORTHEAST 3"" STREET, AS ESTABLISHED BY DEED RECORDED JUNE 15, 1964 UNDER RECORDING NO 5748566 <::> ex, -= = = ,..., = c:.:i = = "' EXHIBIT B Development Agreement NE 4th St w (I) > <( (I) 0 .._ C 0 ::::i': )> < (D 0 600 ._W .. ·': .. ..,·,.:_.'J:li_~_:?_,'_·".,l SubJect property 1 :7 ,200 e Econonuc Development, Ne1cbborhooda & Stra.te11c Pla.nmn1 Sue C.rbo.n, Admi.Di•lralo.r 0 Dennilon 23 Aucu•l 2000 = = .... = = = ,;-,-, = r • ' l > EXHIBIT ~ '"Z • ~o '"' ' ;j ' p ~ I • i , .. I •1 /j !) ____ Y i 1l H I Sill' STOOAGE PAO.ECT :j z A full-size copy of this drawing 1s on file with the Renton City Clerk AEGIS -""nt•w,.an.• ............... .-.. ,., '"' D = = = = '" ' ,,. rr,A ,,, i EXHIBIT D A fuJl,s1ze copy of this drawing 1s on file with the Renton City Clerk ATTACHMENT 2 SELECTED PAGES FROM THE RENTON MUNICIPAL CODE (RMC 4-9-200D) that went into effect with the adoption of City of Renton Ordinance 4722 -. --_,. ........... ,1 I> .-··rf· ~ ---re,: '• I'''/"" Ur .;,i "r ·" . .1. ATIACHMENT2 places of which one (1). ting shall be at or within the area described in the permit. 4. Public Hearing Before any such permit can be rescinded, a public hearing shall be held by the Land Use Hearing Examiner. Notice of the public hearing shall be made in accordance with Section 4-36-8(D) of the Renton Municipal Code. 5. Final Decision: The decision of the Land Use Hearing Examiner shall be the final decision of the City on all rescinded applications. A written decision shall be transmitted to the Department of Ecology, the Attorney General's office, the applicant, and such other departments or boards of the City as are affected thereby and the legislative body of the City. P. APPEALS: See Section _____ (4-8-11H) Q. VIOLATIONS AND PENALTIES: 1. Prosecution: Every person violating any of the provisions of this Master Program or the Shoreline Management Act of 1971, shall be punishable under conviction by a fine not exceeding one thousand ($1,000) dollars, or by imprisonment not exceeding ninety (90) days, or by both such fine and imprisonment, and each day's violation shall constitute a separate punishable offense. 2. Injunction: The City Attorney may bring such injunctive, declaratory or other actions as are necessary to insure that no uses are made of the shorelines of the State the City's jurisdiction which are in conflict with the provisions and programs of this Master Program or the Shoreline Management Act of 1971, and to otherwise enforce provisions of this Section and the shoreline Management Act of 1971. 3. Public and Private Redress: Any person subject to the regulatory program of this Master Program who violates any provision of this Master Program or the provisions of a permit issued pursuant thereto shall be liable for all damages to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to such violation. The City Attorney rnay bring suit for damages under this subsection on behalf of the City. Private persons shall have the right to bring suit for damages under this subsection on their own behalf and on a:/;,prc.i ,!:;/· 9 -56 · behalf of all r _ sons similarly situated. If liability has been established for the cost of restoring an area affected by violation, the Court shall make provision to assure that restoration will be accomplished within a reasonable time at the expense of the violator. In addition to such relief, including monetary damages, the Court in its discretion may award attorney's fees and costs of the suit to the prevailing party. (Ord. 3758, 12-5-83, Rev. 7-22-85 (Min.); 3-12-90 (Res. 2787); 7-16-90 (Res. 2805); Rev. 9-12-93 (Min.); Ord. 4716, 4-13-98) 4.9.200 SITE PLAN REVIEW: A. PURPOSE AND INTENT: The purpose of site plan approval shall be to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City of Renton. Site plan elements subject to this Section include, but are not limited to, site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking and loading arrangements, and illumination. Site planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. Site plan review does not include design review, which addresses the aesthetic considerations of architectural style, exterior treatment and colors. Site plan review should occur at an early stage in the development of a project, when the scale, intensity and layout. of a project are known, but before final building plans are completed. The intent of site plan approval shall be: 1. To protect neighboring owners and uses by assuring that reasonable provisions have been made for-such matters as sound and sight buffers, light and air, and those other aspects of site plans which may have substantial effects on neighboring land uses; 2. To promote the orderliness of community growth, protect and enhance property values and minimize discordant and undesirable impacts of development both on and off-site; 3. To promote coordination of public or quasi-public elements, such as walkways, driveways, paths, and landscaping within segments of larger developments and between individual developments; 4. To ensure convenie1 dnd safety of vehicular and pedestrian movement within the site and in relation to adjacent areas; 5. To protect the desirable aspects of the natural landscape and environmental features of the City by minimizing the undesirable impacts of proposed developments on the physical environment; 6. To minimize conflicts that might otherwise be created by a mix of uses within allowed zones; 7. To provide for quality, multiple family or clustered housing while minimizing the impacts of high density, heavy traffic generation, and intense demands on City utilities and recreational facilities; 8. To promote the creation of "campus-like" and "park-like" settings in appropriate zones; 9. To provide a mechanism to more effectively meet the purposes and intent of the State Environmental Policy Act; 10. To supplement other land use regulations by addressing site plan elements not adequately covered elsewhere in the City Code and to avoid violation of the purpose and intent of those codes. (Ord. 3981, 4-7-86) 8. APPLICABILITY: No building permit shall be issued for any use requiring site plan approval pursuant to this Section until the Environmental Review Committee has determined that a public hearing is not required or the Hearing Examiner has approved or approved with conditions the site plan application. All building permits issued shall be in compliance with the approved site plan. Site Plan Review is required for: 1. All development in Certain Zones: All development in the Industrial Light (IL), Commercial Office (CO) and Public Use (P- 1) Zones and CC, CN, CD, CA, CS and the Residential Use--Maximum 10 Units per Acre (R-10), Manufactured Housing Park (RMH), Residential Multi-Family (RM) and Residential Use-Maximum 14 Units per Acre (R-14) Zones, a. Requirements for R-10 Zone Developments: For development proposed in conjunction with a planned subdivision in the R-10 Zone, a Site Plan application shall be required to be 9-57 submit! •ith the subdivision application. In the event that there is no specific residential development planned with a subdivision application, the applicant shall be required to provide structural footprints (including setbacks) for each of the lots which would result from the proposed subdivision of the property. (Ord. 4636, 9-23-96) 2. Specified and Secondary Uses: Secondary uses and other uses specified within each zoning district, provided that: a. Exceptions for Secondary Uses: Where secondary uses are required to file an application for a site plan review by the provisions of the Zoning regulations, but would otherwise be exempt from the site plan review requirements, the decisions of the Zoning Administrator shall not be subject to public notice and comment, or the requirement for a public hearing. (Ord. 4404, 6-7-93) 3. Development within the Valley Planning Area: All development with the Valley Planning Area. 4. Hazardous Waste Facilities: All hazardous waste treatment and storage facilities. C. EXEMPTIONS: 1. Development Exempt from Site Plan Review In All Zones: In all zones, the following types of development shall be exempt from the requirements of site plan review: a. Interior Remodels: Interior remodel of existing buildings or structures, provided: i The alterations conform with any prior approved site plan; and ii The alterations do not modify the existing site layout. b. Facade Modifications: In addition, facade modifications such as the location of entrances/exits; the location of windows; changes in signage; or aesthetic alterations shall be exempt. (Ord. 4008, 7-14-86) c. Planned unit de. __ opments (PUDs). d. Conditional use permits. e. Off-premises signs (billboards). f. SEPA-Exempt Developments: All development categorically exempt from review under the State Environment Policy Act (RCW 43.21C and WAC 197- 11) and under the City of Renton Environmental regulations ____ _ (Title IV, Chapter 6). g. Minor work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from Site Plan Approval if they were not located within the shoreline master program jurisdiction. (Ord. 3981, 4-7- 86) . 2. Development Exempt from Site Plan Review In the R-10 and R-14 Zones: In the R-1 0 and R-14 Zones, the following types of development shall be exempt from the requirements of site plan review: a. New or replacement detached or semi-attached home on a single- previously platted lot. b. Exterior remodeling or expansion of an existing single family home and/or primary residence. c. Accessory structures otherwise exempt from SEPA review. (Ord. 4614, 6-17-96) D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing,-such as rezone or subdivision, if the details of the development are sufficiently defined to permit adequate review. A public hearing before the Hearing Examiner shall be required for projects not reviewed pursuant to --------Chapter 35 if: (Ord. 4551, 9-18-95) 1. Significant Environmental Concerns Remain: The Environmental Review Committee determines that based on departmental comments or public input there are significant unresolved concerns that are raised by the proposal; or 9 -58 2. Applica .. , , ,equests Hearing: The applicant has requested a public hearing; or 3. Large Project Scale: The proposed project is larger than any one of the following: a. One hundred (100) multiple family residential units; b. One hundred thousand (100,000) square feet of g"ross floor area in the IL or CO Zone or other zones in the Valley Planning Area; c. Twenty five thousand (25,000) square feet of gross floor area in the CC, CN, CM, CA, CB, CO or P-1 Zones outside the Valley Planning Area; d. Four (4) stories or sixty feet (60') in height; e. Three hundred (300) parking stalls; or f. Ten ( 10) acres in size. 4. Commercial Property Adjacent to Single Family Zone: Any commercial property is adjacent to a single-family zone. (Ord. 4551, 9-18-95) E. DECISION CRITERIA: The Hearing Examiner and City staff shall review and act upon site plans based upon comprehensive · planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include. but are not limited to, the following: 1. General Review Criteria: a. Conformance with the Comprehensive Plan, its elements and policies; b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of imp site plan to the site; of the proposed e. Conservation of area-wide property values; f. Safety and efficiency of vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Mitigation of noise, odors and other harmful or unhealthy conditions; i. Availability of public services and facilities to accommodate the proposed use;and j. Prevention of neighborhood deterioration and blight. 2. Review of Impacts to Surrounding Properties and Uses: a. Mitigation of undesirable impacts of proposed structures and site layouts that could impair the use or enjoyment or potential use of surrounding uses and structures and of the community; b. Mitigation of undesirable impacts when an overscale structure, in terms of size, bulk, height, and intensity, or site layout is permitted that violates the spirit and/or intent of the zoning code and impairs the use, enjoyment or potential use of surrounding properties; c. Provision of a desirable transition and linkage between uses and to the street, utility, walkway, and trail systems in the surrounding area by the arrangement of landscaping, fencing and/or other buffering techniques, in order to prevent conflicts and to promote coordinated and planned benefit from, and access to, such elements; d. Consideration of placement and scale of proposed structures in relation to the natural characteristics of a site in order to avoid over-concentration of structures on a particular portion of a site such that they create a perception of greater height or bulk than intended under the spirit of the zoning code; e. Effective location, design and screening of parking and service areas in order to promote efficient function of 9 -59 such fa es, to provide integrated facilities between uses when beneficial, to promote "campus-like" or "park-like" layouts in appropriate zones, and to prevent unnecessary repetition and conflict between uses and service areas or facilities; f. Mitigation of the unnecessary and avoidable impacts of new construction on views from existing buildings and future developable sites, recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features and of promoting "campus-like" or "park-like" settings in appropriate zones; g. Provision of effective screening from public streets and residential uses for all permitted outdoor storage areas ( except auto and truck sales), for surface mounted utility equipment, for rooftop equipment, and for all refuse and garbage containers, in order to promote a "campus-like" or "park-like" setting where appropriate and to preserve the effect and intent of screening or buffering otherwise required by the zoning code; h. Consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. 3. Review of Impacts of a Proposed Site Plan to the Site: a. Building placement and spacing to provide for privacy and noise reduction; orientation to views and vistas and to site amenities, to sunlight and prevailing winds, and to pedestrian and vehicle needs; b. Consideration of placement and scale of proposed structures in relation to the openness and natural characteristics of a site in order to avoid over concentration or the impression of oversized structures; c. Preservation of the desirable natural landscape through retention of existing vegetation and limited soil removal, insofar as the natural characteristics will enhance the proposed development; d. Use of existing t graphy to reduce undue cutting, filling and retaining walls in order to prevent erosion and unnecessary storm water runoff, and to preserve stable natural slopes and desirable natural vegetation; e. Limitation of paved or impervious surfaces, where feasible, to reduce runoff and increase natural infiltration; f. Design and protection of planting areas so that they are not susceptible to damage from vehicles or pedestrian movements; g. Consideration of building form and placement and landscaping to enhance year-round conditions of sun and shade both on-site and on adjacent properties. and to promote energy conservation. 4. Review of Circulation and Access: a. Provision of adequate and safe vehicular access to and from all properties; b. Arrangement of the circulation pattern so that all ingress and egress movements may occur at as few points as possible along the public street, the points being capable of channelization for turning movements; c. Consolidation of access points with adjacent properties, when feasible; d. Coordination of access points on a superblock basis so that vehicle conflicts and vehicle/pedestrian conflicts are minimized; e. Orientation of access points to side streets or frontage streets rather than directly onto arterial streets, when feasible; f. Promotion of the safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; g. Separation of loading and delivery areas from parking and pedestrian areas; 9 -60 h. Pro.,_,_ ns for transit and carpool facilities and access where appropriate; and i. Provision for safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 5. Review of Signage: a. Employmenfof signs primarily for the purpose of identification; b. Management of sign elements, such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain; c. Limitation of the number of signs to avoid visual clutter and distraction; d. Moderation of surface brightnes~ or lighting intensity except for that necessary for sign visibility; and e. Provision of an identification system to allow for quick location of buildings and addresses. (Ord. 3981, 4-7-86) 6. Special Review Criteria and Process for Proposals within an Aquifer Protection Area (APA): Prior to the issuance of any permit in an Aquifer Protection Area, a finding must be made that the proposal will not impact the quantity or quality of water in the aquifer on a short- term basis, long-term basis, or cumulatively in conjunction with other existing or proposed uses. a. Authority and Responsibility for Finding: The required finding shall be made by the Hearing Examiner for all proposals which are subject to approval by the Hearing Examiner pursuant to ___ 4-8-10. All other findings shall be made by the Water Utility Engineer. b. Review Criteria: The required finding shall be based on the activities to be conducted, substances that will be stored, handled, transported, treated, used or produced, and the potential for these activities or substances to degrade the groundwater quality. 7. Special Review Crit for Hazardous Waste Treatment and Storage Facilities: a. Above-ground hazardous waste treatment and storage facilities shall be constructed with containment controls which will prevent the escape of hazardous wastes in the event of an accidental release from the facility. Such controls shall conform with all adopted Federal, State and local design and construction standards. b. Underground hazardous waste treatment and storage facilities shall comply with Chapter 2 of Title VII, the Underground Storage Tank Regulations. c. Hazardous waste treatment and storage facilities shall comply with article 80 of the Uniform Fire Code as adopted by ordinance by the City of Renton. d. A hazardous waste spill contingency plan for immediate implementation in the event of a release of hazardous wastes at the facility shall be reviewed and approved by the Renton Fire Department prior to issuance of any permits. e. The location of all on-site and off-site facilities must comply with the state siting criteria as adopted in accordance with RCW70.105.210. (Ord. 4186, 11- 14-88) F. SITE PLAN REVIEW PROCEDURES: 1. General: All site plan applications shall be reviewed in the manner described below and in accordance with the purposes and criteria of this Section. The Development Services Division may develop additional review procedures to supplement those required in this subsection. (Ord. 3981, 4-7- 86) .. 2. Preapplication Conference Recommended: Applicants are encouraged to consult early and informally with representatives of the Development Services Division and other affected departments. This consultation should include a general explanation of the requirements and criteria of site plan review, as well as the types of concerns that might be anticipated for the proposed use at the proposed site. (Ord. 3981, 4-7-86) 9 -61 3. Submit! equirements and Application Fees: Shall be as listed in Sections ( 4-8-12C) and _____ (4-1-18). 4. Public Notice and Comment Period Required: Whenever a completed site plan application is received, the Development Services Division shall be responsible for providing public notice of the pending site plan application, pursuant to Section =---· _(4'8-9). (Ord. 3981, 4-7- 86) 5. Circulation and Review of Application: Upon receipt of a completed application, the Development Services Division shall route the application for review and comment to various City departments and other jurisdictions or agencies with an interest in the application. This routing should be combined with circulation of environmental information under Section ------(4-9-7). (Ord. 4008, 7-14-86) Comments from the reviewing departments shall be made in writing within fourteen (14) days. Unless a proposed site plan is subsequently modified, the recommendations of the reviewing departments shall constitute the final comments of the respective departments with regard to the proposed site plan. Lack of comment from a department shall be considered a recommendation for approval of the proposed site plan. However, all · departments re.serve the right to make later comments of a code compliance nature during building permit review. This includes such requirements as exact dimensions, specifications or any other requirement specifically detailed in the City Code. 6. City Notification of Applicant: After the departmental comment period, the Development Services Division shall notify the applicant of any negative comments or conditions recommended by the departments. When significant issues are raised, this notification should also normally involve a meeting between the applicant and appropriate City representatives. The applicant shall have the opportunity to respond to the notification either by submitting a revised site plan application, by submitting additional information, or by stating in writing why the recommendations are considered unreasonable or not acceptable. 7. Revisions or Modif ___ Jons to Site Plan Application: Whenever a revised site plan or new information is received from an applicant, the Development Services Division may recirculate the application to concerned departments. Consulted departments shall respond in writing within ten (10) days with any additional comments. In general, the City's environmental determination of significance or non- significance pursuant to Title IV, Chapter 6 will not be issued until after final departmental comments on the site plan or revised site plan are received. (Ord. 3981, 4-7-86) 8. Environmental Review Committee to Determine Necessity for Public Hearing: Upon receipt of final departmental comments and after the close of the public . comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site.plan for those projects that have not been reviewed as part of a master site plan pursuant to Chapter 35 of the City Code. (Ord. 4551, 9-18-95) 9. Environmental Review Committee Decision Appealable to Hearing Examiner: The final decision by the Environmental Review Committee on whether a site plan application requires a public hearing may be appealed within fourteen (14) days to the Hearing Examiner pursuant to Section 4.6.X (4-8-118). (Ord. 3981, 4-7-86) 10. Administrative Approval of Site Plan: When the Environmental Review Committee determines that a public hearing is not required, the proposed site plan shall be deemed approved, subject to any environmental mitigating measures that may be a part of the City's declaration of significance or nonsignificance. (Ord. 4551, 9-18-95) 11. ·Hearing Process and Examiner Authority for Modification of Plans: a. Date of Hearing: Whenever a public hearing is required, the Development Services Division shall coordinate with the Hearing Examiner in setting a hearing date for the site plan application. (Ord. 3981, 4-7-86) b. Examiner's Decision: After conducting at least one public hearing on the site plan application, the Hearing 9 -62 Examin~, shall render a written decision pursuant to the provisions of ______ Title IV, Chapter 8. The time limits of Title IV, Chapter 8 shall apply. The Hearing Examiner shall approve a site plan if the applicant demonstrates that the proposed site plan is consistent with the general purposes of this Section and with the review criteria. c. Authority for Conditions and Plan Modifications: The Hearing Examiner shall have the power to place reasonable conditions on or modify a site plan in order to satisfy the general purposes of this Section and to achieve consistency with the review criteria. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. Such conditions or modifications may include, but are not limited to, screening, buffering, building location and orientation, paving, landscaping, vegetation removal, grading and contouring. The Hearing Examiner shall also have the power to fix the location and configuration of driveways, walkways, parking and loading areas, emergency access, curbs, planting areas, and signs. When only a portion of a site is proposed for development, such power to condition, modify or fix shall be exercised only for that area · which is directly related to or may be impacted by the actual proposed development. To the extent necessary to meet the site review criteria and to the extent necessary. to compensate for the impacts attributable to the proposed development, the Hearing Examiner may impose additional requirements, including: i. Preparation of a landscape plan by a licensed landscape architect; ii. Preparation of a grading, drainage and erosion control plan; iii. Preparation of a vegetation preservation plan; iv. Improvements to identified or planned public rights of way, including paving, curbs, gutters, sidewalks, Jighti urn lanes, signalization, bikeways or pedestrian paths; and v. Provision of or improvements to public facilities and utilities. d. Modification of Plan Subsequent to Public Hearing and Prior to Decision: In all cases, if an applicant can demonstrate that a site plan can be made consistent with the review criteria and general purposes by alternative modifications to the site plan, the Hearing Examiner shall accept the alternative modifications as conditions of approval and approve the site plan. If a public hearing on the site plan application has already been closed, the modifications proposed by the applicant shall be administered according to Section 4-31-33F below. e. Denial of Site Plan: If the Hearing Examiner finds that the site plan application cannot be made consistent with the general purposes and review criteria of this Section by requiring reasonable conditions, then the site plan shall be denied. f. Limitations on Authority: The authority to condition or deny site plan applications should be exercised to the minimum extent necessary to protect the public interest and welfare as expressed in the purposes of this Section. (Ord. 3981, 4-7-86) G. MAJOR ADJUSTMENTS TO AN APPROVED SITE PLAN: Major adjustments to an approved site plan require an amended application pursuant to§ 4-31- 33C through§ 4-31-338. The review and approval shall rest with the approval body which approved the original site plan. Major adjustments involve a substantial change in the basic site design plan, intensity, density, use and the like generally involving more than a ten percent (10%) change in area or scale. (Ord. 4008, 7-4-86) H. MINOR ADJUSTMENTS TO AN APPROVED SITE PLAN: (Reserved) I. TIMING OF BUILDING PERMITS: (Reserved) 9-63 J. EXPIRATI _ .. AND EXTENSION OF SITE PLAN APPROVAL: The final approval of a site plan shall expire within two (2) years of the date of approval. A single two (2) year extension may be granted for good cause by the approval body which approved the original site plan. The approval body may, however, determine at its discretion that a public hearing may be required for such extension. (Ord. 4008, 7-14-86) K. EXCEPTION TO 2 YEAR TIME LIMIT FOR PHASED PROJECTS: 1. Phasing Permitted: For development proposed on only a portion of a particular site, an applicant may choose to submit a site plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site plan approval is being requested. In every case, the site plan application and review shall cover at least that portion of the site wtiich is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. 2. Authority for Extension of Time: The Hearing Examiner may grant site plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal tim,e limits of§ 4-31-331 above. Such approval shall include clearly defined phases and specific time limits for each phase. 3. Expiration of Phase(s): If the time limits of a particular phase are not satisfied, then site plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. 4. Vested for the Purposes of Zoning: As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application. (Ord. 3981, 4-7- 86) L. APPEALS: Any decisi~ .. on an administrative site plan approval shall be appealed as an administrative decision pursuant to City Code section---------- ( 4-8-11 ). Any appellant must be seeking to protect an interest that is arguably within the zone of interest to be protected or regulated by this Section, must allege an injury in fact, and that injury must be real and present rather than speculative. (Ord. 4551, 9-18-95) 4.9.210 SITE PLAN APPROVAL, MASTER: A. PURPOSE: The master site plan process is to provide a site plan approval at the conceptual stage for those projects, series of projects, phased developments or developments occurring over a long period of time or which are of such a size and complexity or duration as to · make independent site plan review burdensome, difficult, or inclined to lead to segmented and inconsistent conditions and approvals. The process is also to provide a plan for the physical and functional interrelationships between uses ·and facilities on the site, and to plan for and mitigate potential impacts that could result from large scale site and facility development. (Ord. 4551, 9-18-95) This Section is to provide a system whereby a conceptual site plan can be approved without the level of detail necessary for site plan approval under City Code Section ------(4-9-20). Once conceptual site plan approval has been obtained, individual phases, buildings or developments will be approved, conditioned or denied by administrative determination pursuant to the City's site plan review regulations and this Section. 8. APPLICABILITY: Master site plan review is particularly appropriate to include, but not be limited to, the following types of developments: 1. Development which will occur over a period of five years or more. 2. Development which consists of a number of unconnected buildings, projects or improvements on the same site, with or without a certainty of order of development. 3. Development in a number of phases when the phases are not predictable or certain of the timing of development. 9-64 4. Developr .. ~nt of a number of buildings or projects under single ownership on geographically separated parcels within the City. 5. Governmental projects including, but not limited to, projects proposed by any municipal corporation established under the laws of the state of Washington, whether or not meeting any other category listed above which: a. will be developed repetitiously, periodically, or over an extended time period due to size, dispersed locations, periodic needs or uncertainty of funding, or b. have been identified in the City's Comprehensive Plan or applicable Capital Facilities Plan or have been the subject of a public hearing. 1. Exemptions: (Reserved) C. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: Shall be as stipulated in Sections (4-1-18) -------(4.8-12C). D. DECISION CRITERIA: 1. Scale, Spaces, Uses and Form of Improvements: The master site plan application shall provide sufficient detail <lS to the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structures will be put, the bulk and general form of the improvements and such further detail as to demonstrate the physical and functional interrelationships of the proposal. 2. Compatibility and Public Amenities: Information shall be provided as to the compatibility of the proposed development with its surrounding areas and what public amenities will be provided, if any. 3. Appropriate Level of Plan Detail: The Hearing Examiner may refuse to approve any master site plan application if the Examiner feels there is inadequate detail upon which to render such an approval under this Section. However, the level of detail must be appropriate for the master site plan process leaving individual details to the administrative site plan process. For example, the master site planning approval should include consideration of safety and efficiency of vehicle an, over the entire site. estrian access 4. Site Specific Development Standards: Applicants are encouraged to consult with staff about creating site specific development standards which would allow subsequent development pursuant to City Code to mitigate or avoid potential adverse impacts on or off site through such devices as self imposed limits as to total bulk for the types of uses, or the ratio of developed space to open space. The intent of such development standards would be to create conceptual site plans of sufficient detail so that a reviewer could determine whether potential detrimental impacts of the project had been avoided or mitigated through creative site planning, building, massing and phasing. E. OPTIONAL COMBINED APPLICATION: The applicant may wish to provide more detail than what is required by this section and may request that the master site ·plan approval be combined for public hearing before the Hearing Examiner with the approval of an individual phase of the master site plan that would otherwise be subject to administrative approval pursuant to City Code section _____ 4-35-5. F. REVIEW PROCESS: 1. Authority; A hearing to consider a master site plan application, except for master site plans covered by Section -c--:----4-35-8, will be held before the Hearing Examiner following publication of notice in the same manner as for site plan approval. 2. Conditions Limited: The Examiner will have the same authority for approval, denial. and modification as granted to him under City Code section 4-31-33A, except that the modifications may only relate to the master plan itself and the Examiner's approval should not require site specific details such as landscaping, buffering, location of walkways, etc. except to establish general project criteria as set forth in City Code sections-------- 4-31-33D1 and D2. 3. Decision Options: The Examiner may determine that it is appropriate to issue a master site plan approval, approve certain elements of the master site plan application, or conditionally approve and/or defer other 9 -65 elements o __ ues for administrative site plan review. For example, the Examiner could approve the setbacks and approximate square footage of a building and defer the approval of the exact location to the administrative site plan review stage. G. SUBSEQUENT ADMINISTRATIVE APPROVAL OF INDIVIDUAL PHASES: Once a master site plan has been approved pursuant to City Code s_ections ---~----4-35-4 or 4-35-8 and is still in effect, any individual phase, structure or improvement will be subject to individual site plan approval pursuant to City Code section ----,...,,-...,...,,---,--:---4-31-33, except that the review and approval will be administrative in nature and will not require a Hearing Examiner hearing. The administrative review shall be based upon an application conforming with the requirements and judged upon the criteria of City Code section 4-31-33. 1. Special Public Notice and 30 Day· Comment Period Required: As part of the administrative consideration of approval of individual phases of a master site plan, there shall be public notification of such application announcing that the application has been received and that the administration is accepting public comment for a period of thirty (30) days. The public notice shall be posted and published in the same manner as would be a Hearing Examiner's notification of public hearing io consider a site plan approval. 2. Waiver of Site Plan Requirements by Administrator: Approval of the master site plan may have satisfied portions of City Code section 4- 31-33 and the department administrator or his or her designee has discretion waive those portions of the requirements of City Code section 4-31-33 that have been satisfied by the master site plan approval. Whenever the department administrator or his or her designee has discretion to note those portions of the requirements of City Code section ~-,--:---.,,-,:---c-,--,,-4-31-33 as having been satisfied by the master site plan approval, such sections of the Code shall be detailed and that portion of the approved master site plan wherein the requirements were satisfied shall be cited by the department administrator or his or her designee in the approval of the individual ' phase or phases and ~-_ . e further consideration of them. 3. Three Types of Administrative Approvals: There may be three types of administrative site plan approval: a. An approval that the application for individual site plan approval is consistent with the master site plan approval; b. An approval following a minor modification of the site plan approval pursuant to City Code Section ____ 4-35-6; and c. An approval following major modification to the master site plan approval pursuant to City Code Section ____ 4-35-6. H. MODIFICATIONS TO APPROVED MASTER SITE PLANS: Since the master site planning approval is a conceptual process 'without a great deal of detail. substantial flexibility and discretion is granted to allow modifications under this section. In determining whether a major or minor modification has been proposed. the department administrator or his or her designee will consider if the basic design plan, overall project, intensity and density are not changed. 1. Major Modifications: Major modification to an approved master site plan will require a hearing before the Hearing Examiner and an amended application pursuant to this chapter. Major modifications involve a substantial change in the concept, intensity, use or phasing of the approved master site plan. 2. Minor Modifications: Minor modifications will be permitted by administrative determination. A minor modification shall be a modification that: a. involves no more than a ten percent ( 10%) increase in square footage of the overall floor area over that proposed in the master site plan; b. will not have a significantly greater impact on the environment and facilities than the approved plan; c. does not change the boundaries of the originally approved plan; 9-66 d. or, a rnatively complies with the special development standards established under the Zoning Code such as the P-Suffix development standards for public facilities. I. EXPIRATION TIME FOR NON- GOVERNMENTAL SITE PLANS: 1. General: The master site plan approval granted under City ~ode section _____ 4-35-4 shall be valid for a time established within that approval. The Hearing Examiner shall establish a duration for the validity of the master site planning approval based upon such factors as size, complexity, capital requirements, market necessities and other factors, but should be flexible in establishing the duration of the approval. 2. Normal Expiration Time: Normally, master site plan approval shall be for a period of six to ten years. 3. Phased Approvals: Whenever master site plan approval has been given and the approval involves more than a single phase, then a time limitation shall be established for commencement of the first phase of the project. Subject to extension of time as permitted in this Section, failure to commence construction of any individual phase within the time limits permitted, shall result in loss of master site plan approva\. 4. Extended Time for Projects Over 100 Acres: For projects of over one hundred acres, upon a showing of need, the Hearing Examiner can grant an approval that will be valid for up to twenty (20) years. a. Ten Year Review Hearing: Whenever a master site plan approval is granted for more than ten (10) years, there shall be a review hearing of the approval at the end of ten ( 10) years. At that time the Hearing Examiner shall conduct a public hearing to review the concepts and scope of the project, the development pattern in the general area, changes in laws, and whether or not the project phases are being developed in the manner and timing as originally proposed in order to determine that the approval should remain in effect. The approval shall remain in effect unless the Examiner determines upon clear, cogent, and convincing evidence that there has been a substantial change . ircumstances, whether legal or factual, such that the project would not receive approval if considered initially at the time of the review hearing and would not be in the public interest, in which case the master site plan approval shall lapse and the project will no longer be considered vested under this Section. Such a determination by the Hearing Examiner would be appealable to the City Council as a decision under section 4-35-4B. ----- J. EXTENSION: A single two (2) year extension of any individual phase of the master site plan approval may be given, which two year extension of an individual phase shall likewise extend the master site plan approval for two years, and the master site plan approval as a whole shall receive no more than a five year extension without prior Hearing Examiner approval with respect to any individual phase, but the project as a whole shall receive not more than a five year extension without prior Hearing ·Examiner approval. Such extension may be given by the Hearing Examiner following public notification of the application for extension, but no public hearing shall be required for such extension unless the City, the applicant or some party showing likelihood of actual monetary or environmental damage requests such a public hearing. K. EXPIRATION TIME FOR GOVERNMENTAL SITE PLAN APPROVALS: Governmental units including, but not limited to, any municipal corporation established under the laws of the state of Washington which are required to plan under the Growth Management Act or otherwise, and are required to or have developed a Capital Facilities Plan and Funding Plan, may obtain a governmental site plan approval. The governmental master site plan approval for City of Renton projects shall be valid for six (6) years or the period covered by the Capital Facilities Plan, whichever is shorter. The governmental master site plan may be approved following public hearing by the City Council if such hearing occurs in conjunction with Council consideration of the Capital Facilities Plan required pursuant to Chapter 36.70 A RCW, and by the Hearing Examiner for other governmental master site plan approvals. Any governmental master site plan approval may be extended following any change to the capital Facilities Plan, financing, phasing or duration of the plan if it is determined by the administration that such 9 -67 change is not a .. ,ajar modification to the governmental master site plan approval. L. RECOGNITION OF EXISTING MASTER PLANS: Where there exists plans of a nature essentially equivalent to a master plan, which have undergone City scrutiny and have complied with SEPA, and which meet the general provisions of this Section and have undergone a public hearing with proper notification, then the City may process a request to certify that existing plan as an existing master plan for the number of years remaining on the previously approved plan, just as if it had complied fully with this Section. M. VESTING: The rights of an applicant under the Comprehensive Plan and Zoning Code to construct all elements, phases and improvements shown or described in a master site plan, if approved, or approved with conditions, shall vest upon master site plan approval: At the time of building permit application, or administrative site plan appr9val, the improvements shall be designed and approved pursuant to the then existing codes such as the applicable Building Code, Fire Code, Plumbing Code and other developmental codes. N. APPEALS OF ADMINISTRATIVE SITE PLAN DECISIONS: Any decision on an administrative site plan approval shall be appealable as an administrative decision pursuant to Section (4-8-11 ). , The approval shall remain in effect unless the Examiner determines upon clear, cogent, and convincing evidence that there has been a substantial change in circumstances, whether legal or factual, such that the project would not receive approval if considered initially at the time of the review hearing and would not be in the public interest, in which case the master site plan approval shall lapse and the project will no longer be considered vested under this Section . Such a determination by the Hearing Examiner would be appealable to the City Council as a decision under Section 4-35-48. O. APPEALS OF HEARING EXAMINER DECISIONS: The final decision of the Hearing Examiner on a master site plan application will be appealable to the City Council within 14 days pursuant to City Code Section ,-.,...--=-- 4-8-16 of this Code. (Ord. 4551, 9-18-95) 4.9.220 SPECIAL PEl"" .. TS: A. PURPOSE AND AUTHORITY: Recognizing that there are certain uses of property that may be detrimental to the public health, safety, morals, and general welfare, and not permitted by right in the zone where proposed, depending upon the fads, of each particular case, a limited power to issue permits for such uses is vested in the Hearing Examiner following recommendation by the Building Department. (Ord. 3592, 12-14-81) B. APPLICABILITY: (Reserved) C. SUBMITTAL REQUIREMENTS AND FEES: Shall be as listed in Sections ..,..,..,-- (4-8-12C) and (4-1-18). D. REVIEW PROCESS AND DECISION CRITERIA: The standards of review and procedural requirements shall be the same as a conditional use permit. (Ord. 3592, 12-14-81) .E. EXPIRATION AND EXTENSIONS: Shall be as stipulated in Sections _____ (.4-8-10H and I). F. MODIFICATIONS TO APPROVED PLANS: (Reserved) 4.9.230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK: A. PURPOSE, AUTHORITY AND CONDITIONS OF APPROVAL: The Building Department may, in specific cases where the topography of the premises or the location of buildings existing prior to the passage of this Code make compliance with the provisions governing the location of private garages impossible, grant a special permit for a private garage to be located nearer to the street line than the main structure, but in any case where such location is within a required front or side yard, the highest point of a building so located shall not be more than thirty inches (30") above the average level of the ground on the side farthest from the street line. Likewise, the, Building Department may, upon proper application, grant a special permit for the location of a garage on the low side of the street nearer to the street line than the main building. (Ord. 2630, 4-26-71, Amd. Ord. 3592, 12-14-81) 9-68 B. APPLICAL.-,TY: (Reserved) C. REVIEW CRITERIA: (Reserved) 4.9.240 TEMPORARY USE PERMITS: A. PURPOSE: A Temporary Use Permit allows a use or structure on a short term basis. Such uses or structures may be allowed subject to modified development standards which would not be appropriate for permanent uses in the zoning designation. (Ord. 4560, 11-13-95) B. APPLICABILITY: (Reserved) 1. Exemptions: (Reserved) C. USES WHICH MAY BE PERMITTED: 1. Occupancy of a temporary structure (existing home, mobile home or travel trailer with adequate water and sewer/septic service) on the same lot while a residential building is being constructed or while a. damaged residential building is being repaired, and when a valid residential building permit is in force. The permit may be granted for up to 180 days, or upon expiration of the building permit, whichever first occurs. (Ord. 4560, 11-13-95) 2. Model homes and trailers used for the purpose of real estate sales and/or rental information, located within the subdivision or residential development to which they, pertain. 3. Contractor's office, storage yard, and equipment parking and servicing on or near the site or in the vicinity of an active construction project. 4. Circuses, carnivals, fairs, or similar transient amusement or recreational activities. 5. Temporary parking lots/areas. 6. The Planning/Building /Public Works Administrator or designee may authorize additional temporary uses not listed in this subsection, when it is found that the proposed uses are in keeping with the intent and purposes of this section. D. SUBMITTAL REQUIREMENTS AND APPLICATION FEES: Shall be as listed in Sections (4-8-12C) and ------(4-1-18). ATTACHMENT 3 Relevant pages from CITY OF RENTON ORDINANCE 4773 CITY OF RENTON, WASHINGTON ORDINANCENO. 4773 ATTACHMENT 3 (Pages 1, 28 and 30 only) Amends ORD #'s 4466, 4502, 4631, 4722 Amended by ORD# 478~ 4788 4840, 4857 4963, 4971 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING TITLE IV (DEVEWPMENT REGULATIONS), OF ORDINANCE NO. 4260 EN'ITILED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY AMENDING THE RESIDENTJAL.10 DU/ACRE (R-10) AND THE RESIDENTJAL.14 DU/ACRE (R-14) ZONES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION L Section 4-2-020.G of Chapter 2, Land Use Districts, of Title N (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City ofRenton, Washington" is hereby amended to read as follows: G. RESIDENTIAL-IO DU/ACRE (R-10): The Residential-IO Dwelling Units Per Acre Zone (R-10) is established for medium density residential development that will provide a mix of residential styles including detached dwellings, semi-attached dwellings, attached townhouse and attached fl.at dwellings. It is designed to encourage residential areas with better use of common and private open space, greater privacy and more energy and resource efficient homes. The R-10 Zone is intended for areas that are designated as Residential Options (RO) on the Comprehensive Plan Land Use Map. The intent of this Zone is twofold: (1) to create new residential neighborhoods on larger parcels of land in a "traditional neighborhood" development style and (2) create high quality infill development that increases density while maintaining the single family character of the existing neighborhood. l ORDINANCE NO. 4 7 7 3 d. Opening headers, size and material, e. Cross section details, as needed, to show typical foundation, floor, wall, ceiling and roof construction, including connection details, f. Structural members labeled as to size and spacing as well as bracing, blocking, bridging, special connectors, and anchor bolts, g. Special details as needed, (i.e., stairs, fireplaces, special construction), and h. Insulation of walls, slab, floors, and roof/celling. SECTION XII. Subsection 4-9-200.B. l.a of Chapter 9, Procedures and Review Criteria, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby deleted: SECTION XIII. Section 4-9-200.C of Chapter 9, Procedures and Review Criteria, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding the following subsections: C.2.h: In the R-10 Zone, all development categorically exempt from the State Environmental Policy Act (RCW 43.21C and WAC 197-11) and under RMC 4-9-070, Environmental Review Procedures, excluding shadow platting of two or more units per section 4-2-110.F. C.2.i: In the R-10 Zone, development of detached or semi-attached dwelling units where part of a subdivision application. SECTION XIV. Subsections 4-9-200.D.3.a and 4-9-200.D.4 of Chapter 9, Procedures and Review Criteria, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" are hereby amended to read as follows: D.3.a: One hundred (100) semi-attached or attached residential units; D.4: Commercial Property Adjacent or Abutting Certain Residential Zones: Any commercial property that is adjacent to or abutting the following residential zones: RC, R-1, R-5, R-8 and R-10. SECTION XV. Section 4-11-040 of Chapter 11, Definitions, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by deleting the definitions of DUPLEX and DWELLING UNIT, ATTACHED, and adding the following definitions: 28 ORDINANCE NO. 24..,_7""7 3,,__ __ SECTION XVIII. Section 4-11-260 of Chapter 11, Definitions, of Title IV (Building Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by changing the following definition to read as follows: ZERO LOT LINE: A siting technique which allows single-family houses to be built along one lot line. SECTION XIX. This Ordinance shall be effective upon its passage, approval, and five days after its publication. PASSED BY TIIE CITY COUNCIL this 22nd day of __ M_a_r_c_h ___ ~ 1999. APPROVED BY TIIEMAYOR this 22nd day of March 1999. Jes~a?~ Approved as to form: o(~~ Lawrence J. Warren, City Attorney DateofPublication: March 26, 1999 (Summary) . ORD. 770:03/03/99:as 30 ATTACHMENT 4 Relevant pages from CITY OF RENTON ORDINANCE 4802 (P'aSfes 1, 14 17, nd 22 only) ATTACHMENT 4 Amends Ord 3981, 4008, 4404 4587, 4614, 4631, 4722, 4777 Amended by ORD 485(1 4854 4857, 4900, 4963, 4971, 5028, 5137 CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 8 o 2 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING TITLE 4 (DEVELOPMENT REGULATIONS), OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY ADDING A CENTER OFFICE RESIDENTIAL-3 ZONE, AMENDING CENTER OFFICE RESIDENTIAL USE ALLOWANCES AND DEVELOPMENT STANDARDS, AMENDING SITE PLAN REVIEW PROCEDURES, DELETING MASTER SITE PLAN APPROVAL PROCEDURES, AND AMENDING MODIFICATION PROCEDURES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Subsections 4-1-050.A.1.k and 4-1-170.A, of Chapter I, Administration and Enforcement, of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" are hereby amended as follows: 4-1-050.A.I.k. Modifications to development standards in the Centers Residential Demonstration Overlay District, and Center Office Residential-3 (COR-3) District. 4-1-170.A Change the row entitled "SITE PLAN APPROVAL:" to be titled "SITE PLAN APPROVAL (LEVEL I OR LEVEL II):" SECTION II. Subsection 4-2-020.P of Chapter 2, Land Use Districts, of Title 4 (Development Regulations), of Ordinance No. 4260 s,ntitled "Code of General Ordinances of the ';,,:; '"' City of Renton, Washington" is hereby amended t§ riad as follows: P. CENTER OFFICE RESIDENT(A.L ZONE (COR 1, COR 2, and COR-3): The purpose of the Center Office/Residential Zone is to provide for a mix of intensive office and residential activity in a high quality, master planned development which is integrated with the natural environment. Commercial retail and service uses which support the primary uses SECTION XIV. ORDINANCENO. 4802 JV. Minor Work in Shoreline Areas: Minor new construction, repair, remodeling and maintenance activities that would otherwise be exempt from site plan approval if they were not located within the Shoreline Master Program jurisdiction. v. Conditional Use Pennits. VJ. Off-Premises Signs (Billboards). The introductory paragraphs of subsections 4-9-200.D and 4-9- 200.E of Chapter 9, Procedures and Review Criteria, of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" are hereby amended to read as follows: D. CRITERIA TO DETERMINE IF PUBLIC HEARING REQUIRED: In all cases, the public hearing for site plan review should be conducted concurrently with any other required hearing, such as rezone or subdivision, if the details of the development are sufficiently defined to pennit adequate review. A public hearing before the Hearing Examiner shall be required for all projects if:. E. DECISION CRITERIA FOR LEVEL I AND LEVEL II SITE PLANS: ~ The Reviewing Official shall review and act upon site plans based upon comprehensive r planning considerations and the following criteria in subsections E and F as. applicable. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria.also provide a frame of reference.for the applicant in developing.a site, but are not intended to be inflexiole standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following:. SECTION XV. Section 4-9-200.D of Chapter 9, Procedures and Review Criteria of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding subsection 5 which reads as follows: 5. Level II Site Plans: Level II Site Plans, where applicable, pursuant to RMC section 4-9-200.G.9.b or c. 14 C. a. SECTION XXI. ORDINANCE NO. 4 8 O 2 A combined Level I/Level II site plan for the entire site: or A Level II site plan addressing the entire site, and a Level I site plan( s) for one or more phases of the site that address( es) less than the entire site. Subsection 4-9-200.G of Chapter 9, Procedures and Review Criteria, ofTitle 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by inserting a new section 8 which reads as follows, and renumbering the remaining sections accordingly: 8. Special Review For Planned Actions: A consistency review shall be conducted by the Zoning Administrator for proposals submitted under the authority of an adopted Planned Action Ordinance. If found consistent with the Planned Action Ordinance including required conditions and mitigation measures, the Zoning Administrator shall notify the applicant of the. departmental comments and the consistency analysis consistent with section 4-9-200.G.6. Revisions or modifications may be made in accordance with section 4-9-200.G. 7. Once these steps have been I completed, the Zoning Administrator shall forward the Level II Site Plan to I the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. If found inconsistent· with the Planned Action Ordinance, the Zoning Administrator shall notify the applicant of the departmental comments and the consistency analysis consistent with section 4-9-200.G.6. Revisions or modifications may be made in accordance with section 4-9-200.G.7. If the application is still found to be inconsistent once these steps have been completed, the Zoning Administrator shall forward the findings to the Environmental Review Committee to determine if additional environmental review is required. The application shall then follow the process, subsection 9.b for Level II Site Plans with no applicable Planned Action Ordinance. If the application is modified to. be consistent with the Planned Action Ordinance, the Zoning Administrator shall forward the proposed Level II Site Plan to the Environmental Review Committee to determine if a public hearing before the Hearing Examiner is required. SECTION XXII. Subsections 4-9-200.G.9 and G.12.d of Chapter 9, Procedures and Review Criteria, of Title 4 (Development Regulations), of Ordinance No. 4260 entitled "Code of General Ordinances of the CityofRenton, Washington" are hereby amended to read as follows: 17 ORDINANCE NO. 4802 9. Environmental Review Committee to Determine Necessity for Public Hearing: a. Level I Site Plans: Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing on the site plan for those projects that have not been reviewed as part of a Level II site plan pursuant to RMC 4-9-200. Where a Level II site plan is approved, subsequent site plans submitted for future phases may be submitted and approved administratively without a public hearing. b. Level II Site Plans without Planned Action Ordinance, or Combined Level I/II Site Plans Without Planned Action Ordinance: ' 1. COR Zones: The Hearing Examiner shall consider the application and hold a public hearing consistent with section 4-9-200. G .12, except the Examiner shall issue a recommendation rather than a decision. The City Council shall consider the recommendation of the Hearing Examiner and issue a decision on the application. n. Other Zones: The provisions of 4-9-200.D shall apply. Upon receipt of final departmental comments and after the close of the public comment period, the Environmental Review Committee shall determine the necessity for a public hearing before the Hearing Examiner on the site plan. If a hearing is required, the procedures in section 4-9-200.G.12 shall apply. c. Level II Site Plans Under Planned Action Ordinance or Combined Level Ifil Site Plans Under Planned Action Ordinance: The Environmental Review Committee shall consider the following criteria to determine if a hearing before the Hearing Examiner should be held regarding the Level II Site Plan and any associated site plan applications. A bearing before the Hearing Examiner is required unless both of the following criteria are met: L One or more public hearings were held where public comment was solicited on the proposed Planned Action Ordinance, and, 11. The environmental impact statement for the Planned Action reviewed preliminary conceptual plans for the site which provided the public and decisionmakers with sufficient detail regarding the scale of the proposed improvements, the quantity of the various types of spaces to be provided, the use to which the structure will be put, and the bulk and general form of the improvements. 18 ORDINAL'\fCE NO. 4 8 O 2 criteria in section 4-9-250.D.2, the request for modification in the COR-3 zone requirements for upper story setbacks shall meet all of the following criteria: a. In comparison to the standard upper story setbacks, the proposed building design will achieve the same or better results in terms of solar access to the public shoreline trails/opens space and publicly accessible plazas; the building will allow access to sunlight along the public trail/open space system and plazas abutting the shoreline during daytime and seasonal periods projected for peak utilization by pedestrians. b. Toe building will create a step in perceived height, bulk and scale in comparison to buildings surrounding the subject building. SECTION XXXI. This ordinance shall be effective upon its passage, approval, and five days after its publication. PASSED BY THE CITY COUNCIL this 25th day of __ o_c_t_o_b_e_r ___ , 1999. APPROVED BY THE MAYOR this 25th day of_~o=c~t~o~h~e~r _____ , 1999. Approved as to form: £~~~ Lawrence J. Warren, City Attorney DateofPublication: 10/29/99 (Summary Only) ORD.&14: 10/14/99:as. 22 ATTACHMENT 5 The Liberty Ridge Homeowners Association Newsletter, July 2007 edition Liberty Ridge Home Owne ssociation Page I of2 ATIACHMENTS • H-"J .. July 2007 News **NOTICE: Volunteer Board Member Needed Recently a HOA Board Member resigned. The Board is searching for a volunteer replacement. If interested, please send an email to info@rentonllbertyrtdge.com. Please include your phone number and how you feel you can most likely contribute in the email. The replacement will hold the Board Member seat until the HOA elections in September/October 2007 when all five Board Member positions are up for re-election. * ACC Committel' volunteers needed. Please email info@rentonlibertyridge if interested. These committee members review and approve/deny homemvncr ACC applications for exterior improvements to their lots . ... LIBERTY RIDGE COMMUNITY GARAGE SALE, J..YbL2.1.:..2fil_h (Sat & Sun) 10am to S(;!m**** It's time to open up those garage doors and move your excess items out to the driveway! The HOA will be advertising a community garage sale on July 27-28th, Saturday and Sunday, from 10am to 5pm. You are welcomed to participate at your convenience. If you would like more information or to have a yard sign to post in your front lawn that weekend, please email g a ragesa le@re nton Ii berty ridge.com ·Or· call Becky at 425-277-1396. **MOII.C.E.**: Increased Fee Structure for CC&R Violations There is an increased in the fee structure for CC&R violations. • The first notice ofa violation will be a warning with a 30 day grace period to become compliant. • After 30 days, there will be a second notice and a $100 fine. • After 60 days, there will be a third notice and a $300 fine. • All subsequent notices and fines within a twelve month period will be a $300 fine. • In addition, a stop-\, .. ork order request issued by the ACC/HOA can be $100 per week. • Newsletter being mailed week of July 17th. Look for it in the mail. * Read the new ACC Guidelines • Assessment Fees due by 7/31/07. Send $158 to Morris Yfon_agcm_1,?nt • Community BBQ -August 29th. http:/ /rentonlibertyridge.com/N ews .htm 7/13/2007 Liberty Ridge Home Ownc ssociation We need volunteers for things like organize games for kids, brainstorm fun ideas, setup and/or cleanup. If interested, please email info@rentonlibertyridge.com. FYI --The storage unit company on NE 3rd is planning an expansion to build more storage units. The company presented their plan to the HOA Board. Their designs include additional landscaping and they remain consistent with their current architectural design. The Board supports their expansion plans. ~ Thanks to all those neighbors that assisted with landscaping the NE 3rd St strip. It looks great! Over 40 volunteers participated!! And a special thanks to the Landscape Committee members 'Nho organized the entire thing from obtaining a grant from the City of Renton, to doing the original landscape design, to getting landscape bids, to organizing the work parties: • Sunil Dev • Michael Reyes • Tom Rowley • Ed Ruth • Mike and Connie Tupper • Tom Winter Thank you for Improving our community! I Old Newsletters Page 2 of2 *Disclaimer: Information may he outdated informer newsletters. Please contact the propenF nwmwcr to clarify any questions you might have. June l l 2007 Auril I . 2007 Janua<yJ]. 2007 Ncivernber 30 2006 July 2006 Not Yet Available Online November 19. 2004 Auuust 5 2004 July I. 2004 March 25, 2004 Not Yet Available Online December 5 2003 Aurrust 7. 1003 March 1, 2003 Mav 10 ?O(P http://rentonlibertyridge.com/News.htm 7/13/2007 ATIACHMENT6 Patrick Gilroy's July 16, 2007 Letter to the Renton Development Services Division, with copies of: (1) Phase Ill SEPA Checklist, and (2) companion SEPA Impacts Comparison Table. • July 16, 2007 City of Renton Development Services Division 1055 South Grady Way Renton, WA 98057 Attn: Elizabeth Higgins, Senior Planner ATIACHMENT6 Gilroy Family, LLC 1714 Bellevue Way NE Bellevue, WA 98004 (425) 747-1726 Re: STOR-HOUSE PHASE III, APPLICA Tl ON FOR SITE PLAN REVIEW Request That the City Adopt the ERC's 2001 SEPA Threshold Determination Dear Elizabeth: I am writing to request that, for SEPA review of the Stor-House Phase III Site Plan Review application submitted herewith, the City adopt the Environmental Review Committee's July 2001 Determination of Non-Significance, Mitigated (copy attached), which was issued in conjunction with the Site Plan Review application for Stor-House Self Storage Phase I (City of Renton File No. LUA-01-047). To help put this request into perspective, before I elaborate further on my request let me first review the land use decisions that have been issued to-date concerning the subject property. PROJECT HISTORY On September 29, 2000, a Development Agreement among the City, us (the current Applicant) and the then-property owner was mutually executed concerning the subject property. That agreement established a set of standards by which the subject property could be developed. Observing the standards set forth in the 2000 Development Agreement, we prepared an application for Site Plan Review, which was submitted to the City on March 5, 2001. On July 9, 2001, the City issued an Environmental Review Committee Report and Administrative Land Use Decision (File No. LUA 01-047, ECF, SA-A) for the subject property. (A copy of the approved site plan is attached hereto as Exhibit A.) The Administrative Land Use Decision approved a site plan that featured two phases of development: (a) Phase I, which contemplated the development of two office buildings totaling 31,196 SF plus 9 self-storage buildings totaling 70,493 SF; and City of Renton Development Services Division Attn: Elizabeth Higgins, Senior Planner .July 16, 2007 Page 2 (b) Phase II, which contemplated either of two options: Option A, which would add 8 buildings and 40,000 SF of self storage to the site, or Option B, which would add a third, 12,000 SF office building and 5 self-storage buildings totaling 20,000 SF. On October 8, 2002, after we had made building permit applications to build the 9 self-storage buildings contemplated by Phase I of the Site Plan Approval (but not the 2 office buildings, which we did not build because market conditions at the time prevented the successful leasing of such buildings), Development Services Director Neil Watts issued a letter to us approving a Minor Modification to the above-referenced site plan approval. This minor modification approved both (a) the addition of a "sub-phase" to Phase I of the project, under which two office buildings could be built, and (b) the adjustment in size and location of the area being developed as Phase II. A copy of the approved modified site plan is attached hereto as Exhibit B. On October 15, 2004, following our application to construct 7 new self-storage buildings totaling 37,860 SF on 2.1 acres set aside as Phase II, the City issued an Administrative Land Use Decision (File No. LUA 04-105, SA-A) for the subject property. (A copy of the approved site plan is attached hereto as Exhibit C.) That Administrative Land Use Decision approved the addition of the 7 self storage buildings to the site plan and adopted the original July 2001 Environmental Review Committee Report and Decision that was issued in conjunction with the first Site Plan Review (LUA 01-047). CURRENT PROPOSAL Our current proposal is to construct the third and final phase of the Stor-House development as 6 self-storage buildings, which will add approximately 34,098 square feet of building area to the site. A copy of the proposed Phase III site plan is attached hereto as Exhibit D. We are not proposing to construct the two office buildings that were previously contemplated for this portion of the site because, after much research, we have determined that the construction of office space at this location is not financially feasible at this time. On the other hand, our self- storage business has been very successful and the demand for storage space has exceeded our current supply. REQUEST FOR ADOPTION OF THE ERC'S 2001 SEPA THRESHOLD DETERMINATION Adoption of the Environmental Review Committee's July 2001 Determination of Non- Significance, Mitigated is appropriate because implementation of our current proposal would not cause any adverse impacts to the environment that were not already contemplated in the environmental review that culminated in that determination. To demonstrate that fact, I have drafted the attached table, which summarizes each category of impacts contemplated in each of the two previous applications for Site Plan Review and compares them with the cumulative impacts of our current proposal. As the attached table makes abundantly clear, the proposed Phase III development will in no way add adverse impacts to the site or the surrounding City of Renton Development Services Division Attn: Elizabeth Higgins, Senior Planner July 16, 2007 Page 3 environment that were not previously anticipated, but will, in some categories (such as Transportation, Water and Public Services), create less of an impact than was originally contemplated in the first Site Plan Review Application, LUA 01-047. Note that WAC 197-11-600-4(a) lists adoption as an appropriate course of action at the Lead Agency's disposal while conducting SEPA review. It states, in part, that "an agency may use all or part of an existing environmental document to meet its responsibilities under SEPA." Because adoption is appropriate in circumstances like the one I have demonstrated that we have, we respectfully request that the City adopt the 2001 Environmental Review Committee Determination of Non-Significance, Mitigated for Phase III as was previously done in the case of the Stor-House Self Storage Phase II Site Plan Review Decision (LUA 04-105). For your convenience, I have enclosed a copy of the "Adoption of Existing Environmental Document" form found in WAC 197-11-965. If you would like to discuss our proposal at greater length or discuss the above-stated request, please contact me at (425) 747-1726, ext. 102. Sincerely, Attachments cc: Neil Watts, Director, City of Renton Development Services Division (with copies of attachments) Jennifer Henning, Principal Planner, City of Renton Development Services Division (with copies of attachments) Elizabeth Higgins, Senior Planner, City of Renton Development Services Division (with copies of attachments) David L. Halinen, Halinen Law Offices, P.S. (with copies of attachments) ' . CIT OF RENTON ~" Jesse Tanner, Mavor Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator t< J-1 f H I , C'..,-0 JUL 1 1 2001 July 09, 2001 ML Patrick Gilroy Northward BY: 1560-140th Avenue NE, #100 Bellevue, WA 98005 SUBJECT: Aegis Self Storage Project No. LIJA-01-047, ECF, SA-,d. Dear ML Gilroy: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document Appeals of either the environmental determination [RCW 4321.C075(3), WAC 197-11- 680] and/or the land use decision must be filed in writing on or before 5:00 PM July 23, 2001. If no appeals are filed by this date, both actions will become finaL Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, /3-h~ Aim-Elizabeth Higgins, AICP .. Senior Planner cc: T & E Investment, lnc./Owners Enclosure nsm e r 1055 South Grady Way -Renton, Washing1on 98055 (i') This paper contains 50% recycled malarial, 30% post consumer • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-01-047,SA-A,ECF APPLICANT: PROJECT NAME: Northward Properties (Patrick Gilroy) Aegis Self Storage DESCRIPTION OF PROPOSAL: The applicant has requested an Environmental Committee Review and Administrative Site Plan Review for new buildings to be constructed on a 7.51 acre vacant property. The proposed use would be self-service storage and office. Phase One would consist of eleven buildings between 10'-6" and 30'-0" in height. Phase One would have 119 parking spaces. Phase Two would have either self-service storage or office, or a combination of both, depending on market demand at the time of development. The area of Phase Two would have approximately 97,000 sf of land. LOCATION OF PROPOSAL: 2000 blk NE 3'' Street (south side of NE 3'0 Street) MITIGATION MEASURES: 1. The applicant shall follow recommendations as found in the geotechnical reports, "Geotechnical Engineering Study," by Geotech Consultants, Inc., December 1998; "Geotechnica/ Engineering Study Update Office Buildings," by Earth Consultants Inc., February 26, 2001, and "Infiltration Testing and Slope Recommendations Renton Office and Mini Storage," by Earth Consultants Inc., March 29, 2001. 2. The applicant shall utilize the City of Renton stormwater system, rather than on-site infiltration, should available evidence indicate potential contamination of the Aquifer Protection Area. 3. The infiltrative surface of the drainage facility shall be located entirely in native soils. The infiltration vault drain lines and/or sidewall infiltration perforations shall be below the level of fill material previously deposited on the site. Design of the facility shall not allow discharge water to contact contaminated fill material on the site. The design shall be reviewed and approved by the City, prior to construction and inspected following construction to assure that this design parameter is met. 4. The applicant shall pay Transportation Mitigation at the rate of $75.00 per new trip generated by the project. The fee shall be paid prior to issuance of building permits. 5. The applicant shall pay the Fire Mitigation Fee equal to $0.52 per square foot of new construction. The fee shall be pai~ prior to issuance of building permits. The Site Plan for AEGIS SELF STORAGE AND OFFICE File No. LUA-01-047, is approved subject to the following conditions: CONDITIONS: 1. The applicant shall submit a revised landscape plan that includes vegetative screening along the west boundary of the future Phase II development. The revised landscape plan shall be submitted with the application for building permits. 2. 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S1 I NO r:~ "" I sociales ,osooSI'.,..,_ 1·---· 1~2'l) 1"1 """ -- I <I: ~ -z 0 ~ z z w Cl: a: ..I w fl. > ci: w ,:I I-.. l'I ... w z Ill 0, N ao N @ SITE PLAN -----···I ------·1 ---· -1 ----, A-1 St · ·ouse Self-Storage Phase Ill, SEPA Impacts Comp · on Table ENVIRONMENTAL IMPACTS CONTEMPLATED UNDER IMPACTS CONTEMPLATED UNDER CURRENT PROPOSAL (PHASE 111) IMPACTS LUA-01-047 (PHASE I) LUA-04-105 (PHASE 11) Proposed Site plan attached as Exhibit D Approved Sile plan attached as Exhibit A Approved s·rte plan atlached as Exh'1bi1 C Clearing, grading of entire site (7.51 Some cuts and fills may be needed to No additional impacts are proposed. acres); cut and fills estimated to balance, bring building pads to grade, but the fill Minor grading may be needed to prepare Earth involves moving approximately 28,000 amount will not likely exceed 1,500 cubic the site for installation of building cubic yards of dirt yards. foundations. No fills are proposed. Emissions from automobiles using the No additional impacts are proposed. No additional impacts are proposed. Air property: temporary exhaust and dust particle emissions associated with construction activity. There are no known wetlands or surface No additional impacts are proposed. No additional impacts are proposed. " water bodies on or near the site. u ~ ~ Ul " The site is located in Aquifer Protection No additional impacts are proposed. No additional impacts are proposed. C Zone 2. There are no indications that ~ 2 problems associated with groundwater Cl will be encountered. Water An underground vault was designed to An underground vault will detain and Phase Ill construction is proposed to add detain and treat storm-water runoff from treat storm-water runoff from an 1.53 acres of impervious surface to the impervious surfaces, then release treated additional impervious surfaces, then site, bringing the total impervious area fo1 runoff to infiltrate into native soils. The release treated runoff into native soils. the site to 6.35 acres, which is 0.05 :t: vault was designed to handle 6.40 acres Phase II construction added 1.65 acres acres Jess than the maximum capacity of 0 of impervious surface --3.17 acres of of impervious surface to the site, bringing the detention vault. Therefore, the new C ~ a: impervious surface were added during the overall total to 4.85 acres of impervious area added by the proposed Phase I construction impervious surfaces. development can be adequately detained and treated by the existing underground storm water vault. All existing vegetation cleared and No additional impacts to existing No additional impacts to existing property landscaped with native species vegetation proposed --the original vegetation are proposed. The current Plants to diminish the impact of the site vegetation was cleared in conjunction proposal features approximately 16,000 construction. Please refer to the with the clearing and grading in Phase J. square feet of landscaped open space Approved Landscaping Plan. Some supplemental landscaping will be between the proposed buildings and NE added. 3rd/4th Street. No impact to any threatened or No additional impacts are proposed. No additional impacts are proposed. endangered species was identified. Animals Minor impacts due to temporary Minor impacts will occur due to No additional impacts are proposed. Environmental Health construction activities. temporary construction activities. Minor impacts will occur due to temoorarv construction activities. No adverse impacts to surrounding light No adverse impacts to surrounding light No additional impacts are proposed. industrial and residential property industrial and residential property Project is still consistent with Land Use (including Liberty Ridge) were noted; (including Liberty Ridge) were noted; Comprehensive Plan designation of proposal is consistent with existing City proposal is consistent with existing City Employment Area -Industrial and Light (site of Renton Comprehensive plan and of Renton Comprehensive plan and Industrial Zoning classification, and with and Zoning Zoning the September 2000 Development surroundings) Agreement. No impacts to housing were proposed. No impacts to housing were proposed. No additional impacts are proposed. Housing The tallest office building will be The tallest office building will be No additional impacts are proposed. approximately 30'. Exterior building approximately 30'. Exterior building Office, which constitutes a higher- :g, materials will consist primarily of Hardi-materials will consist primarily of Hardi-intensity use of the property in " Plank 1 ~ lap siding and cedar shingles. Plank lap siding and cedar shingles. comparison to self storage, is no longer iii proposed. m u if 0 Building heights will range from 10.5' to The tallest building wlll be approximately No additional impacts are proposed. New Aesthetics 16 feet. Exterior building materials for 16'. Exterior building materials for self-buildings will be similar to those currently 00 self-storage buildings will be concrete storage buildings will be concrete visible from the street and surrounding .g> modular units (CMU), stucco and metal. modular units (CMU) and metal. properties. New structures will not iii exceed 16 feet in height, and exterior m construction materials will include CMU, "' ~ metal, and Hardi-Plank™, which provides B a similar appearance to stucco. Ul ..,, 'iii Ul Light and glare will originate from exterior Light and glare will originate from exterior No additional impacts are proposed. lighting and light from vehicles using the lighting and light from vehicles using the (Lighting will be focused on the interior of site. site. the site and will not affect surrounding properties. Some lighting may be used to Light and Glare enhance the appearance of the exteriors of the perimeter buildings at night, but the affect on surrounding properties will be minimal.) Page 1 of 2 7/16/2007 s ouse Self-Storage Phase Ill, SEPA Impacts Com on Table ENVIRONMENTAL IMPACTS CONTEMPLATED UNDER IMPACTS CONTEMPLATED UNDER CURRENT PROPOSAL (PHASE Ill) IMPACTS LUA-01-047 (PHASE I) LUA-04-105 (PHASE II) Proposed Site plan attached as Exhibit D Approved Sile plan attached as Exhibit A Approved Sile plan attached as Exhibit C No recreational uses will be displaced by No recreational uses will be displaced by No additional impacts are proposed. Recreation this project. this project. No historical or cultural items of No historical or cultural items of No additional impacts are proposed. significance will be affected by this significance will be affected by this Historic Preservation development. development. 15' of right-of-way required to be No additional impacts are proposed. All No additional impacts are proposed. All dedicated to City; NE 3rd Street frontage frontage improvements were constructed frontage improvements were constructed improvements include construction of during Phase L during Phase I. .!!l two access points to NE 3rd Street; the " westerly drive cut is for right in/out only + g secondary emergency access purposes, UJ and the easterly drive cut allows traffic to turn right and left while entering and leaving the property. Phase I Office & Storage estimated to Phase J Office & Storage estimated to Current proposal will eliminate 32,000 SF add 498 daily trips; Phase II Option A add 498 daily trips; Phase ll (storage of proposed office and will add 34,098 (storage only) would add an additional only) would add an additional 95 daily SF of self storage buildings and 86 new 100 daily trips, versus 182 trips for Phase trips. Phase I + Phase ll would add a daily trips to the area, for a cumulative ~ II Option 8 (office & storage). The most total of 593 new daily trii:;i:s to/from the project Jotal of 142,451 SF of self ~ '1nstensive option Phase I + Phase II site. storage; this is estimated to generate£ Transportation Option 8, would add 680 daily trips arand aroiect total of 350 daily trios to ... to/from the site. and from the site, which is less traffic than previously anticipated. The project will add parking for self The project will add parking for self The project will add parking for self- storage at a ratio of 1 space per 3,500 storage at a ratio of 1 space per 3,500 storage at a ratio of 1 space per 3,500 square feet of building area. (70,493 SF square feet of building area. (37,860 SF square feet of building area. (34,098 SF / 3,500) = 20 stalls required; 26 stalls / 3,500) = 10.8 stalls required; 11 stalls / 3,500) = 9.74 stalls required; 10 stalls Cl added to site plan. added to site plan. Total parking provided added to site plan. Total parking C ~ = 37 stalls required (142,451 SF/ 3,500) is 40.7 "' stalls. Total parking provided= 47 stalls. a. The need for fire, police protection and The need for fire, police protection and No additional impacts are proposed at health care will be typical for office and health care will be typical for office and this time. In fact, the impacts that the self storage projects of this size. The self storage projects of this size. The current proposal will have on public Public Services applicant will pay the appropriate fire applicant will pay the appropriate fire services will be less than for a project mitigation fee at the time of building mitigation fee at the time of building that would have included office buildings. permit issuance. permit issuance. The applicant will pay the appropriate fire mitigation fee at the time of building permit issuance. Sewer service is available along the Sewer mains were extended in No additional impacts are proposed. project frontage in NE 3rd Street. Public conjunction with Phase I construction. No Sewer mains were extended in sewer mains will be extended to serve further sewer main extension is needed conjunction with Phase I construction. No ~ two 15,598 square-foot office buildings to serve the storage buildings under this further sewer main extension is needed " and one 1,500 square-foot self-storage proposal. to serve the storage buildings under this ~ " leasing office. proposal. UJ Utilities Water mains are present in NE 3rd Water mains were extended to the site Water mains were extended to the site Street and in the Liberty Ridge boundaries in conjunction with Phase I boundaries in conjunction with Phase I Subdivision. Public water mains will be construction. Mains will be extended to construction. Two water services that extended to serve two 15,598 square-serve the new buildings with adequte fire were installed for use by previously the I foot office buildings and one 1,500 flow. contemplated office buildings will be square-foot self-storage leasing office removed, and one fire hydrant will be with potable water and adequate fire added to the site. flow. Page 2 of 2 7!1~1?M7 FORM FOR ADOPTION OF AN EXISTING ENVIRONMENTAL DOCUMENT WAC 197-11-965 ADOPTION OF EXISTING ENVillONMENTAL DOCUMENT Adoption for (check appropriate box) Description of current proposal: Proponent: Location of current proposal Title of document being adopted Agency that prepared document being adopted Date adopted document was prepared [] DNS [] EIS [ ] other ....... . Description of document (or portion) being adopted: If the document being adopted has been challenged (WAC 197-11-630), please describe: The document is available to be read at (place/time): We have identified and adopted this document as being appropriate for this proposal after independent review. The document meets our environmental review needs for the current proposal and will accompany the proposal to the decisionmaker. Name of agency adopting document: Contact person, if other than responsible official: Phone: Responsible official: Position/title: Phone: Address Date: Signature: STOR-HOUSE PHASE III SITE PLAN REVIEW APPLICATION SEPA CHECKLIST ENVIRONMENT AL CHECK...,." T A. BACKGROUND 1. · Name of proposed project, if applicable: Star-House Self Storage, Phase III 2. Name of applicant: Gilroy Family, LLC 3. Address and phone number of applicant and contact person: Applicant: Gilroy Family, LLC 1714 Bellevue Way NE Bellevue, WA 98004 (425) 747-1726 4. Date checklist prepared: July 16, 2007 5. Agency requesting checklist: Contact Person: Patrick Gilroy 1520-140'" Avenue NE, #200 Bellevue, WA 98005 (425) 747-1726, ext. 102 email: patrick(cl;north\vard.corn Cily of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Construction is proposed to start Fall of 2007 subject to securing necessary approvals. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. Phase 111 is the final phase of the Star-House Self Storage development and will completes development of the overall site. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Engineering Study (12114198) Prepared by: Geotech Consultants, Inc. (in re,ponse to a request by an earlier owner of the site) Site Investigation Report (7/25/00) Prepared by: Kleinfelder Inc. Geotechnica/ Engineering Study Update (2/26/01) Prepared by: Earth Consultants, Inc. Infiltration Testing and Slope Recommendations (3/29101) Prepared by: Earth Consultants, Inc. Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc. 9. Do you know whether "Pplications are pending for governm ____ al approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Not to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. Site Plan Approval Building Permits Grading Permits Other Customary Permits. 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) In September of 2000, the City, the applicant and the then-owner of the subject property entered into a Development Agreement regarding the development of the overall property of which the site of the current Phase III proposal is a part. The agreement included two alternative conceptual development site plans and corresponding building elevation drawings. The first site plan (Site Plan Version A) depicts all storage buildings on the site except for a small office building (], 717 square feet, designed to be appropriate for use as the storage company's business office) that is shown with six associated customer parking stalls located at the site's northeast corner. The second site plan (Site Plan Version BJ depicts a development scenario with both (]) a I 4,000 square foot two-story commercial office building at the site's north end and (2) the balance of the site comprised entirely of storage buildings. No amendments to the Development Agreement have ever been sought. In early 2001, the property owner submitted an application to the Renton Development Services Division (LUA 01-047) for site plan approval that proposed a phased development that included both office and storage uses. Phase I of the proposal included two office buildings, totaling 31,196 square feet, and 11 self storage buildings, totaling 63,028 square feet. Phase II of the proposal included two options: an Option A. which contemplated adding 40,000 square feet of storage buildings to the site, and an Option B, which contemplated a 12, 000-square foot office building and several storage buildings totaling 20,000 square feet of storage. On .July 9, 2001, the Development Services Division approved a site plan for the then-proposed phased development of the property. On September 20, 2002, the property owner applied for a minor site plan modification (i.e., a modification to the .July 9, 2001 site plan approval issued by the Development Services Division) that, concurrent with Phase I of the proposal, would allow construction of a 4,600 square foot storage building on a part of the Phase II portion of the property. On October 8, 2002, the Development Services Division approved the proposed modification of the site plan to revise the project's phasing. To-date, in two separate phases, the owner has constructed 17 fitlly-enclosed buildings with 700 storage units totaling 108,353 square feet of storage area. Now-proposed Phase IIL the final phase of development, will add 6 self storage buildings and approximately 34,098 square feet of building area to the site for a total of 142,451 square feet of self storage and 23 buildings. Proposed buildings AA, DD and FF (please see the attached proposed site plan), the Phase III buildings that will have the most exposure to NE 3'd Street and the Liberty Ridge subdivision to the west, are designed to have articu,-ted fw;ades featuring alternating color" _nd materials and a high-pitched roof line with residential-style gabled and hipped ends. 1hese far;ades will be virtually identical to the elevations of existing buildings A, G and K. which buildings are currently visible from NE 3'd Street. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located north of Maple Valley Highway, immediately south of NE 3'd!NE 4th Street, east of the Mt. Olivet Cemetery and west of the King County shops in the City of Renton. A legal description is attached hereto and incorporated by reference. 13. Does the proposal lie with an area designated on the City's Comprehensive Land Use Policy Plan map as environmentally sensitive? The proposed project is within the City of Renton 's Aquifer Protection Zone 2. B. ENVIRONMENT AL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous other ___ . The majority of the site is gently sloping, while the south and west portions oft he site's perimeter contain areas of steeper slopes. b. What is the steepest slope on the site (approximate percent slope)? The steepest slope is± 25%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Please refer to the Geotechnical reports, listed below, that have been prepared for this property and are currently on file with the City under LUAOl-047: Geotechnical Engineering Study (12/14/98) Prepared by: Geotech Consultants, Inc. (prepared in response to a request by an earlier owner of the site) Site Investigation Report (7/25/00) Prepared by: Kleinfelder Inc. Geotechnical Engineering Study Update (2/26101) Prepared by: Earth Consultants, Inc. Infiltration Testing and Slope Recommendations (3/29/01) Prepared by: Earth Consultants, Inc. Update to original Geotechnical Study (8/30/04) Prepared by: Earth Consultants, Inc. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not to our knowledge. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Some grading may be needed to bring the existing grade level to elevation for construction of building pads and utilities. At this time, no fill material is anticipated to be brought onto the site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur as a result of denuded soil during and immediately following storm events. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Phase III will add approximately 0. 78 acres o_fbuilding area to the site, for a total of 3.27 acres of buildings that will cover 43% of the entire site (inclusive of all three phases). Phase III will also add approximately 1.53 acres of impervious surface, for a total of 6.35 acres of impervious surface across the entire site, inclusive of all three phases of development (see table, below). Impervious Area (Acres) Phase Impervious Area Pervious Area Total Area I 3.17 0.32 3.49 II 1.65 0.04 1.69 III 1.53 0.29 1.82 Total: 6.35 0.65 7 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air A temporary erosion and sedimentation control (I'ESCP) plan will be prepared and implemented prior to commencement of construction activities. During construction erosion control measures may include any of the following: siltation fence, temporary siltation ponds and other measures which may be used in accordance with requirements of the City. At completion of the project. permanent measures will include stormwater runoff detention and water quality facilities as required the City. Please refer to the Erosion Control Plan submitted with this Site Plan Review application for more specific information. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construc,zon, there will be increased exhaust and dust particle em1ss10ns. After construction, the principal source of emissions will be Ji'om the automobile traffic that uses the site, which will be minimal. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Off-site sources of emissions or odors are those typical of the mixed-use neighborhoods that surround this site, such as automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction impacts will not be significant and can be controlled by several methods: watering or using dust suppressants on areas of exposed soils, washing truck wheels before leaving the site, and maintaining gravel construction entrances. Automobile and other emission standards are regulated by the State of Washington. The site has been included in a "No Burn Zone" by the Puget Sound Air Pollution Control Agency, which went into effect on September I, 1992. In view of that regulation, no land clearing fires would be permitted on-site (nor in the surrounding neighborhood). 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. There will be no surface water withdrawals or diversions. Please refer to the storm drainage narrative, submitted with the Site Plan Review application. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system has been installed to serve the site. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn -public water mains have been installed as part of the site construction. Stormwater is infiltrated on-site, through the native soils after the water has been treated for the removal of sediment and petroleum products. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial, containing the following chemicals .... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The site is served by sanitary sewers. There will be no waste material discharged to the ground from the site. Post-construction stormwater runoff from roadways and self-storage buildings will be collected within drainage facilities which will settle out and/or separate automobile petroleum and other waste materials to acceptable levels before being infiltrated into the native soils on-site. The on-site infiltration vault was designed to handle the stormwater runoff from all three phases of development (please refer to the Storm Water Drainage Narrative submitted with the Site Plan Review Application). Requirements for water quality and runoff rate control will be met. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff will result from roadways and other impervious surfaces. The run- off will be collected and routed to the infiltration vault located on-site, treated for sediment and petroleum removal, then infiltrated through the on-site native soils. The on-site infiltration vault was designed to handle storm water runoff from all 3 phases of construction. Requirements for water quality and runoff rate control will be met. Overflow from this system will be connected to the downstream storm drain system. 2) Could waste materials enter ground or surface waters? If so, generally describe. This would be very unlikely. The only materials that could enter ground or surface waters would be those associated with automobile discharges and yard and garden preparations. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A City-approved storm drainage system was previously designed and constructed to handle runoff from the entire project at full build-out in order to mitigate any adverse impacts fi'om stormwater runoff The site will feature temporary erosion control barriers during the period of site construction for Phase III. After Phase Ill construction, all site runoff will be directed to the permanent storm water collection/treatment facility. 4. Plants a. Check or underline types of vegetation found on the site: deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs __x__ grass pasture wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other: other types of vegetation: b. What kind and amount of vegetation will be removed or altered? The entire site was cleared, graded and filled during Phase I of the project. Since then, the portion of the site that will be developed as Phase Ill was stabilized to prevent erosion of the exposed soils. To prevent erosion immediately prior to Phase Ill building construction, the Phase Ill portion of the overall site will be cleared of the grasses that were previously established. All landscaped vegetation either will remain untouched or will be relocated to the proposed new landscape areas. c. List threatened or endangered species known to be on or near the site. None to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Certain areas throughout the site have been landscaped with native species in an effort to enhance the vegetation on site and to diminish the impact of site construction. Additions to and embellishments of landscaping in these areas are proposed in conjunction with the construction of Phase Ill. Please refer to the Landscaping Plan on sheet LA-1, submitted with the Site Plan Review application. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: crows and miscellaneous small birds mammals: deer, bear, elk, beaver, other: squirrels, chipmunks, raccoons fish: bass, salmon, .rout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain. The site is part of the Pacific Fly Way. d. Proposed measures to preserve or enhance wildlife, if any: Certain areas throughout the site have been landscaped with native species in an effort to enhance the vegetation on site and to diminish the impact of the site construction. Please refer to the Approved Landscaping Plan, a copy of which was submitted with this application. Existing vegetation and landscaping will be retained as much as possible. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be needed to serve the proposed buildings in Phase III with lighting. Electrical energy is immediately available to the site. Propane from an existing above-ground storage tank in Phase I will be used to heat buildings AA, BB and EE during the colder months to an average temperature of 54 degrees. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal: List other proposed measures to reduce or control energy impacts, if any: The requirements of the !BC and the State Energy Code will be incorporated into the construction of the buildings. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. The project will not generate any environmental health hazards. 1) Describe special emergency services that might be required. None to our knowledge. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no on-site environmental health hazards known to exist today nor are there any that will be generated as a direct result of this Phase Ill proposal. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The main source of off-site noise in this area originates from the vehicular traffic present on NE 3'd Street/NE 4th Street. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise impacts will result from the use of construction and building equipment during site development. These temporary activities will be limited to normal working hours. Please refer to the Construction Mitigation Description, submitted with the Site Plan Review application. for more specific information. Long-term impacts will be those associated with the increase of activity on the site; additional traffic and noise associated with the use of the self-storage facility (which is minimal) will not create a significant impact in the area. 3) Proposed measures to reduce or control noise impacts, if any: Building construction will be done during daytime hours. Construction equipment will be equipped with mujjler devices and idling time should be kept at a minimum. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently vacant. North: Multi-family residential. gas station. East: King County Medical Clinic, King County Shops, King County Transfer Station. South: R-10, Liberty Ridge residential development West: R-10, Liberty Ridge residential development b. Has the site been used for agriculture? If so, describe. Not to our knowledge. c. Describe any strL_-1res on the site. None. d. Will any structures be demolished? If so, what? Not applicable. e. What is the current zoning classification of the site? The current zoning is Light Industrial (IL). f. What is the current comprehensive plan designation of the site? Employment Area -Industrial (EAi) g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No; however, it should be noted that the proposed project is within Renton 's Aquifer Protection Area Zone 2. i. Approximately how many people would reside or work in the completed project? Unknown at this time. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposal is consistent with current City of Renton Comprehensive Plan goals and policies, as well as with the Development Agreement entered into by the City and the Applicant in June of 2000. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. • Not Applicable. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not inclnding antennas; what is the principal exterior building material(s) proposed? The height of the tallest building will be approximately 16 '. The exterior of the self-storage units will be concrete modular units (CMU), metal and Hardi-Plank™ siding, which provides a similar appearance to stucco. Proposed buildings AA (please see the attached proposed site plan), DD and FF, all of which will have the most exposure to NE 3rd Street and the Liberty Ridge subdivision, will feature alternating colors and materials and a high-pitched roof line with residential-style gabled and hipped ends. b. What views in the immediate vicinity would be altered or obstructed? None. The site is located on a high promontory, and the tallest building proposed in Phase Ill is 16 '. No views will be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The buildings in Phase Ill will be of a scale and size that will be compatible with the surrounding neighborhood. Building colors and materials will be tasteful and residential in theme, featuring materials such as CMU, metal and Hardi-Plank™ siding, which provides a similar appearance to stucco. Building finishes will be painted with alternating dark and light colors to break-up the building far;ades. A high-pitched roof line with residential-style gabled and hipped ends will accent the building facades that are visible from NE 3rd Street, as well as those visible from the neighboring Liberty Ridge subdivision to the west and the Chantille Apartments to the north. The far;ades of proposed Buildings AA, DD and FF will be virtually identical to the elevations of existing buildings A, G and K, which are currently visible from NE 3'd Street. Proposed landscaping improvements will relocate and expand on the existing landscape buffer along NE 3'd Street. The landscape buffer will increase from a uniform dimension of 20 feet across the project frontage to a width that will vary between 20 and 90 feet deep. Please refer to the Landscape Plan, LA-I, submitted with the Site Plan Review application. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur. • Light and glare will originate from exterior lighting. Some lighting may be used to enhance the appearance of the buildings at night, but the affect on surrounding properties will be minimal. Light will also be produced from vehicles using the site. These impacts would occur primarily in the evening and before dawn. . . b. Could light or glare from the finished project be a safety hazard or interfere with views'·? No. c. What existing off-site sources of light or glare may affect your proposal? The only off.site sources of light and glare are from vehicles and street lighting from the adjacent streets and the surrounding neighborhood. d. Proposed measures to reduce or control light and glare impacts, if any: Street lighting, when deemed necessary, will be installed in a manner that directs the lighting downward to minimize spillover onto adjacent properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? There are several designated and informal recreational opportunities in the vicinity. Windsor Hills Park is to the north of the site and the Cedar River Park is located to the south. However, the proposed project is not of a type that would typically make use of surrounding recreational opportunities. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreational opportunities to be provided by the project or applicant, if any? Not Applicable. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: Nol applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Primary access to the site will be provided from NE J'd!NE 4111 Street. Two entrances lo !he sile were constructed in 2002 during Phase I development. The eastern-most site access is !he primary site access for all traffic; the second, wesler/y access is intended for emergency access only, and will be gated with a double-swing arm gate made from solid, rough-sawn cedar. The gate will be of a size and type so as not to allow visibility into the interior of the project. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, there is public transit service on NE J'd!NE 4th Street. The nearest bus stop is I 00 feel from the intersection of NE J'd!NE 4th Stree/ and Edmonds Avenue NE. c. How many parking spaces would the completed project have? How many would the project eliminate? The project will not eliminate any parking spaces. Phase I of the project created approximately 26 parking spaces, including one (I) handicapped space. Phase II added I 1 parking spaces to the site. Phase III will add another 10 parking spaces, for a total of 47 parking spaces throughout the site. Parking will meet City requirements for storage facilities, which is 1 stall per 3,500 square feet of building area. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposal will create private, internal access roads to service the storage units. The proposal will not require any improvements to existing public roads or streels along !he frontage -those were completed with in conjunclion with Phase I of the project. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Maximum traffic allowed per the September 2000 Development Agreement -680 daily trips Trip Generation rate (per !TE Manual Land Use Code 151, Mini-Storage): 2.5 daily trips per 1000 square feet Phase I: Phase 11: Phase II: (70,493SF/1000) X 2.5 = 176 daily trips (37,860SF/1000) X 2.5 = 94 daily trips (34,098SF/1000) X 2.5 = 86 daily trips Phase L II and III total daily trips: 356 daily trips .. Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for farther information. g, Proposed measures to reduce or control transportation impacts, if any: Primary access to the site will be provided from NE 3rd/NE 4'" Street. Two entrances to the site were constructed in 2002 during Phase I development. The eastern-most site access is the primary site access for all traffic; the second, westerly access is intended for emergency access only. The easterly access allows entering vehicles the option of either (a) parking and entering the leasing office, located in the northeast corner of the site (immediately adjacent to NE 3rd Street), or {b) driving up to an access control gate where they must enter a key code prior to entering the site. Adequate queuing room is provided (over 100 feet) to allow traffic space to queue prior to passing through the access control gate without affecting traffic on NE 3rd Street. Departing vehicles may make a right turn onto eastbound NE 3rd Street, or a left turn into a two- way-left-turn refuge lane before merging onto westbound NE 3rd Street. There is adequate room for vehicles to queue in the center left-turn lane, and the driveway is located such that it will not conflict with traffic from other driveways in the immediate vicinity. Please refer to the Traffic Impact Analysis, dated June 8, 2007 and prepared by JTE, Inc., for further information. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Self storage is a low-intensity use for the site. The number of people present at any time on the site that may require emergency services (such as fire, health, and police services) is relatively small compared to other urban land uses. b. Proposed measures to reduce or control direct impacts on public services, if any. The proposed buildings and internal driveways will be constructed to meet all applicable standards and codes of the City and the !BC. The site will be accessed from a public street. The proposed expansion of the Star-House Self Storage business will contribute to the local tax base and provide additional tax revenue for the various public services. ' 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, water. refuse service, telephone. sanitary sewer. septic system, other. All utilities are available to the site through a proper extension of services. Extension of services will be the developer's responsibility. Two water services that were installed for use by once- anticipated future office buildings (buildings that are no longer proposed to be constructed on the site) will be removed. One fire hydrant will be added to the site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity will be provided by Puget Sound Energy Water Service will be provided by the City of Renton Sanitary Sewer will be provided by The City of Renton Telephone Service will be provided by Qwest C. SIGNATURE Signature: r LEGAL DESCRIPTION OF PHASE III OF THE STOR-HOUSE SELF STORAGE SITE LOTS 1 AND 2 OF CITY OF RENTON SHORT PLAT NO. LUA-02-065-SHPL, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20021217900004. PLANNING/BUILDING/ INITIAUl)ATE PUBLIC WORKS DEPARTMEN 11'7'-~-- I S SUE PAPER DATE: April 9, 2007 TO: VIA: Toni Nelson, Council President Members of the Renton City Council Kathy Keolker, Mayor fuµµ_~ ..__, (Je,Urw,,t;·~ FROM: STAFF CONTACT: Gregg Zimmerman, Administrator ,bb-LUA- o 7 ~ o?l( Elizabeth Higgins, Senior Planner (x7382 SUBJECT: Stor-House Phase III -Proposed Site Plan Revisions ( L-U A 0 , -D 7 b) ISSUE: Is the Stor-House Self-Storage site owner's Phase Ill (final phase) development proposal consistent with the City Council-approved, September 2000 Development Agreement between the City of Renton and the site owner or does the Development Agreement need to be amended by the Council before the Development Services Division can issue a site plan approval for the Phase III proposal? RECOMMENDATION: The P/B/PW Department recommends a Council determination that the proposed Stor-House Phase III site plan is consistent with the 2000 Development Agreement and that no further Council action is needed. BACKGROUND SUMMARY: The subject property, which is currently known as the Stor-House self storage facility, is located on the south side of NE 3'd / 4th Street between Monroe Avenue NE and Edmonds Avenue NE. In August 2000, the Renton City Council adopted a Planning and Development Committee report with the following recommendations: • That the Comprehensive Plan be amended to change the land use designation of the subject property from Residential Options to Employment Area -Industrial. • That the uses allowed in the Light Industrial Zone (IL) be broadened to include office use citywide in the IL zone. • That the zoning of the subject property be changed from Residential 10 (R-10) to Light Industrial (IL). DATE: TO: VIA: FROM: STAFF CONTACT: SUBJECT: ISSUE: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT ISSUE PAPER April 9, 2007 Toni Nelson, Council President Members of the Renton City Council Kathy Keolker, Ma);'o~ Gregg Zimmerman~Administrator Elizabeth Higgins, Senior Planner (x7382) Stor-House Phase III -Proposed Site Plan Revisions ls the Stor-House Self-Storage site owner's Phase III (final phase) development proposal consistent with the Development Agreement that was approved by Council in September 2000 or does the Development Agreement need to be amended by Council prior to the Development Services Division issuing a site plan approval for the Phase III proposal? RECOMMENDATION: Determine that the Stor-House Self-Storage site owner's Phase III development proposal is consistent with the 2000 Development Agreement and agree that no further Council action is needed. BACKGROUND SUMMARY: The subject property, which is currently known as the Stor-House Self-Storage facility, is located on the south side of NE 3'd/4'h Street between Monroe Avenue NE and Edmonds Avenue NE (see zoning map, attached). In August 2000, the Renton City Council adopted a Planning and Development Committee report with the following recommendations: • That the Comprehensive Plan be amended to change the land use designation of the subject property from Residential Options to Employment Area -Industrial. • That the uses allowed in the Light Industrial Zone (IL) be broadened to include office use citywide in the IL zone. • That the zoning of the subject property be changed from Residential 10 (R-10) to Light Industrial (IL). Renton City Council April 9, 2007 Page 2 of4 • That the City of Renton enter into a Development Agreement (Attachment A) with T and E Investment, Inc (the property owner at that time) and Aegis Capital International (Aegis, the property purchaser at that time). • That the Development Agreement ensures a site plan in which certain uses would be allowed, developmental standards would be met, and environmental mitigation measures incorporated. The Development Agreement that was authorized by the City Council, signed by the Mayor, the property owner, and the property purchaser and then recorded against the subject property by the King County Recorder, included two alternative conceptual development site plans and corresponding building elevation drawings. The first site plan (Site Plan Version A) depicts all storage buildings on the site except for a small office building (1,717 square feet) that is shown with six associated customer parking stalls located outside of the storage area driveway's proposed security gate at the site's northeast corner. This office was apparently designed to be appropriate for use as the storage company's business office. The second site plan (Site Plan Version B) depicts a development scenario with both a 14,000 square foot two-story commercial office building at the site's north end and the balance of the site comprised entirely of storage buildings except, again, for a 1,717 square feet office building that is shown with five associated customer parking stalls located outside of the storage area driveway's proposed security gate. No amendments to the Development Agreement have been sought, although there have been two modifications of the site plan, in 2001 and 2002 (see below). A requirement for consistency with either of the alternative development approaches is required by Subsection B.3(c) of the Development Agreement, which states: (c) Consistency with either of the Elevation and Site Plan alternatives, attached as Exhibits C and D and incorporated herein as if fully set forth, shall be a requirement for approval of development of the subject property. West fa9ades shall reflect the fa9ade articulation and character represented in the north elevation in Exhibit C; however, as to the east facades, only the portion(s) thereof that will be visible when traveling westbound on NE 3•ct;4th Street shall be required to reflect the fa9ade articulation and character represented in the north elevation in Exhibit C. Minor modifications, such as may be required to meet City of Renton Codes, shall be allowed only with the approval of the Zoning Administrator or designee. Development proposals for the subject property that are determined to be significantly different in scale, layout,farade articulation, or visual character from both Elevations shown in Exhibit C or from both of the Site Plans shown in Exhibit Dare prohibited without amendment to this Agreement. [Emphasis added.] C:\Documents and Settings\User\Desktop\Stor-House Issue Paper (rev 4.2.07).doc\SLtp Rt:nton City Council April 9, 2007 Page 3 of 4 In early 200 I, the property owner submitted an application to the Development Services Division for site plan approval that proposed a phased development that included both office and storage uses. Phase I of the proposal included two office buildings, totaling 31,196 square feet, and 11 self storage buildings, totaling 63,028 square feet. Phase II of the proposal included two options: an Option A, which contemplated adding 40,000 square feet of storage buildings to the site, and an Option B, which contemplated a 12,000 square foot office building and several storage buildings totaling 20,000 square feet of storage. The Department of Economic Development, Neighborhoods and Strategic Planning asked whether the Council concluded that the consistency required by Subsection B.3( c) of the Development Agreement was embodied in the proposal. Following review by the Council's Planning and Development Committee, on June 11, 2001 the Committee issued a report indicating that it was consistent with the Development Agreement and that no amendment to the Development Agreement was required in order for Development Services to process and approve the site plan application that the property owner had submitted. Thereafter, on July 9, 2001, the Development Services Division approved a site plan for the proposed phased development of the property (LUAOl-047). On September 20, 2002, the property owner applied for a minor site plan modification (i.e., a modification to the July 9, 2001 site plan approval issued by the Development Services Division) that, concurrent with Phase I of the proposal, would allow construction of a 4,600 square foot storage building on a part of the Phase II portion of the property. On October 8, 2002, the Development Services Division approved the proposed modification of the site plan to revise the project's phasing. The Division deemed the modification to be consistent with the Development Agreement and, therefore, concluded that no amendment of the Development Agreement was necessary In regard to the applicant's current (Phase III) proposal, the applicant has advised the Development Services Division that, because of market conditions, the applicant wishes to complete the project with storage buildings only ( except for the small business office in the site's northeast corner, which has already been constructed as part of a previous phase), but with some differences to the Site Plan Version A site plan attached to the Development Agreement as Exhibit C thereto. Specifically, with the Phase III proposal, (a) the overall self-storage floor space would total only 138,793 square feet ( compared to 170,000 square feet previously approved by Council under Site Plan Version A of the Development Agreement) and (b) there would be two, separated 150 foot long and 160 foot long self-storage buildings along NE 3rd;4th Street (rather than the contiguous 370 foot long self-storage building depicted on Site Plan Version A). C:\Documents and Scttings\User\Dcsktop\Stor-House Issue Paper (rev 4.2.07).doc\SLtp Renton City Council April 9, 2007 Page 4 of 4 Rather than having a uniform 30 foot wide landscaping strip along the project's NE 3rd14th Street frontage, as contemplated by Site Plan Version A, the depth of the landscape area as now contemplated by Phase III would vary from IO feet (along a small, westerly part of the site's street frontage) to 90 feet, and as a result, the proposed overall street frontage area would be 18,132 square feet, which is 3,192 square feet greater (21 percent greater) than the 14,940 square feet of frontage landscaping contemplated by Site Plan Version A. In addition, the building fa.;:ades along the project's perimeter, as contemplated by proposed Phase III, would be consistent with those contemplated by the Development Agreement and the previous phases of the development that have already been permitted and constructed, CONCLUSION: The overall project that would result from the addition of proposed Phase III appears to be generally consistent with Site Plan Version A and the corresponding building elevations attached to the Development Agreement. The resulting project would not be significantly different in scale, layout, fayade articulation, or visual character than that envisioned by Site Plan Version A, as set forth in the Development Agreement, or the corresponding building elevations, as set forth in the Development Agreement. Attachments cc: Alex Pietsch, EDNSP Administrator Neil Watts, Director, Development Services Division C:\Documents and Settings\User\Desktop\Stor-House Issue Paper (rev 4.2.07).doc\SLtp E5 • 9 T23N R5E W 1/2 C CA CA CA RM-F F i\ '2,\,. l'\i ?;r "' > < "' R-10 f:: IL .:::: 0 :::g R-BNE t, ITf:.. - R-8 ILCP) N .... ;:. ... l'aal .... l'aal O'I ""3 :2 ~ z .., :=, ~ R-10 ~ .... ... t.i ... t:::'. ""' lo" RC R-4 R-4 RC R-14 G5 · 21 T23N R5E W 1/2 ~ ZONING ------....... "" Umlt,, ~ = TBCBNlCAL SBllVICl8 0 eyo 'Oo 1:4800 F5 16 T23N R5E W 1/2 5316 7'1NING MAP BQf'L( 92 93 81 82 83 26 T24N A4E 25 T24N A4E 30T24N)'.:!5E .81 94W 455W C1 C2 C3 35 T24N·A4~ 36 T24N R4E 31 T24N ASE 306 307 I.AKF,W -008 D1 r-1)2 D3 2T23N R4E !1 23Nfl4E 316 I _3JJ -,---:--~ .· 11 E2 3 ' __ ._; . 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S'."e AppendiJ: maps. For additional regulations m Overlay Districts, plee.ee see RM:C 4-3. PAGE# INDEX = = = = ""' WHEN RECORDED RETURN TO: Ii I 1111111111111111 Office ot the City Cte!1< Renton City Hall 1 055 South Grady WFtf Renton, WA 98055 20001013000480 CI TY OF RENTON AG U 00 PAGE HI OF 011 10/13/2000 10 09 KING COUNTY, UA DEVELOPMENT AGREEMENT PARTIES This Development Agreement (this "Agreement") " made and entered into this I 4th day of September, 2000, by and among the City of Renton ("Ctty"). a mumc1pal corporation of the state of Washington, T and E Investment, Inc, a Washington corporation, owner of the parcel of property w1th111 the area covered by this Agreement (''Owner"). and AEGIS CAPITAL fNTERNA TIONAL, a Nevada corporation, purchaser of the same parcel of property w1thm the area covered by this Agreement ("Purchaser") RECITALS WHEREAS, there 1s a vacant parcel of property located adJ,1cent to and south of N E J'°/4th Street, between Monroe Avenue NE and Edmonds Avenue NE m the City of Renton, and WHEREAS, the vacant parcel of prope1ty "currently zoned R-I 0, and WHEREAS, the site has been propo;ed for ,elt~storage and office uses. and WHEREAS, such uses may not be established m the R-10 Zone under cuirent City Ordinances, and WHEREAS, the City Council of the C'1ly of Renton has detenrnned that such uses may be appropnate for the subject property under certain cond1t1ons, and WHEREAS, the City Council believes that such uses can be accommo~ated pursuant to a Comprehensive Plan Amendment and Rezone, Renton Municipal Cude amendments. and a development agreement a, authonzed 1n RCW Chapter 36 708 I 70 through 210. and WHEREAS, on M,ty J, 2000, the Planning C'om1111ss1011 held a public hearing about the Comprehensive Plan Amendments and Rezone redes1gnatmg the property from DEVELOPMENT AGREEMENT -Page I = = = = '" Residential Opllons/R-10 to Employment Area -lndustnal/L1ght Industrial, potentlal Mumc1pal Code amendments, and an associated development agreement. and WHEREAS, the City Counc1 l adopted a Planning and Development Committee report on August 7, 2000, which recommended (a) redes,gnauon of the property to Employment Area -Industnal/L1ght Industrial and (b) amendment of the Light Industnal Zone to allow Office uses city-wide, and WHEREAS, the adopted Committee report also mcludes recommendations for a development agreement that incorporates Environmental Review Comn11ttee rn1t1gat1on measures, and WHEREAS, this Agreement has been reviewed and approved by the City Council of the Clty of Renton, Washington, and WHEREAS, this Agreement appears to be m the best mterests of the c1t1zens of the City of Renton, Washmgton. NOW, THEREFORE. the parues agree as follows SECTION 1. AUTHORITY Pursuant to RCW 36 70B 170(1), the City and persons with ownership or control of real property are authonzed to enter mto a development agreement setting forth development standards and any other prov1s1ons that shall apply to, govern, and vest the development, use, and m1t1gat10n of the development of the real property for the duration of such development agreement SECTION 2. SUBJECT PROPERTY A. Legal Description and Illustrative Map: The subject property 1s legally descnbed m Exhibit A, attached hereto and incorporated by reference as 1f fully set forth herein, and graphically represented m the drawing attached as Exh1b1t B and incorporated herem as 1f fully set forth B. King County Property Identification Number: The Kmg County Property Idenhficat,on Number for the sub1ect property, applicable at the time of 'this Agreement, 1s 1623059062 SECTION 3. DEVELOPMENT STANDARDS A. Permitted and Prohibited Uses. Permitted uses of the subJect property include, and are limited to, the following 1. Office DEVELOPMENT AGREEMENT -Page 2 = = ,::...:, -· 2. Self-storage, mcludmg storage of vehicles, provided that no portion of any stored vehicle 1s vts1ble from any adjacent, resrdenually-zoned property B. Site Development Standards. The development standards of RMC Title 4 m effect at the ume of this Agreement shall apply to the subject property, except as provided in subsecttons B I to B 3, below Setbacks Setbacks shall follow the requirements of the IL Zone, except that the minimum setback from the top of slopes (as identified by the 25% slope boundary lrne) along site boundaries adjacent to residential zones shall be 10 feet Slopes may be measured following approved grading on site 2 Height Self storage structures shall be hm11ed to a maximum height of 2 stones or 30 feet 3 Special Requirements (a) (b) No chain-link or other metalhc fencing shdll be v1s1ble from the adjacent residential zoned propert1e; to the south dnd west The gross floor area of uses on the site shall be limited such that aveiage daily vehicular tnps generated shall not cumulatively exceed 630. as calculated by the 1997 !ml1h1/e of I ra/1\por/almn /s"11K111een (!TE) Manual (c) Cons1stenGy with either of the Elevation and Site Plan alternatives. attached as Exh1b1ts C and D and incorporated herein as 1f fully set forth, shall be a requirement for approval of development of the sub1ect property West fa,ades ;hall reflect the fa,ade art1culat1on and cha1acter represented in the north elevation in Exh1b1t C. however, as to the east facades, only the portion(;) thereof that will be v1s1ble when travell111g westbound on NEJrd/41h Street shall be requlred to reflect the fa,ede art1cula11on and character represented ln the north elevation m Exh1b1t C Minor mod1ficat1ons, such as may be requlfed to meet City of Renton Codes. shall be allowed only with the approval of the Zoning Administrator or des1gnee Development proposals for the subject property that are determined to be significantly different rn scale, layout, fm;ade articulation or vistial character from both Elevations shown in Exhibit C or from both of the Site Plans shown rn Exh1b1t D are proh1b1ted without amendment to this Agreement SECTION 4. EFFECT OF DEVELOPMENT AGREEMENT Unless amended or terrrnnated, this Agreement shall be enforceable dunng Its term by a party to this Agreement, provided. however. only the City may enforce the above-stated srte DEVELOPlvffiNT AGREEMENT -Page 3 = = = -., specific restnctmns Dunng the term of this Agreement the subJect property shall not be subject to a new zonrng ordinance or an amendment to a zoning ordinance or development standard adopted a~er the effective date of this Agreement unless (a) otherwise provided m tlus Development Agreement or (b) agreed to by the owner(,) of any of the por11on(s) of the Property to which such new zonmg ordmance or an amendment to a zomng ordmance or to a development standard shall apply or (c) tn the case of a new or amended development regulation the regulation 1s one that the C'1ty was required to adopt or amend because of requirements of state or federal law Any permit or approval issued by the C'1ty for the subject property dunng the Agreement's term must be consistent with this Agreement SECTION 5. EFFECT OF OTHER CITY REGULATIONS A. Definitions: The definitions of RMC Title 4 m effect at the ume of this Agreement shall apply to 111terpretat1on of permitted uses and site development standards provided tn this Agreement B. C. Parking: The Park mg and Loading regulations ofRMC' Title 4 m effect at the time of this Agreement shall apply to development of the subject property that 1s consistent with this Agreement Environmentnl Review/Sensitive Arens: Where applicable, all development shall comply with all environmental review and sens1t1ve area regula11ons addressed m Title 4 and Title 8 of the Renton Murnc1pal Code which are tn effect at the time of this Agreement D. Signs: The Sign Code of RMC Title 4 111 effect at the time of this Agreement shall apply to development of the subJect property that 1s consistent with this Agreement E. Other Development Regulations and Pernuts: Development ,hall be subject to any other appltcable development standards or requirements not otherwise ,pec1fied rn this Agreement mcludrng. but not !1m1ted to, any applicable permit process requirements, impact fees. nut1ga11on measures, development cond1t1on,. ,treet and utility regulations and spec1ficat1ons, subd,v,s,on regulation,, and health and ,arntat1on regulations, which are m effect at the time ofth1s Agreement SECTION 6. AUTHORITY RESERVED Pursuant to RC'W 36 708 170(4), the C'1ty reserves its authority to impose new or different regulations to the extent required by a serious threat to public safety SECTION 7. RECORDING Pursuant to RCW 36 708 190, this Agreement shall be recorded with the real property records of King County During the term of this Agreement. the Agreement shall be btndmg on the DEVELOPMENT AGREEMENT . Page 4 = c: c:-, c:, ,:-, ' parties and their respective successors and a:,s1gns m interest with re:-pect to the subject property SECTION 8. TERM This Agreement shall run with the subject property until amended or rescinded by the City Council m acco1dance w,th Sect,on 9, below With respect to any port1on(s) of the property that are not developed, the parties to this Agreement agree to evaluate the Agreement periodically, but not Jess than eve1y ten (10) year; Where appropnate, penod1c review of the Agreement shall generally coincide wtth the City's evaluation of its entire Comprehensive Plan SECTION 9. AMENDMENT The prov1s10ns of this Agreement, before the exp1rat1on of ten ( I 0) years from the date of execution of this Agreement by all of the parties, may only be amended with the mutual wntten consent of the parties After ten (IO) years, the City may chdnge the zoning and development regulatmns pertinent to the subject property as pa11 of 1t, normal process of alteration to ,ts Comprehensive Plan, Zoning and Development Regulation:, DATED tJ115 14th day of Septernbe,, 2000 CITY OF RENl ON By Attest Approved a,s)o Form ot~ai:u~ Lawrence J Warren, City Attorney DEVELOPMENT AGREEMENT · Page 5 = = ..,, = <-~ TANDE INVESTMENT, INC. a Washington corporation By ,<l_,~<' f;. '-" ~; (i ~.:}(t,,,,,, ,,. Dolores Petterson its T /.' L' ri •; t, ¥!. & I!. AEGIS CAPITAL INTERNATIONAL. a Nevada corporation c-:> ...., STATE OF WASHINGTON ) c:, COUNTY OF KING )ss } THIS IS TO CERTIFY that on the )8..:!_ d,iy ot:._ \:n::f-,._..,J,.p~ 2000, before me, the undersigned, a notary public m and for the State ofW~~-;;omm1ss1oned and sworn. personally appeared Jesse Tanner, to me known to be the Mayor of the City of Renton, a municipal corporation that executed the within and foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said C,ty of the uses and purposes therein mentioned, and on oath stated that he was authonzed to execute such instrument, and that the seal affixed, 1f any, is the corporate seal of said ( ·11y IN WITNESS WHEREOF, I have hereto set my h,ind and atlixed my official seal tr~ day and year first above written D.~=J~--- NOT RY PUBLIC 111 and for the State of Washington Notary -2..l.,( :z_ q O o L) . /...--o I'>-b"' rfl My appointment expire, __ 6.iIJ_ 0 ~v./__.o,,__L/ ---~ DEVELOPMENT AGREEMENT -Page 6 = ,:., c; ' ' STATEOFWASHINGTON) )ss COUNTY OF K[NG ) I certify that I know or have satisfactory evidence that Dl1LORES PETTERSON 1s the person who appeared before me and acknowledged that she signed the mstrument, on oath stated that she was authorized to execute the mstrument and acknowledged 1t as Ti:£!15l(f{.E;;:. of T AND E INVESTMENT, INC', a Washington corporation, to be the free and voluntary act of such corpordtJOn for the uses and purposes mentioned m the mstnunent Dated C\-\l....\-00 L~tz-1"-y M.(S~?w.,) Signature Title My Appomtment Expires STATE OF WASHINGTON) )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that RICHARD GILROY 1s the person who appeared before me and acknowledged that he signed the mstrument, on oath stated that he was authorized to execute the mstrument and acknowledged 1t as vKe-pre>1dent of AEGIS CAPITAL INTERNATIONAL, a Nevada corporat,on, to be the free and voluntary act of such corporatmn for the uses and purposes mentioned m the instrument Dated lJ -1/.J-;!{)CO DEVELOPMENT AGREEMENT -Page 7 Cl = --" = = = = = = c--, EXHIBIT A LEGAL DESCRJPTION OF THE SUBJECT PROPERTY ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE S EAST. W M , !N KING COUNTY, WASHfNGTON, DESCRIBED AS FOLLOWS COMMENCCNG AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM, THENCE NORTH 89°12' 42" WEST ALONG THE NORTH LINE OF SAID SECTION 16 A DISTANCE OF 315 66 FEET, THENCE SOUTH !0 08'26" WEST ALONG A LINE 30 FEET EASTERLY OF AND PARALLEL WITH THE EAST LfNE OF THE STATE OF WASHfNGTON TRACT (THE DESCRIPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS AT PAGE 487, IN KING COUNTY, WASHINGTON} A DISTANCE OF 660 30 FEET, THENCE NORTH 89°12'42" WEST A DISTANCE OF 135 58 FEET. THENCE SOUTH 1°08'26" WEST A DISTANCE OF 659 51 FEET, MORE OR LESS, TO THE SOUTH LINE OF SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, THENCE SOUTH 89°06'38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 452 00 FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, THENCE NORTH 1°06'27" EAST A DISTANCE OF 1320 61 FEET, iv!ORE OR LESS. TO THE POfNT OF BEGfNNfNG EXCEPT THAT PORTION THEREOF LYING NORTH OF THE SOUTH MARGIN OF 3 1 "' AVENUE NORTH EXTENSION, NOW KNOWN AS NORTHEAST 3RD STREET, AS ESTABLISHED BY DEED RECORDED JUNE 15, 1964 UNDER RECORDING NO 5748566 = = ..,, = = = ,...., = C::t = = c-., EXHIBIT B Aegis Development Agreement NE 4th St I I I I w Q) > <( Q) 0 '-- C 0 2 -, 0 (D )> < (D 0 600 1,200 l .. ~ .. ';,\_.;_'J'Jl_:_;l<_,'_"'.,l SubJect property 1:7,200 e Economic Development. Ne1,:bborhood!I &. Slrate11c Planmnr Sue Ca:rl•on, Admmi•lralor 0 DeWLi•on 2:3 Au,u,1. ZOOo r ' > = = '' __, = = = "' = ~ c..·, c.:, r:_i '" • ! ' I~ ~-11 •\ ' . \ n \ \ I! \ \1\ ., I 'G , .. I 11 l' ! '2 'i , .. I ~1 'l' 1 ~ •,z ' •o • 'I ;o ' p ~ cl z ~ z EXHIBIT 0 z "' Ji ; ~· I• I:. • r A full-size copy of this drawing 1s on frle with the Renton City Clerk CJ ti : i: EXHIBIT D = ~lli! = li ·, ,:•1 -.c> t 1j 'll = C i ' 1-' = it 1/ c::, .. , f" CV, r l'" = ' ,, -: zz· : ,1 •·· c::: . •. = "I ~'C,1 = I • '" ' "'!j '!' 't(i I" ,, I, : ' • ii&~~ ni 1'.·~t ,iii I liii , . 1 l•. .,,,,1-, .. ,, 1 i '• iii '•' . di • i ~t-o:.:_J ft;~ ' ' .. -.. l l it ·~ t,j • ' I \ .. -. • ~! w -- 2ll ,r ~~-• ~ ,,4; I • .lU!'t ,,. ;~•11 l'·' A full-size copy or this drawrng is ,Ji ,, 1:.t : e on file with the Renton Crty Clerk January 12, 2007 Jennifer Henning Principal Planner Development Services Division City of Renton 1055 S Grady Way Renton, WA 98055 Re: Dear Jenni fer: Pre-Application Meeting Request Stor-House Self Storage, Phase III 2829 NE 3'• Street, Renton Gilroy r1amily, LLC 1714 Bellevue Way NE Bellevue, WA 98004 I am writing to request a pre-application meeting to review our proposal to construct the third phase to our Stor-House Self Storage development located at 2829 NE 3'• Street, in the Highlands area of the City of Renton. With this request I am submitting: a) 5 copies this letter; b) 5 copies ofa site plan showing existing site conditions, entitled "Improvement Survey," by CORE Design, dated June 2006; c) 5 copies of our proposed improvements, including a proposed site plan and architectural elevations by Moore Design Associates, dated January IJ., 2007; and d) 5 copies of our proposed landscaping improvements by Holly P. Moore, also dated January ]J. 2007. Briefly described, our proposal includes the addition of 6 single-story self storage buildings, totaling 31,350 square feet of additional floor area, to be constructed on 2.04 acres that is comprised of the two vacant parcels abutting NE 3'• Street located to the north and west of our existing self storage facility. PROJECT HISTORY The City Council approved a Development Agreement on September 14, 2000 that regulates the standards by which the subject property should be developed -I have attached a copy of that document to this letter for your reference. On June 11, 200 I, after we made application for building permit and site plan approval for construction of Phase I ofour project (file no. LUA 01-047, ECF, SA-A), staff remanded the decision regarding the proposed site plan back to Council. The Council issued a determination that our proposed site plan, though it differed in some ways from the schematic designs included in the original Development. Agreement, was still consistent with the Agreement as approved by the Council. And, on October 8, 2002, after we had applied to develop additional self-storage buildings under Phase TI of the Development Agreement, Neil Watts issued a Jetter approving a Minor Modification to the above-referenced site plan approval. This minor modification approved: a) the addition ofa "sub-phase" to Phase I of the project, under which two office buildings could be built; and b) the adjustment in size and location of the area being developed as Phase JI (a copy of the Minor Modification approval is also attached for your reference). To-date we have constructed, in two separate phases, 17 fully enclosed buildings with 700 storage units totaling over 108,000 square feet of storage area. A site plan showing the existing site conditions has been attached for your reference, and photographs of the buildings as they appear from the street have been added to the architectural drawings on sheets A 1 and A 7. CURRENT PROPOSAL Our current proposal is to construct the third and final phase of the Stor-House development as 6 self storage buildings, which will add approximately 31,530 square feet of building area to the site. Proposed buildings AA (please see the attached proposed site plan), DD and FF, all of which will have the most exposure to NE 3'• Street and the Liberty Ridge subdivision, are proposed to have articulated fa,ades featuring alternating Page I of2 colors and materials and a high-pitched roof line with residential-style gabled and hipped ends. These fa,ades will be virtually identical to the elevations of buildings A, G and K, which buildings are currently visible from NE 3'' Street (please see pictures of these building fa9ades, attached). We are not proposing to construct the two office buildings that were previously contemplated for this portion of the site because, after much research, we have determined that the construction of office space at this location is not financially feasible at this time. On the other hand, our self storage business has been very successful and the demand for storage space has exceeded our current supply. The original Development Agreement, in our opinion, supports this proposal, as demonstrated in Paragraph B3(c) of Section 3 "Development standards," which states: "Consistency with either of the Elevation and Site Plan alternatives, attached as Exhibits C and D and incorporated herein as fully set forth, shall be a requirement for approval of development of the subject property." [Emphasis added]. Exhibit D, referenced here, shows two site plans: Site Plan Version A, which shows the construction of self storage buildings on 100% of the site; and Site Plan Version B, which shows the construction ofone office building in addition to the self storage buildings. Our current proposal to construct 6 additional self storage buildings on the remaining portion of vacant land is consistent with the Site Plan Version A contemplated in Exhibit D of the Development Agreement. As a matter of fact, our proposed site plan is an improvement on Site Plan Version A, since it draws the new self storage buildings away from the street and adds even more landscaped buffer between the street and the development. REQUEST FOR PRELIMINARY APPLICATION REVIEW At this time, we would like to request preliminary review of our development proposal. Specifically, we are looking for feedback on the following points: I. Does Staff concur that the proposal to add 6 self storage buildings to the project site is consistent with the Development Agreement? 2. Will Staff support the construction of Building AA over the private storm drain line that feeds into the existing underground storm water detention vault. or will it need to be re-routed around the building? 3. Are the turning radii shown around proposed Building EE adequate to satisfy Fire Department requirements? 4. Assuming 11-B construction type for the proposed buildings, how many GPMs of fire flow will the Fire Department require for each building? 5. Assuming a 2-foot separation between proposed Building CC and existing Building G, what fire rating will the south wall of Building CC require? Would it be simpler to combine Building CC and existin Building Gas one building? 6. Since Elizabeth Higgins reviewed the original site plan application, may we request that she be assigned to review our Phase Ill application, as well? We look forward to the opportunity to meet with Staff and discuss these questions at a preliminary application meeting. If any questions may arise in the meantime, l can be reached at ( 425) 747-1726, ext. I 02. Thank you. Sincerely, GILROY FAMILY, L.L.C. Page 2 of2