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' Denis Law
Mayor
\V
December), ·2010
Bill Arens
Craft Architects
2505 Third Avenue, Suite 324
Seattle, WA 98121
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. City of • .~lJWll
SUBJECT: SITE DEVELOPMENT PLAN MINOR MODIFICATION REQUEST FOR HARPER
ENGINEERING .(LUA07-077, SA-A, ECF)
Dear Mr. Arens:
The City of Renton is in receipt of your request of December 3, 2010 for a site plan modification
regarding an existing office/laboratory/industrial manufacturing facility on property located at
770 SW 7th Street in the Industrial Medium (IM) zone. The following summarizes your request,
project background, analysis, and decision.
Summary of Request
Harper Engineering has requested a site plan modification. The site plan modification is for a
3,740 square foot addition to an existing 20,700 square foot office/laboratory/industrial
manufacturing building, a reduction of 10 parking stalls, and removal of a 1,593 square foot
parking lot landscape island in the northern portion of the project site. The subject site is zoned
Industrial Medium (IM). Currently, there is one office/laboratory/industrial manufacturing
building and a 102 space parking lot on site (Attachment 1). Vehicular access to the site is via
two curb cuts off of the SW 7th Street frontage and will not change as a result of this proposal.
When the facility was approved on October 24, 2007 (LUA07-077, SA-A, ECF), the minimum
number of parking spaces required was 33 spaces and the maximum number of parking spaces
allowed was 49; 106 spaces were shown on the original site plan.
RMC 4-9-200I permits minor modification of site development plans by administrative decision.
To be considered a minor modification, the amendment must not:
1. Involve more than a 10% increase in area or scale of the development in the approved
site plan; or
2. Have a significantly greater impact on the environment and facilities than the approved
plan; or
3. Change the boundaries of the originally approved plan.
Background
The subject proposal would result in the modification of a site currently developed with an
office/laboratory/industrial manufacturing facility. The property is located at 770 SW 7'h Street
and is zoned Industrial Medium (IM).
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
'
December 10, 2010
Bill Arens
Craft Architects
2505 Third Avenue, Suite 324
Seattle, WA 98121
Department of Community and Economic Development
Alex Pietsch, Administrator
SUBJECT: SITE DEVELOPMENT PLAN MINOR MODIFICATION REQUEST FOR HARPER
ENGINEERING (LUA07-077, SA-A, ECF)
Dear Mr. Arens:
The City of Renton is in receipt of your request of December 3, 2010 for a site plan modification
regarding an existing office/laboratory/industrial manufacturing facility on property located at
770 SW 7'" Street in the Industrial Medium (IM) zone. The following summarizes your request,
project background, analysis, and decision.
Summary of Request
Harper Engineering has requested a site plan modification. The site plan modification is for a
3,740 square foot addition to an existing 20,700 square foot office/laboratory/industrial
manufacturing building, a reduction of 10 parking stalls, and removal of a 1,593 square foot
parking lot landscape island in the northern portion of the project site. The subject site is zoned
Industrial Medium (IM). Currently, there is one office/laboratory/industrial manufacturing
building and a 102 space parking lot on site (Attachment 1). Vehicular access to the site is via
two curb cuts off of the SW 7'" Street frontage and will not change as a result of this proposal.
When the facility was approved on October 24, 2007 (LUA07-077, SA-A, ECF), the minimum
number of parking spaces required was 33 spaces and the maximum number of parking spaces
allowed was 49; 106 spaces were shown on the original site plan.
RMC 4-9-2001 permits minor modification of site development plans by administrative decision.
To be considered a minor modification, the amendment must not:
1. Involve more than a 10% increase in area or scale of the development in the approved
site plan; or
2. Have a significantly greater impact on the environment and facilities than the approved
plan; or
3. Change the boundaries of the originally approved plan.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
December 10, 2010
Page 2
Background
The subject proposal would result in the modification of a site currently developed with an
office/laboratory/industrial manufacturing facility. The property is located at 770 SW 7'' Street
and is zoned Industrial Medium (IM).
The Site Plan Approval (LUA07-077, SA-A, ECF), approved by the City of Renton Development
Services Director on October 24, 2007, indicated that a range of 33 minimum and 49 maximum
parking spaces were required and a total of 106 spaces was approved (the actual number of
parking spaces provided was 102). In ·order to accommodate an increase in manufacturing floor
area the applicant is requesting the addition of 3,740 square feet to the existing structure. This
proposed addition would remove 10 existing parking spaces (resulting in a total of 92 spaces)
and a 1,593 square foot landscape island in the northern portion of the project site (Attachment
2). The proposed number of parking spaces complies with LUA07-077, SA-A, ECF and Code
requirements.
Analysis
1) The minor modification must not involve more than a 10% increase in area or scale of
the development in the approved site plan.
Approval of the site plan modification would authorize the building addition of 3,740
square feet on the project site. This would increase the area or scale of the project
approved in LUA07-077, SA-A, ECF by approximately 4% .
. 2) The minor modification must not have a significantly greater impact on the
environment and facilities than the approved plan.
The amount of parking lot landscaping area and the number of parking spaces would be
reduced. The proposed number of parking spaces and the proposed amount of parking
lot landscaping would still far exceed Renton Municipal Code requirements. These
changes to the site plan are not anticipated to have a significantly greater impact on the
environment and facilities than the approved plan (LUA07-077, SA-A, ECF)).
3) The minor modification must not change the boundaries of the originally approved
plan.
The boundaries of the originally approved plan would not change as a result of the
proposed site development plan modification.
Decision
Based on the information provided by the applicant, staff recognizes that the proposed building
addition and parking lot changes are appropriate for the site and are in accord with the original
site plan approval. Therefore, the site plan modification for the office/laboratory/industrial
manufacturing project at 770 SW 7'' Street is approved.
. -
December 10, 2010
Page 3
This decision to approve the proposed site plan modification is subject to a fourteen (14) day
appeal period from the date of this letter. Any appeals of the administrative decision must be
filed with the City of Renton Hearing Examiner by 5:00 pm, December 27, 2010.
Sincerely,
C'.EJv:___~
C.E. "Chip" Vincent
Planning Director
Attachments
cc: Jennifer Henning, Current Planning Manager
O.J. Harper/Party of Record
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December 3, 2010
Chip Vincent
Planning Director
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Minor Site Plan Modification
C•lv .,)/ nenton
"'"ll"i"r, Division
RE: Harper Engineering Addition & Partial Interior Remodel -770 SW y'h Street
(Tax Parcel #182305-9270)
Dear Mr. Vincent,
We are submitting this letter along with the attached site plans for your review and approval of a
Minor Site Plan Modification for the Harper Engineering site. The site is located within the LM.
zone at 770 SW 7'h Street. Harper Engineering is a strong locally-owned business specializing in
design and manufacturing of aircraft components. They are increasingly busy and would like to
expand their existing facility, which was constructed in 2008.
To allow this expansion to occur, we would like to make minor modifications to the site.
Proposed modifications are as follows:
1) Removal of 10 parking spaces. Currently, there are 102 parking spaces on site. Per City of
Renton requirements, 74 spaces are required (including 45 spaces Harper Engineering is
required to provide for a neighboring company's use). Removal of 10 parking spaces will leave
92 spaces total, meeting the city's requirements. Please see calculations below:
Parking Requirements
6,201 N.S.F. TOTAL OFFICE AREA@2 STALLS/1,000 N.S.F. = 12
17,098 N.S.F. TOTAL MANUFACTURING AREA@ 1 STALL/1,000 N.S.F. = 17
ADDITIONAL STALLS REQUIRED PER AGREEMENT W/ PSE (NEIGHBOR) = 45
TOTAL STALLS REQUIRED = 74
TOTAL STALLS PROVIDED (10 REMOVED FROM EXISTING 102) = 92
2) Removal of one accessible parking stall and relocation of two accessible stalls. The two
accessible parking stalls to be relocated will be provided closer to the building near an accessible
entrance. These stalls will replace two existing standard parking stalls. Currently, the site
contains five accessible parking stalls, one more than required by the City of Renton (four
accessible stalls are required for parking areas containing 76 to 100 stalls total, our site will have
92 stalls). Removal of one accessible stall will leave us with four total, meeting the city's
requirements.
3) Removal of landscape island currently located north of building. Removal of this landscape
island and replacement with asphalt is necessary to allow trucks (including fire trucks) proper
room for turning and circulation around building. Removal of this landscaping will not affect the
2505 Third Avenue, Suite 324 Seattle, Washington 98121 Phone 206.720.7001 Fax 206.720.2949
Harper Engineering Addition -Minor Site Plan Modification
12-03-10
2
building or site's appearance from the street in any way (existing landscaping to be removed is
not visible from street). Our civil engineer and City of Renton engineers have reviewed
preliminary site plans and both have determined any additional stormwater runoff related to
removal of this landscaping will be insignificant. Currently, the site exceeds the interior
landscaping required by the City of Renton by more than 100%. We do not believe 1: 1
replacement of the landscaping to be removed is necessary based on the fact the owner is
already providing far more landscaping than required but we do plan to replace some of the
landscaping removed. Please see interior parking landscaping calculations below:
Interior Parking Area Landscaping Requirements:
25 SF LANDSCAPING/PARKING SPACE (92 X 25)
EXISTING LANDSCAPING
LANDSCAPING TO BE REMOVED
LANDSCAPING TO BE REPLACED
TOTAL INTERIOR LANDSCAPING PROVIDED
= 2,300 SF
= 6,447 SF
= 1,593 SF
= 496 SF
= 5,350 SF/ 58 SF/PARKING SPACE
4) Removal of one existing catch basin (currently resides within the proposed building addition
area) and installation of two new catch basins with associated piping.
The changes proposed above do not have a significant impact on the project site, surrounding
environment or related utilities. Lot coverage is being increased by only 3.6% over existing lot
coverage to 22% total. There is no restriction on maximum lot coverage for the J.M. zone.
Impervious area is increasing less than 1 % over existing impervious area. Site boundaries are to
remain unchanged. Front and side setbacks are to remain unchanged as well and proposed
addition meets required rear setback. With these factors in mind, we request your approval to
make minor modifications to this project site as described above.
Please see the attached existing and proposed site plans for more information. Please note; the
trash enclosure shown on the attached site plan may be revised during construction document
preparation if we determine a larger enclosure is needed based on the city's latest guidelines.
Please let me know if you have any questions. Thank you.
Sincerely,
J:ip~
Bill Arens
Project Manager
Cc: Kathy Craft-Reich
Principal, Craft Architects
10-1203 Minor Site Mod Letter to City.doc
CITY OF RENTON
PLANNING / BUILDING / PUBLIC WORKS
MEMORANDUM
Date: January 8, 2008
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 Approval 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:
Harper Engineering on 7th
LUA-07-077, SA-A, ECF
Elizabeth Higgins
August 6, 2007
Kathy Craft, Craft Architects
Puget Sound Electrical JATC / OJ Harper, Harper Engineering
Marci Roubicek, Craft Architects
1823059270
August 27, 2007
September 18, 2007
October 24, 2007
November 7, 2007
Date:
Date:
Project Description: The applicant requests adminstrative Site Plan Approval and Environmental
Review for new office and manufacturing facility. The site is zoned Industrial Medium and located
at 770 SW 7th Street. The project site is currently used as a parking lot. The proposed plan is to
construct a 20,700 sq. ft. building on the east side of the property, with 106 surface-level parking
stalls. The propsed building will serve as office headquarters and a manufacturing facility for
avionics hardware.
Location: 700 SW 7th Street
Comments:
PARTIES OF RECORD
HARPER ENGINEERING ON 7TH
LUA0?-077, SA-A, ECF
Marci Roubicek
Craft Architects
1932 First Avenue ste: #408
Seattle, WA 98126
Kathy Craft
Craft Architects
1932 First Avenue ste: #408
Seattle, WA 98126
Puget Sound Electrical JATC
550 SW 7th Street
tel: (206) 720-7001
eml: marci@craftarchitects.com
( contact)
O.J. Harper
Harper Engineering
200 S Tobin Street
Renton, WA 98055
(owner)
Updated: 08/29/07
tel: ( 206) 720-7001
(applicant)
Renton, WA 98055
tel: ( 425) 228-1777
(owner)
(Page 1 of 1)
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal Advertising
Representative of the
Renton Reporter
a bi-weekly newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a bi-weekly newspaper in King County, Washington. The
Renton Reporter has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
Renton Reporter (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a:
Public Notice
was published on September 1, 2007.
The full amount of the fee charged for said foregoing publication is the sum
~Q . ~"fl @Wt4 a . Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn to me this 4th day of September, 2007. 11 .,,"
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B D Cantelon ;: er : NOTARY "': ::
Notary Public for the State of Washington, Residing:iif~nt, ffllngtonj < ::
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NOTICE OF ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE
HENTON WASHINGTON
The Envir~nmental Review
Committee has issued a
Determination of N on-Significancc-
Mitigated for the following projed
under the authority nf the Renton
Municipal Code.
Harper Engineering Site
Development
LUA07-077, SA-A, ECF
Location: 700 SW 7th Stroct.
Trhe applicant is requet.ting
Environmental (SEPA) Review
and Administrative Site Plan
approval of a proposed new
strutture with associated parking.
The 2.22 acre property i'l
currently used as a landscaped
and paved parking area. The
20,700 sf building would be used
as an office / laboratory and
manufacturing facility.
Appeals of the environmental
determination must be filed in writing
on or before 5:00 PM on September 18,
2007. Appeals must be filed in writing
together with the required $75.00
application foe with: HE'..aring
Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057.
Appeals tn the Examiner are governed
by City of Renton Municipal Code
Section 4-8-110.B. Additional
information regarding the appeal
process may he obtained fi-om the
Renton City Clerk's Office, (425) 430-
6510.
Published in the Renton Reporter,
September I, 2007. #864024.
'
City or rlenton Department of Planning I Building I Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 20, 2007
APPLICATION NO: LUA07-077, SA-A, ECF DATE CIRCULATED: AUGUST 6, 2007
APPLICANT: Craft Architects
on yth PLAN REVI
SITE AREA: 96,749 s uare feet BUILDING AREA ross : N/A
LOCATION: 770 SW y'h Avenue I WORK ORDER NO: 77784
SUMMARY OF PROPOSAL: The applicant requests adminstrative Site Plan Approval and Environmental Review for new office and
manufacturing facility. The site is zoned Industrial Medium and located at 770 SW 7th Street. The project site is currently used as a
parking lot. The proposed plan is to construct a 20,700 sq. ft. building on the east side of the property, with 106 surface-level parking
stalls. The propsed building will serve as office headquarters and a manufacturing facility for avionics hardware.
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 Linht!Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoortation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airpor1 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.
' 11-IY-6~
Date
PROJECT LUA 07 077, SA-A, ECF
Harper Engineering on ?1h
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET
(Continuation)
POLICE RELATED COMMENTS
10 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 during the construction
phase. These signs will aid police in making contacts with unwanted individuals on the
property if they are observed vandalizing or stealing building materials.
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/pedestrians.
It is recommended this business be monitored by recorded security systems. It's not
uncommon for businesses to experience theft and/or vandalism during the hours of darkness.
An auxiliary security service could be used to patrol the property during those times. It is
important to direct all foot traffic into the main entrance of the building. Any alternative
employee entrances should have coded access to prevent trespassing.
If there are payphones outside the businesses, it is recommended they be outgoing use only.
Public payphones tend to attract drug traffic and having only the ability to call out on
payphones severely hinders this type of activity.
Security Survey Page 1 of 2 07-077
All areas of this business need to have adequate lighting. This will deter incidents of theft
from motor vehicle (one of the most common crimes in Renton) as well as provide safe
pedestrian travel for customers utilizing the business.
The structure should have a building number 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).
It is key for safety and security reasons to have appropriate lighting and signage. "No
Trespassing" signs should be posted in conspicuous locations throughout the property,
including entrances to the property and parking areas.
I highly recommend the developer have a Renton Police Crime Prevention Representative
conduct a security survey of the business once construction is complete.
Security Survey Page 2 of 2 07-077
c~
October 22, 2007
Mr. Neil Watts
Planning/Building/Public Works Department
Development Services Division
City of Renton
1055 S. Grady Way
Renton, WA 98055
·--'...-·---.. ·'·-,_ ' ....... ' ,.~ -,
RE:
PERMIT NUMBER#:
Harper Engineering -Modification of Parking Standards
B070485
FIRE SPRINKLERS: Yes
Dear Mr. Watts:
This letter is in response to the letter received from Elizabeth Higgins dated August 6, 2007 regarding
the current parking counts at Harper Engineering versus the maximum parking allowed on site given
our building type and size. Her letter states that we are showing 106 parking stalls on site, which
exceeds that maximum of 49 allowed. Due to some minor site modifications, we have eliminated 2
stalls from our proposed site plan, thus showing 104 parking stalls on site.
It is our understanding that Puget Sound Electrical JA TC has stated that they no longer need the
parking stalls designated, but that this request was driven by the fact that their requirement to
maintain them was serving as a hindrance to the sale of the property. Harper Engineering purchased
the property with the full understanding and knowledge that they would be required to provide this
overflow parking upon request. Therefore, this requirement did not hinder the sale of the property,
and Harper Engineering is willing to keep the requirement in tact, as it is mutually beneficial to both
entities to maintain this existing commodity. The quantity of 189 parking stalls that currently exists at
this site met all applicable codes at the time it was constructed. Our proposed site plan will have a
net reduction in the total parking stalls when Harper Engineering's facility is constructed.
Due to these circumstances, we therefore request a Modification of Parking Standards to allow most
of the existing parking capacity to remain; but which would result in an additional 55 stalls beyond the
new standard for maximum allowable parking based on the new building.
Please feel free to contact me with any questions you may have. Thank you for your time and
assistance with this project.
R !fully •. _/ V . a/[~1\m£4
oubicek
Architectural Designer
Enclosure: City of Renton letter dated 8/6/07
CC: Elizabeth Higgins, Planning/Building/Public Works Division
1932 First Ave., Suite 408 Seattle, WA 98101 Phone: 206-720-7001 Fax: 206-720-2949
REPORT
&
DECISION
Date:
Project Name:
Applicant:
Owner:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area.
Project Location Map
City of Renton
Department of Planning I Building I Public Works
ADMINISTRATIVE SITE PLAN REVIEW
October 24, 2007
Harper Engineering on SW 7'h St
Kathy Craft
Craft Architects, PLLC
1932 First Avenue, Suite 408
Seattle WA 98101
O.J. Harper; Harper Engineering
200 S. Tobin Street
Renton, WA 98055
LUA-07-077 SA-A, ECF
Elizabeth Higgins, Senior Planner
The applicant is requesting Administrative Site Plan approval of a proposed
new structure with associated parking. The 2.22 acre property is currently
used as a landscaped and paved parking area. The 20,700 sf building would
be used as an office / laboratory and manufacturing facility for Harper
Engineering.
700 SW 7th Street
NIA Proposed New Building Area: 20,700 sf
96,749 sf/ 2.22 A Total Impervious Area on site: 81,688 sf (84%)
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REPORT OF OCTOBER 24, 2007
II PART ONE: PROJECT DESCRIPTION/BACKGROUND
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The proposal is for a new office and manufacturing facility for Harper Engineering Co., a Renton
business in operation since the late 1960's. Harper Engineering designs, develops, and tests
technologies for the production of mechanical hardware for the aviation industry. Harper is a
supplier of aircraft custom interior hardware. Harper intends to relocate to the project site, which
would be double the size of their current facility.
The project site is located on the north side of SW 7'h Street and has a Burlington Northern Santa Fe
RR right-of-way abutting the west and north property lines (Exhibit 2).
The property has been within the Renton city limits since 1987. The property has the Employment
Area -Valley (EA-V) land use designation on the City of Renton Comprehensive Plan Land Use
Map and is zoned Medium Industrial (IM) (Exhibit 3).
The site was paved and landscaped in 2001, to provide additional parking for the Puget Sound
Electrical Journeymen Apprenticeship Training Center (see Exhibit 4 and discussion below). A
portion of this existing development would remain as part of the new project (Exhibit 5).
The vicinity of the proposed project is primarily developed with office and light industrial and
manufacturing or assembly uses.
The proposal is to develop the property with an 85' x 21 O', one story (with mezzanine), slab-on-
grade building. The building would be sited primarily on the east portion of the somewhat triangular
(260 foot by 465 foot), 2.22 acre property. The proposed structure would be situated at the existing
grade; therefore no significant grade changes would be required. Some excavation of existing soil
would be necessary at the building location (see discussion below). The volume of cut would be
approximately 7,000 cubic yards and the fill would be 4,000 cy.
Existing parking for parking for 48 vehicles on the west side of the building would remain. Additional
existing parking on the north would be slightly reconfigured for new parking stalls. With additional
new parking areas, the total number of spaces dedicated for parking would be 106, including 4
accessible spaces (see discussion below).
Two vehicle entries to the site would be off SW 7'" Street. A pedestrian walkway would connect the
main building entrance to the existing public sidewalk on the north side of SW 7th Street. A 33'-10"
fire lane would be located between the building and the east property line.
The approximately 7,820 sf of office space, on 2 levels located at the south portion of the building
and fronting on SW 7th Street, would provide the headquarters for Harper Engineering. This area, at
the front of the building, would have offices, conference, meeting, and waiting rooms, lunchroom,
and restrooms (Exhibits 6 and 7).
The remainder of the first floor would consist of areas for manufacturing, assembly/manufacturing,
and shipping/receiving. The non-office portion of the second level would be warehouse space. The
building would have 2 interior stairways between the first and second floors.
The height to the top of the parapet fronting SW yth Street would be 27 feet. The building height
would be 24'-6" to the roof at the front and 20 feet at the rear of the building (the office area has a
slightly higher second floor ceiling height).
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The roof would be flat, but steps up over the office area and has a 2'-6" taller fa,;:ade at the main
entrance to the building (Exhibit 8). A painted metal cap facing around the top perimeter of the
building below the roof. At the building front, there is a painted cornice at the top of the facades. A
canopy is over the main entrance to the building. Above the canopy, lighting is provided by wall-
mounted "shoebox" fixtures.
The structure walls are painted tilt-up concrete panels with corrugated formliners. The office portion
would have anodized aluminum window systems on all fa9ades. The west fa9ade would also have
windows and the west, north, and east sides would have drive-in doors. The building would have 4
paint colors.
Trash and recycling containers would be within screened enclosures at the rear of the building and
would be accessed from the north.
Much of the existing landscaping would be preserved, particularly around the site perimeter and
within the parking area to remain. Additional landscaping has been proposed where the current
developed area would be disturbed (Exhibit 9).
II PART TWO: ENVIRONMENTAL REVIEW
A. Environmental Impacts
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as
amended), on August 27, 2007, the Environmental Review Committee issued a Determination of
Non-Significance -Mitigated (DNS-M) for the Harper Engineering on SW yth St project. The DNS-M
included 4 mitigation measures. A 14-day appeal period commenced on September 4, 2007, and
ended on September 18, 2007. No appeals of the threshold determination were filed.
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
issued the following mitigation measures with the Determination of Non-Significance -Mitigated:
1. The project shall be required to follow the recommendations of the "Geotechnical
Engineering Design Study, Harper Engineering Building," by Hart Crowser, dated July 18,
2007.
2. Should evidence of a historic site be found during site development, work shall be stopped
and the applicant required to submit an archaeological resource survey of the site. This
survey shall conform to the requirements and standards of the Washington State Office of
Archaeology and Historic Preservation and must be conducted under the on-site supervision
of a state-approved archaeologist. Work shall recommence when approval is received from
the Office of Archaeology and Historic Preservation.
3. The applicant shall pay a transportation impact fee of $75.00 for each new trip, estimated to
be $5,930. The fee would be required prior to issuance of building permits.
4. The applicant shall pay a fire impact fee based on $0.52 per square foot of building area.
The fee would be required prior to issuance of building permits.
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IIPART THREE: ADMINISTRATIVE LAND USE ACTION· REPORT & DECISION
A. Type of Land Use Action
XX Site Plan Review Shoreline Substantial Development Permit
Conditional Use Binding Site Plan
Special Permit for Grade & Fill Administrative Code Determination
B. Exhibits
The following exhibits were entered into the record:
Exhibit 1: Yellow file containing: application, proof of posting and publication, environmental review
and other documentation pertinent to this request.
Exhibit 2: Vicinity Map Site Plan (no date)
Exhibit 3: Zoning Map ( dated 02/28/07) Landscape Plan ( dated July 14, 2006)
Exhibit 4: Aerial Photograph of Site and Vicinity (dated 04/10/07) Elevations (dated May 9, 2006)
Exhibit 5: Site Plan (dated 07/19/07)
Exhibit 6: First Floor Plan (dated 07/24/07)
Exhibit 7: Second Floor Plan (dated 07/24/07)
Exhibit 8: Building Elevations (dated 11/05/06)
Exhibit 9: Landscape Plan ( dated 06/11 /07)
C. 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.
D. Consistency with Site Development Plan Review 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 -Valley (EA-
V). The Community Design section of the plan offers guidance for new structures. The following
Comprehensive Plan objectives and policies of the Land Use and Community Design Elements are
applicable to the proposal:
Objective LU-BBBB: Provide for a mix of employment-based uses, including commercial, office,
and industrial development to support the economic development of the City of Renton.
The project would provide employment to approximately 40 people in a range of positions including
engineering design, office staff, and manufacturing and assembly.
Policy LU-451: Uses such as research, design, and development facilities should be allowed in
office designations and industrial designations when potential adverse impacts to surrounding uses
can be mitigated.
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The proposed office and manufacturing/assembly facility, with its lack of adverse impacts, is the type
of facility anticipated by this policy
Policy LU-452: ... Allow new industrial uses in the Valley, while promoting the gradual transition of
uses on sites with good access and visibility to more intensive commercial and office use,
The proposed use would be both a new industrial use and an office use, furthering the transition of
the area from heavy industrial uses lo "clean industrial use,"
Objective LU-DDDD: Ensure quality development in the Employment Area -Valley.
Policy LU-458: Street trees and landscaping should be required for new development within the
Valley to provide an attractive streetscape in areas subjected to a transition of land uses,
The project would preserve most of the existing landscaping, which has been maturing since
installed in 2001, Areas disturbed for new construction would be landscaped. All pervious areas of
the site are required to be landscaped,
Policy LU-462: New development, or site redevelopment, should conform to development
standards that include scale of building, building fa,;:ade treatment to reduce perception of bulk,
relationship between buildings, and landscaping.
The proposed project would conform to the Development Standards of the Medium Industrial zone.
The building would have a compatible scale and bulk to both the site and other structures in the
area. In addition a// far;ades would have a high level of architectural detailing.
Objective CD-G: Architecture should be distinctive and contribute to the community aesthetic.
Policy LU-40: Structures should be designed (e.g. building height, orientation, materials, color and
bulk) to mitigate potential adverse impacts, such as glare or shadows on adjacent less intense land
uses and transportation corridors.
The building, as proposed, would not have an adverse impact, in terms of building size or scale, on
surrounding properties.
Objective CD-K: Site plans for new development projects for all uses ... should include landscape
plans.
The proposed project includes landscaping of a// pervious areas of the site.
Policy CD:53: Landscape plans for proposed development projects should include public
entryways, street rights-of-way, stormwater detention ponds, and all common areas.
The proposed project includes landscaping of a// pervious areas of the site. The public right-of-way
along SW fh Street is fuffy landscaped.
Policy CD-69: Appearance of parking Jots should be improved by screening through appropriate
combinations of landscaping, fencing, and berms.
The proposed landscape plan indicates the parking areas of the site would be landscaped. Existing
landscaping of the parking area would remain along the west and south sides of the site.
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Policy CD-75: Sign placement should be limited to on-site locations.
The business identification and address sign would be located within the property boundary.
Policy CD-80: All exterior lighting should be focused and directed away from adjacent properties
and wildlife habitat to prevent spill-over or glare.
Lighting would have shielded light source luminaries for building and parking lot lighting.
Policy CD-82: Lighting fixtures should be attractively designed to complement the architecture of a
development, the site, and adjacent buildings.
Building lighting would be far;ade mounted, "shoebox" style architectural fixtures.
2. Conformance with existing land use regulations
The subject site is zoned Medium Industrial (IM). The purpose of the IM zone is to provide areas for
medium-intensity industrial activities involving manufacturing, processing, assembly, and
warehousing. The new structure must meet the development standards of the IM zone.
Development Standards
Lot Size, Dimensions, and Coverage -There are no development standards in the IM zone for lot
size, lot dimensions, or lot coverage.
Building Height -There is no development standard in the IM zone for building height.
Setbacks -The minimum applicable building setback required in the IM zone is a front yard setback
along the street of 15 feet.
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 square footage
dedicated to certain uses. The parking ratio for the proposed office use is a minimum of 3 spaces
and a maximum of 4.5 spaces for every 1000 sf of net floor area. The ratio for the proposed
manufacturing use is a minimum of 0.1 space and a maximum of 0.15 space for every 100 sf of net
floor area, including the warehouse area.
The parking analysis for the project provided by the applicant indicates that the net area of office
space is 6,201 sf and the first floor manufacturing space is 13,529 net sf. Based on required parking
ratios this results in a parking requirement of 19 to 28 spaces for the office area and 14 to 21 spaces
for the manufacturing area. The total range, therefore, would be between 33 minimum and 49
maximum spaces.
The project proposes 106 parking spaces, including 2 spaces at the front of the building and 2 on
the west side that would meet ADA standards for accessibility.
The amount of parking exceeds the maximum number of spaces allowed by 57, which is more than
twice the maximum number allowed. According to the applicant, 45 spaces will be utilized by the
Puget Sound Electrical Apprenticeship and Training Trust (Trust). This group is the property seller
and had been required to develop property for off-site required parking as a condition of a 2001 site
plan approval.
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In 2006, the Trust requested that this condition be removed based on a changed schedule that
reduced the number of spaces required. They demonstrated, as part of this request, that their
parking needs could be met in full within the boundaries of their property located at 550 SW 7th
Street. The City of Renton modified the condition to require the Trust retain the ability to provide
additional, off-site parking in the future should their program needs change. The additional, over the
maximum parking spaces allowed for the use of Harper Engineering, are intended to be used by the
Trust if needed in the future.
The required ratio for accessible vehicle spaces is 5 if the total number of spaces is over 100. The
parking would need to be redesigned to add one accessible space to meet the minimum
requirement as per RMC 4-4-0SOFSg.
Landscaping-All pervious areas of the site must be landscaped as per RMC 4-4-070. In addition,
there are specific requirements for the landscaping of surface parking lots. Landscape areas have
a minimum width of 5 feet. Parking areas having more than 100 spaces must provide landscaping
at a minimum of 35 sf per parking stall. The proposed landscape plan indicates that 4,660 sf of
perimeter and interior landscaping would be provided. This would be 44 sf of landscaping per stall.
Therefore, the proposed landscaping would meet the requirements of the development regulations.
3. Mitigation of impacts to surrounding properties and uses
There are no impacts anticipated that would impair the use or enjoyment or potential use of
surrounding uses and structures, nor of the community in general. The proposed building, at one to
two stories (the office portion of the building, to the south, has a higher building height) would not be
out of scale with surrounding structures, which are generally three stories or lower.
Rooftop mechanical equipment has not been proposed, but if installed, must be screened in
accordance with Renton Municipal Code requirements. The screened trash enclosure, located at the
back of the building (north side), would not be visible from other properties or the public right-of-way.
An at-grade loading area is located on the east side of the building and would be minimally visible
from the public street.
The arrangement of the building on the site, the location of parking, and the landscaping would
create a project compatible with other development in the near vicinity.
4. Mitigation of impacts of the proposed site plan to the site
The site is currently an asphalt surface parking lot, with maturing landscaping. The proposed project
would be a higher and better use of the property.
The building design is appropriate for the intended industrial use, manufacturing and associated
office. The building main entry would be clearly delineated and emphasized with trees on each side
of the walkway. Building exits are located on all facades of the structure.
The parking lot, portions of which will remain unaltered, is logically planned and vehicles should be
able to maneuver safely, although on-site signage may be necessary to indicate one-way flow.
The majority of parking to remain would be located at the west side and back of the proposed
building. Landscaping and minimal parking would be located between the building and the street,
which would enhance the pedestrian character of the site in terms of the SW yth Street public
sidewalk.
There is apparently no outdoor passive recreation area (tables, seating) planned for employees,
although there is sufficient space in various landscape areas to provide a space for this purpose.
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Provision of an amenity such as this is not a requirement of the Renton Municipal Code or site plan
review.
The landscape plan would augment existing landscaping that is to remain. Therefore, proposed
plant selection and placement is reflective of the existing landscaping. Plants would be largely low
maintenance, but would also provide seasonal interest in the form of flowering and changing foliage
colors.
The proposed landscape plan would add Red Sunset maples and ornamental pear trees (Pyrus
Calleryana 'Capita/') to the existing landscaping. These two trees are particularly over-used in the
City of Renton. They may have been specified to match existing trees, which were not identified.
Substitution with other suitable trees is recommended, although not a requirement.
Proposed landscaping would be irrigated and the existing automatic irrigation system utilized.
Existing exterior pole-mounted lighting would be used in the parking area. The building would have
decorative light fixtures mounted on the facades. Planned lighting appears to be appropriate for the
project.
5. Conservation of area-wide property values
The new building as proposed would be compatible in design with other buildings in the vicinity. The
landscaping that is proposed at in the parking area, the perimeter of the property, and in the front of
the building would mitigate any negative visual impacts that might have an impact on property
values in the area.
The introduction of Harper Engineering, a business that has had a long-standing presence in
Renton, would be an enhancement to the neighborhood and therefore, conserve or improve area-
wide property values.
6. Safety and efficiency of vehicle and pedestrian circulation
There would be additional traffic on SW 7th Street due to the project, but most of the increased
volume would occur in the morning and evening and not throughout the day. The nature of the
business is such that an insignificant amount of traffic would be generated by the use.
The two existing SW yth Street curb cuts would be used and no additional access points to the
property are proposed. SW yth Street, between Burnett Ave Sand Oakesdale Ave SW, is classified
as a "minor arterial." SW Grady Way, which runs parallel to SW 7th one block to the south, carries
the majority of east-west traffic in the vicinity of the project however.
There are no opportunities for vehicular or pedestrian connections to abutting properties, nor any
apparent need for such connections.
The loading dock on the east side of the building and the dumpster enclosure are not located near
pedestrian walkways.
Existing parking to remain is angled so that the western-most drive lane would be one-way from
north to south. The corresponding drive lane abutting the east property line would be one-way the
other direction and would provide access to the west side parking. Parking on the west and south
sides abutting the building would be 90 degree and could be accessed from the two-way drive aisle.
A new walkway connection would be made in an existing landscaped parking strip to connect the
front entry to the building with the public sidewalk abutting SW 7th Street. Replacement landscaping
would be provided on each side of the new concrete walk.
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7. Provision of adequate light and air
The low-rise building, set within a paved parking area, would not impinge on air circulation nor block
daylight or solar access to other structures.
Artificial light would be provided by existing, pole-mounted exterior parking area light fixtures and
wall-mounted building lighting.
8. Mitigation of noise, odors and other harmful or unhealthy conditions
Noise and odor impacts would occur during site construction and during building of the structure.
These temporary impacts are regulated by the City of Renton Municipal Code and state and federal
air quality standards.
It is not anticipated that the manufacturing process intended for this facility would create odors or
noise that could be harmful or unhealthy. The business currently exists in a residential area of
Renton (S. Tobin Street between Logan Ave Sand Lake Ave S) and has not caused known impacts
on that area.
Trash collection would occur at the northwest corner of the building, in a screened enclosure. This is
the farthest point from the property on the east.
Property on the west is buffered from the site by an elevated railroad right-of-way, thereby reducing
potential impacts of the site in that direction.
9. Availability of public services and facilities to accommodate the proposed use
The site is served by the City of Renton Fire Department (see Environmental Review Committee
determination for mitigation measures related to fire protection service).
The site is accessed via SW 7th Street, which has frontage improvements.
The existing storm drainage system will require minor modifications, but is otherwise sufficient to
handle increased discharge, if there is any.
City of Renton water and wastewater departments would provide these services to the site.
10. Prevention of neighborhood deterioration and blight
The proposal would result in development on a property that has been a surface parking lot. At least
one vehicle has been abandoned on the property.
The design and landscaping of the new development would reduce the likelihood that the
neighborhood would suffer 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.
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D. Findings
Adi trative Site Plan Review Staff Report
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Having reviewed the written record in the matter, the City now enters the following:
1) Request: The Applicant has requested Site Plan Approval for redevelopment of an existing
surface parking lot into an office I manufacturing building for Harper Engineering, Inc.
2) Environmental Review: The applicant's file containing the application, State Environmental
Policy Act (SEPA) documentation, the comments from various City departments, the public
notices requesting citizen comment, and other pertinent documents was entered as Exhibit
No. 1. A Determination of Non-Significance was made by the Environmental Review
Committee on August 27, 2007.
3) Site Plan Review: 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. 5 -9.
4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan
designation of Employment Area -Valley (EA-V).
5) Zoning: The subject proposal complies with the zoning requirements and development
standards of the Medium Industrial (IM) Zoning designation.
6) Existing Land Use: Land uses surrounding the subject site are similar to the proposed
project on all sides. The zoning on all sides is IM.
E. Conclusions
1) The subject proposal complies with the policies and codes of the City of Renton provided that
the applicant complies with the Mitigation Measures adopted by the Environmental Review
Committee.
2) The proposal complies with the Comprehensive Plan designation of Employment Area -
Valley, and the zoning designation of Medium Industrial.
F. Decision
The Site Plan for the Harper Engineering, Inc. facility, File No. LUA-07-077, is approved as
proposed.
EFFECTIVE DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
Neil Watts, Development Serv;ces o;rector date
Site Plan Review Report 07-077.doc
City of Renton P/B/PW Department
HARPER ENGINEERING ON 7TH
REPORT OF OCTOBER 24, 2007
TRANSMITTED this 24 10 day of October, 2007, to the owner:
Puget Sound Electrical JATC
550 SW J1h Street
Renton WA 98055
TRANSMITTED this 24" day of October, 2007, to the applicant/contact:
Marci Roubicek
Craft Architects
1932 First Ave, Suite 408
Seattle WA 98126
TRANSMITTED this 24 1h day of October, 2007, to the parties of record:
O.J. Harper
Harper Engineering
200 S. Tobin St
Seattle WA 98055
TRANSMITTED this 24'" day of October, 2007, to the following:
Larry Meckling, Building Official
Bob Van Horne, Deputy Fire Chief
Jennifer Henning, Current Planning Manager
Renton Reporter
Ac ·strative Site Pian Review Staff Report
LUA-07-077 SA-A, ECF
Page 11 of 11
Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or
before 5:00 PM on November 7, 2007 (14 days from the decision date).
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 98057.
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.
Site Plan Review Report 07-077.doc
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ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE· MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Harper Engin.,...ring Site 0..velopmenl
PROJECT NUMBER: LUA07-077, SA-A, ECF
LOCATION: 700 SW 7'" Stroot
DESCRIPTION: The applicant is r&questlng Environmental (SEPA) Review and AdmjnislraUve Site Plan
approval of a proposed new structure with associated parking. Toe 2.22 acre property is currently used a!I a
landscaped and paved parking area. The 20,700 sf building would be used as an office I laboratory and
manufacturing facility.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeale of the envlronmental determination must be filed in writing on or before 5:00 PM on September 18, 2007.
Appealll muost be, fllod in writing togother wllh th& required $7S.OO application fee with: Hearing Examiner, City or
R&nton, 1055 South Grady Way, Renton, WA 9B057. Appeals to the E~amlner are gov"tnad by City of Renton
Munlclp,al Cod" ~ctlon 4-8-110.B. Additional infonnatlon regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430--6510.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND
ALL PARTIES NOTIFIED
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please tnclude the project NUMBER when calling for proper flle identification.
CERTIFICATION
I, 5£-ru tt/!E:.g , hereby certify that~ copies of the above documell.~\""III
were posted by me m .., conspicuous places or nearby the described property ..n:'~'{NN H-1.'.'ti,. ~ .:::-f<-. 1-''\\,\\',/"-')("-<'-,'Yf.
(?__A L!,.J~ ~f ~'. ,ti/, {, ~~,,
DATE: 1·3f-<ri: SIGNED: 7 rrtr 'i7r) fit"' ~o 1 "''f1. '··:\\.\
~ u ,,
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residingJp. \, g ~
~I t!\-.., "°uf!\... "-' !0~ E '/. .,... ,,, < 'Q ~ J: u 1... ,, 0, ,, -19· \ _ .. -,.~.:
.,;5....,QQ..,,,.TI"""_P,.,cc __ , on the "I day of :S~w ' "''"" ~~
NOTARY \\\\~,,,,,,,
./'
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 29th day of August, 2007, I deposited in the mails of the United States, a sealed envelope
containing ERC Determination documents. This information was sent to:
Name
Agencies
Puget Sound Electrical JATC
Kathy Craft, Craft Architects
Marci Roubicek
O.J. Harper
(Signature of Sender): ~ ~
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
See Attached
Owner
Applicant
Contact
Owner
Project Name: Harper Engineering Site Development
Project Number: LUA07-077, SA-A, ECF
template. affidavit of service by mailing
Representing
Dept. of Ecology •
Environmental Review Section
PO Box 47703
Olymoia, WA 98504-7703
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
: WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept.
' c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 160'h Ave SE 39015 -172'' Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
.
WSDOT Northwest Region • Duwamish Tribal Office ' Muckleshoot Cultural Resources Program •
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172'' Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers ' KC Wastewater Treatment Division * Office of Archaeology & Historic
Seattle District Office Environmental Planning Supervisor Preservation*
Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer
PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98124 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343
Boyd Powers •
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv. City of Newcastle City of Kent
Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director
Renton, WA 98055-1219 13020 SE 72'' Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Metro Transit Puget Sound Energy City of Tukwila
Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official
Gary Kriedt Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner 3190 160'h Avenue SE
700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
template . affidavit of service by mailing
ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Harper Engineering Site Development
PROJECT NUMBER: LUA07-077, SA-A, ECF
LOCATION: 700 SW 7"' Street
DESCRIPTION: The applicant is requesting Environmental {SEPA) Review and Administrative Site Plan
approval of a proposed new structure with associated parking. The 2.22 acre property is currently used as a
landscaped and paved parking area. The 20,700 sf building would be used as an office I laboratory and
manufacturing facility.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on September 18, 2007.
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 98057. Appeals to the Examiner are governed by City of Renton
Municipal Code Section 4·8·110.B. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430·6510.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND
ALL PARTIES NOTIFIED.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file identlffoafioh:·
*'
CIT., F RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P,E,, Administrator
c~"~Y ~..¢;
~ ::! i Kathy Keolkcr, Mayor ?2>N't01,;.--------------------------
August 29, 2007
Marci Roubicek
Craft Architects
1932 First Avenue ste: #408
Seattle, WA 98126
SUBJECT: Harper Engineering Site Development
LUA07-077, SA-A, ECF
Dear Ms, Roubicek:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you
that they have completed their review of the subject project and have issued a threshold
Determination of Non-Significance-Mitigated with Mitigation Measures, Please refer to the
enclosed ERC Report and Decision, Part 2, Section A for a list of the Mitigation Measures.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM
on September 18, 2007. 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
98057. Appeals 'to the Examiner are governed by City of Renton Municipal Code Section 4-8-
110.8. Additional information regarding the appeal process may be obtained from the Renton
City Clerk's Office, (425) 430-6510,
If the Environmental Determination is appealed, a public hearing date will be set and all parties
notified. 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,
J:31;~-J.J.d-J'_.)~~
Elizabeth Higgins, AICP
Senior Planner
Enclosure
cc: · Puget Sound Electrical JA TC, O.J. Harper/ Owner(s)
Kathy Craft I Applicant
-------I-0-55_S_o_u_th_G_ra_d_y_W_ay---R-e_n_to-n,-W-a-s-h1-.n-gt-on_9_80_5_7 ______ ~
@ This paper contains 50% recycled material, 30%.postconsumer
AHEAD OF THE CURVE
+ + +
CIT' F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
0~"'~1<0,.
~ ~ < Kathy Keo\kcr, Mayor ~N'f0:)'--------------------------------
August 29, 2007
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: Environmental Determination
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by
the Environmental Review Committee (ERC) on August 27, 2007:
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
PROJECT NAME: Harper Engineering Site Development
PROJECT NUMBER: LUA07-077, SA-A, ECF
LOCATION: 700 SW 7'" Street
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review of a proposed
new structure with associated parking. The 2.22 acre property is currently
used as a landscaped and paved parking area. The 20,700 sf building
would be used as an office/ laboratory and manufacturing facility.
Appeals of the environmental determipation must be filed in writing on or before 5:00 PM on
September 18, 2007. 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 98057. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
If you have questions, please call me at (425) 430-7382.
For the Environmental Review Committee,
Elizabeth Higgins, AICP
Senior Planner
cc: King County Wastewater Treatment Division
WDFW, Stewart Reinbold
David F. Dietzman, Department of Natural Resources
WSDOT, Northwest Region
Duwamish Tribal Office
Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance)
Melissa Calvert, Muckleshoot Cultural Resources Program
US Army Corp. of Engineers
Stephanie Kramer, Office of Archaeology & Historic Preservation
Enclosure ~
------,-0-55_S_o-uth_Gra_d_y_W_a_y--~Re-n-to_n_, W-as-hi-ngt-on-98-0-57--~---RE N T O N
@ ·This papel"contains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA-07-077 SA-A, ECF
Kathy Craft, Craft Architects, PLLC
Harper Engineering Site Development
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review of a proposed
new structure with associated parking. The 2.22 acre property is currently used as a landscaped and paved
parking area. The 20,700 sf building would be used as an office I laboratory and manufacturing facility.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
700 SW 7th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1.. The project shall be required to follow the recommendations .of the "Geotechnical Engineering Design
Study, Harper Engineering Building," by Hart Crowser, dated July 18, 2007.
2. Should evidence of a historic site be found during si.te development, work shall be stopped and the
. applicant required to submit an archaeological resource survey of the site. This survey shall conform to the
requirements and standards of the Washington State· Office of Arch1ieology and Historic Preservation and
must . be conducted under· the on-site supervision of a state-approved archaeologist. Work shall
recommence when approval is received from the Office of Archaeology and Historic Preservation.
3. The applicant shall pay a transportation impact fee of $75.00 for each new trip, estimated to be $5,930.
The fee would be required prior to issuance of building permits. ·
4: -The applicant shall pay a fire impact fee based.on $0,52 per square foot of building area. The fee would be
required prior to issuance of building permits.
ERC Mitigation Measures Page 1 of 1
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA-07-077 SA-A, ECF
Kathy Craft, Craft Architects, PLLC
Harper Engineering Site Development
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review of a proposed
new structure with associated parking. The 2.22 acre property is currently used as a landscaped and paved
parking area. The 20,700 sf building would be used as an office/ laboratory and manufacturing facility.
LOCATION OF PROPOSAL:
LEAD AGENCY:
700 SW 7th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
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 a(n to 3:30 pm, Monday through Friday unless otherwise
-approved by the Development Services Division. The. Development Services Division reserves the right to rescind
the approved extended haul hours arany time ii ci()r'(iplaints are received. .
2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground
cover over any portion of the site that is graded or cleared of vegetation and Where no further construction work will
occur Within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the
current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed
between. the dates of November 1st and March 31st of each year: The Oii!Velopment Services Division's approval of
this work js required prior to final inspection and approval of the permit
3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the
hours between seven o'clock (7:00) a.m. and eight <:fclqck .(8:00) p.m., Monday through Friday. Work on Saturdays
shall be restricted to the hours between nine o'clock (9:00) a.m, and eight o'clock (8:00) p.m. No work shall be
permitted on Sundays.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Water
1. The proposed building will require a minimum of a 10-inch loop, with two connections to an existing 12-inch water
main fronting the property along SW 7th Street. A minimum of 5 gate valves will be required for isolation purposes.
2. The derated fire flow in the area is approximately 5,500 gpm. Static ,pressure is approximately 75 psi.
. 3. The preapplication comments identified an additional 8-inch water main (W-0915) within the property. This main was
never constructed and cannot be counted toward the fire flow available to the site.
4, The proposed structure will require 3,250 available gpm with one Fire hydrant within 150 ft. and (3) additional fire
hydrants within 300 ft. of the structure. Each new fire hydrant must be capable of delivering a minimum of 1,000 gpm
and meet Renton Standard specifications including, but not limited to storz adaptors. There is an existing fire hydrant
within 300 ft of the property, but might not be counted due to its location on the south side of SW 7th Street.
5. A Water System development Charge of $0.273 per gross square foot of property, but not less than $1,956.00, and
is payable at time of issuance of a construction permit.
E~C_ Advisory Notes Page 1 of2
6. Fire sprinkler connection with DuCVA will be required and located per Fire Marshall direction and approval.
7. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices.
Location of device shall be shown on civil plans and shall show note "Separate plans and utility permit for DDCVA
installation for Fire Sprinkler System will be required". DDCVA installations outside of the building shall be in
accordance with the City of Renton Standards.
8. For DDCVA installation inside the building, applicant shall submit a copy of the mechanical plan showing the location
and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the
City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building
floor slab. Installation of devices shall be in the horizontal position only.
Sanitary Sewer
1. There is an existing 8-inch sewer main fronting the property along SW 7th Street.
2. No sewer main extension is required.
3. Any gravity fed system directly connected to the City of Renton sewer system requires a backfiow device.
4. The Sanitary Sewer System Development Charges (SOC) is $0.142 per gross square foot of property, but not less
than $1,017.00, and is payable at ti.me of issuance of a construction permit.
Surface Water
1. This site drains to the Black River basin.
2. The preliminary drainage report plan identifies that with the modifications of the proposed development, the total area
of impervious surface subject to vehicular traffic will be substantially reduced.
3. There is in place an existing conveyance system localed on site that routes all stormwater runoff into a detention
vault sized in accordance with. 1990 King County, Washington Surface Water Design Manual (KCSWDM) in March of
2001. No modifications are proposed or required with the.detention vault in the center portion of the project site,
which discharges into SW 7th Street. The minor modification addition of 12-inch pipe to the conveyance system will
likely be more than sufficient to convey runofffr6m theproject si1e to the existing system.
4. The Surface Water System Development Charge (SOC) is. $0.265 per square foot of new impervious surface, but not
less than $759. These are payable at the time the utifity construction permit is issued. The fee most likely has been
paid. Final fee will be determined at site plan application. ·
5. Erosion control needs to comply with the Department of Ecology's most current Stormwater Manual.
Transportation
1. There are street improvements in SW 7th Street. No additional improvements are required.
2. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip
generation manual.
3. All wire utilities shall be installed underground per the City of Renton 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
· 1. Permit application must include an itemized cost of construction estimate for these improvements.
RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. ·
2. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if
complaints are received.
ERG Advisory Notes Page 2 of 2
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA-07-077 SA-A, ECF
Kathy Craft, Craft Architects, PLLC
Harper Engineering Site Development
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review of a proposed
new structure with associated parking. The 2.22 acre property is currently used as a landscaped and paved
parking area. The 20,700 sf building would be used as an office/ laboratory and manufacturing facility.
LOCATION OF PROPOSAL:
LEAD AGENCY:
700 SW 7th Street
The 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 the environmental determination must be filed in writing on or before 5:00 PM on September 18, 2007.
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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-11 O.B. 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:
' ,n
Gregg immerman, Administrator
Planning/Building/Public Works
TenyHigas yama, Administrator
Community Services
September 1, 2007
August 27, 2007
8),9.7 /97
Date
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
August 27, 2007
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Terry Higashiyama, Community Services Administrator
I. David Daniels, Fire Chief
Alex Pietsch, EDNSP Administrator
From: Jennifer Henning, Development Planning
Meeting Date: Monday,August27, 2007
Time: 3:00 PM
Location: Sixth Floor Conference Room #620
Agenda listed below.
THE FOLLOWING IS A CONSENT AGENDA
Harper Engineering on 7'" (Higgins)
LUA0?-077, SA-A, ECF
The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposed new
structure with associated parking. The 2.22 acre property is currently used as a landscaped and paved parking area.
The 20,700 sf building would be used as an office/ laboratory and manufacturing facility.
Airport Soil Remediation (Ding)
LUA0?-081, SME, ECF
The applicant has requested Environmental (SEPA) Review and a Shoreline Exemption for the removal of
contaminated soil at the Renton Municipal Airport. Two areas are proposed to be excavated to the water table
(approximately 5 to 8 feet below grade), one to the north of the T-Hangar and the other to the east of the T-Hangar. II
is estimated that approximately 1,300 cubic yards of contaminated soil will be removed from the site. Once the soil is
removed, the site will be backfilled with clean, compacted fill material and overlying pavement. The project site is
located within the 200-foot shoreline buffer of the Cedar River. The Cedar River is designated as an Urban
Environment at this location.
cc: K. Keolker, Mayor
J. Covington, Chief Administrative Officer
S. Dale Estey, EDNSP Director®
C. Walls, Fire Prevention
N. Watts, P/B/PW Development Services Director ®
F. Kaufman, Hearing Examiner
M. Peterson, Fire Prevention ®
J. Medzegian, Council
P. Hahn. P/B/PW Transportation Systems Director
R. Lind, Economic Development
L. Warren, City Attorney ®
REPORT
&
DECISION
Date:
Project Name:
Applicant:
Owner:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
Project Location Map
City of Renton
Department of Planning I Building I Public Works
ENVIRONMENTAL REVIEW COMMITTEE
August 27, 2007
Harper Engineering Site Development
Kathy Craft
Craft Architects, PLLC
1932 First Avenue, Suite 408
Seattle WA 98101
O.J. Harper; Harper Engineering
200 S. Tobin Street
Renton, WA 98055
LUA-07-077 SA-A, ECF
Elizabeth Higgins, Senior Planner
The applicant is requesting Environmental (SEPA) Review of a proposed new
structure with associated parking. The 2.22 acre property is currently used as
a landscaped and paved parking area. The 20,700 sf building would be used
as an office / laboratory and manufacturing facility.
700 SW ?'h Street
NIA Proposed New Building Area: 20,700 sf
96,749 sf/ 2.22 A Total Impervious Area on site: 81,688 sf (84%)
ERC Staff Report 07-077.doc
City of Renton P/8/PW Department
HARPER ENGINEERING ON 7TH
REPORT OF AUGUST 27, 2007
II PART ONE: PROJECT DESCRIPTION/BACKGROUND
En nta! Review Committee Staff Report
LUA-07-077 SA-A, ECF
Page 2 of 8
The proposal is for a new office and manufacturing facility for Harper Engineering Co., a Renton
business in operation since the late 1960's. Harper Engineering designs, develops, and tests
technologies for the production of mechanical hardware for the aviation industry. Harper is a
supplier of aircraft custom interior hardware. Harper intends to relocate to the project site, which
would double the size of their current facility.
The project site is located on the north side of SW 7th Street and has a Burlington Northern Santa Fe
RR right-of-way abutting the west and north property lines.
The property has the Employment Area -Valley (EA-V) land use designation on the City of Renton
Comprehensive Plan Land Use Map and is zoned Medium Industrial (IM).
The site was paved and landscaped in 2001. A portion of this existing development would remain as
part of the new project. The vicinity of the proposed project is primarily developed with office and
light industrial and manufacturing or assembly uses.
The proposal is to develop the property with a one and a half (mezzanine level) story, slab-on-grade
building. The building would be sited primarily on the east portion of the somewhat triangular (260
foot by 465 foot), 2.22 acre property. The proposed structure would be situated at the existing grade,
therefore no significant grade changes would be required. Some excavation of existing soil would be
necessary at the building location (see discussion below). The volume of cut would be approximately
7,000 cubic yards and the fill would be 4,000 cy. (A fill source statement is a requirement of the
Renton Municipal Code.)
Existing parking for parking for 48 vehicles on the west side of the building would remain. Additional
existing parking on the north would be slightly reconfigured for new parking stalls. With additional
new parking areas, the total number of spaces dedicated for parking would be 106, including 4
accessible spaces.
Two vehicle entries to the site would be off SW 7'h Street. A 33'-10" fire lane would be located
between the building and the east property line.
The approximately 7,820 sf of office space, on 2 levels located at the south portion of the building
and fronting on SW 7th Street, would provide the headquarters for Harper Engineering. The
remainder of the first floor would consist of areas for manufacturing, assembly/manufacturing, and
shipping/receiving. The building would have 2 interior stairways between the first and second floors.
The height to the top of the parapet fronting SW 7th Street would be 27 feet.
Trash and recycling containers would be within screened enclosures at the rear of the building and
would be accessed from the north.
Much of the existing landscaping would be preserved, particularly around the site perimeter and
within the parking area to remain. Additional landscaping has been proposed where the current
developed area would be disturbed.
ERC Staff Report 07-077.doc
City of Renton P/8/PW Department
HARPER ENGINEERING ON 7™
REPORT OF AUGUST 27, 2007
II PART TWO: ENVIRONMENTAL REVIEW
En
A. Environmental Review Committee Mitigation Measures
ntal Review Committee Staff Report
LUA-07-077 SA-A, ECF
Page 3 of 8
Based on an analysis of probable impacts from the proposed project, the following mitigation
measures are recommended for the Mitigated Determination of Non-Significance:
1. The project shall be required to follow the recommendations of the "Geotechnical Engineering
Design Study, Harper Engineering Building," by Hart Crowser, dated July 18, 2007.
2. Should evidence of a historic site be found during site development, work shall be stopped and
the applicant required to submit an archaeological resource survey of the site. This survey shall
conform to the requirements and standards of the Washington State Office of Archaeology and
Historic Preservation and must be conducted under the on-site supervision of a state-approved
archaeologist. Work shall recommence when approval is received from the Office of
Archaeology and Historic Preservation.
3. The applicant shall pay a transportation impact fee of $75.00 for each new trip, estimated to be
$5,930. The fee would be required prior to issuance of building permits.
4. The applicant shall pay a fire impact fee based on $0.52 per square foot of building area. The
fee would be required prior to issuance of building permits.
B. Environmental Impacts
The proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development.
The ERC review identified the following probable impacts from the proposed project:
1. Earth
Impacts: The applicant submitted a "Geotechnical Engineering Design Study, Harper
Engineering Building," by Hart Crowser, dated July 18, 2007. The report describes that the
site is essentially flat, with slopes at about 3 percent. [The exception is where the Burlington
Northern Railroad tracks are elevated above the site. The banks of these areas are sloped in
excess of 25 percent.]
The conclusions of the Design Study are based on field observation, analysis of material
excavated on site at 3 borings, and previous work on the site by the same consulting firm
completed in 2000.
The asphalt-paved site is underlain by very soft silt and clay that contain variable amounts of
fine sand. These soft, compressible soils generally extend to a depth of about 7 to 17 feet.
Laboratory tests indicate these soils to be of low plasticity. These soils will generally govern
the design of the preload, surcharge, and the shallow footing foundations.
Beneath this highly compressible zone, loose to medium dense sand with varying amounts of
gravel was encountered. This sand layer becomes medium dense at a depth of 13 to 24 feet
and then dense at a depth of about 25 to 35 feet. The upper portions of this sand layer were
loose and contained trace amounts of organic material. This sand is relatively much less
compressible than the overlying silt and clay.
ERG Staff Report 07-077.doc
City of Renton P/B/PW Department
HARPER ENGINEERING ON 7TH
REPORT OF AUGUST 27, 2007
En ntal Review Committee Staff Report
LUA-07-077 SA-A, ECF
Page 4 of 8
At a depth of about 64 feet, hard, sandy silt with ash pumice was encountered. Although it is
not expected that the current proposal would encounter this material, it would be suitable for
support of deep foundations.
Groundwater was encountered across the site at a depth of about 10.5 to 11.5 feet. The
presence of mottling indicates that the depth of this groundwater fluctuates.
The Design Study addresses the potential for liquefaction of site soils. This situation is
prevalent throughout the downtown Renton area and immediate surrounding vicinity due to
groundwater and historic filling in the area.
The report states that the earth underlying the site will have sufficient strength to support the
proposed structure if recommendations for excavation, subgrade preparation and
foundations are followed. Approximately 7,000 cy of material would be removed and 4,000
cy yards of imported fill required.
With the geotechnical report recommendations, the project would provide adequate
mitigation of possible impacts. Staff recommends that the project be required to follow the
recommendations of the "Geotechnical Engineering Design Study, Harper Engineering
Building," by Hart Crowser, dated July 18, 2007.
Mitigation Measures: The project shall be required to follow the recommendations of the
"Geotechnical Engineering Design Study, Harper Engineering Building," by Hart Crowser,
dated July 18, 2007.
Policy Nexus: RMC 4-4-060 Grading, Excavation, and Mining Regulations; SEPA
2. Air
Impacts: There would be temporary negative impacts to air quality caused by dust and
equipment exhaust during site and building construction. Following construction, exhaust
from automobiles and trucks would be expected. Such emissions are controlled by state and
federal regulations.
Mitigation Measures: No further mitigation recommended.
Policy Nexus: N/A
3. Surface Water
Impacts: The project site is located within the South Renton Subbasin of the Black River
Drainage Basin.
The applicant submitted a "Technical Information Report," by Barghausen Consulting
Engineers, Inc, dated July 5, 2007.
The site is fully developed at the present time. Portions of the existing parking area would be
removed and replaced with a building and reconfigured parking. There is an existing
stormwater conveyance system located on at the center of the site that routes all stormwater
runoff into a detention vault sized in accordance with the 1990 King County Surface Water
Design Manual in March of 2001. Treated surface water is subsequently discharged to SW
7th Street.
ERC Staff Report 07-077.doc
City of Renton PIBIPW Department
HARPER ENGINEERING ON 7TH
REPORT OF AUGUST 27, 2007
En .ntal Review Committee Staff Report
LUA-07-077 SA-A, ECF
Page 5 of 8
Because the proposed project would not increase the amount of impervious surface by more
than 5,000 sf (increase of 3,563 sf) and since it is also decreasing the amount of impervious
surface subject to vehicular traffic, there are no modifications proposed to the existing
detention vault. Catch basins would be added.
Mitigation Measures: No further mitigation recommended.
Policy Nexus: N/A
4. Vegetation
Impacts: The property has existing landscaping which would be primarily preserved and
augmented with additional landscaping where disturbance would be necessary due to
construction.
All pervious areas of the site must, by Renton Municipal Code, be landscaped appropriately.
Parking area landscaping is also required.
Mitigation Measures: No further mitigation recommended.
Policy Nexus: N/A
5. Noise
Impacts: Although elevated noise levels during construction can be anticipated, they would
be temporary. It does not appear that the industrial uses surrounding the property would be
noise-sensitive.
No long-term or permanent noise is expected from the future use of the site.
Mitigation Measures: No mitigation recommended.
Policy Nexus: N/A
6. Light and Glare
Impacts: Building-mounted architectural lighting has been proposed. The project would
require parking lot lighting for security purposes.
Mitigation Measures: No mitigation recommended.
Policy Nexus: N/A
7. Historic and Cultural Preservation
Impacts: The is a high likelihood that archaeological artifacts or a historic site could be
encountered during project construction. This is due to the site's proximity to former
archaeological discoveries along the former site of the Black River.
Should evidence of a historic site be found during site development, work shall be stopped
and the applicant required to submit an archaeological resource survey of the site. This
survey shall conform to the requirements and standards of the Washington State Office of
ERC Staff Report 07-077.doc
City of Renton P/8/PW Department
HARPER ENGINEERING ON 77
"
En ,ntal Review Committee Staff Report
LUA-07-077 SA-A, ECF
REPORT OF AUGUST 27, 2007 Page 6of8
Archaeology and Historic Preservation and must be conducted under the on-site supervision
of a state-approved archaeologist.
Work can not recommence until approval is received from the Office of Archaeology and
Historic Preservation.
Mitigation Measures: Should evidence of a historic site be found during site development,
work shall be stopped and the applicant required to submit an archaeological resource
survey of the site. This survey shall conform to the requirements and standards of the
Washington State Office of Archaeology and Historic Preservation and must be conducted
under the on-site supervision of a state-approved archaeologist. Work shall recommence
when approval is received from the Office of Archaeology and Historic Preservation.
Nexus: SEPA, Transportation Mitigation Fee Ordinance No. 3100.
8. Transportation
Impacts: The project would be accessed, by means of existing curb cuts, from SW 7th Street,
designated a Minor Arterial on the City of Renton Arterials Map.
No street improvements would be required for this project.
Transportation impact fees would be assessed for the project at the rate of $75.00 per trip for
an estimated 79.07 trips {International Transportation Engineers Manual -Manufacturing
use, estimated to be 3.82 trips for every 1000 sf of building area). The estimated
Transportation Impact Fee would be $5,930.
Mitigation Measures: The applicant shall pay a transportation impact fee of $75.00 for each
new trip, estimated to be $5,930. The fee would be required prior to issuance of building
permits.
Policy Nexus: SEPA
9. Public Services
Impacts: The Fire Prevention Bureau and Police Department have indicated they have the
ability to provide service to the project provided required improvements are made and a Fire
Impact Fee is assessed. The Fire Impact Fee would be based on $0.52 feet per square foot
for the proposed building.
Mitigation Measures: The applicant shall pay a fire impact fee based on $0.52 per square
foot of building area. The fee would be required prior to issuance of building permits.
Policy Nexus: SEPA
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing on or before 5:00 PM on September 18, 2006 .. 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 98057.
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
ERC Staff Report 07-077.doc
City of Renton P/8/PW Department
HARPER ENGINEERING ON 7TH
En ntal Review Committee Staff Report
LUA-07-077 SA-A, ECF
REPORT OF AUGUST 27, 2007 Page 7 of 8
··--·. ------··----------------~
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. The Development Services Division reserves the right to
rescind the approved extended haul hours at any time if complaints are received.
2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground
cover over any portion of the site that is graded or cleared of vegetation and where no further construction work
will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in
the current King County Surface Water Management Design Manual as adopted by the City of Renton may be
proposed between the dates of November 1st and March 31st of each year. The Development Services Division's
approval of this work is required prior to final inspection and approval of the permit.
3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to
the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work
shall be permitted on Sundays.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Water
1. The proposed building will require a minimum of a 10-inch loop, with two connections to an existing 12-inch water
main fronting the property along SW 7th Street. A minimum of 5 gate valves will be required for isolation
purposes.
2. The derated fire flow in the area is approximately 5,500 gpm. Static pressure is approximately 75 psi.
3. The preapplication comments identified an additional 8-inch water main (W-0915) within the property. This main
was never constructed and cannot be counted toward the fire flow available to the site.
4. The proposed structure will require 3,250 available gpm with one Fire hydrant within 150 ft. and (3) additional fire
hydrants within 300 ft. of the structure. Each new fire hydrant must be capable of delivering a minimum of 1,000
gpm and meet Renton Standard specifications including, but not limited to storz adaptors. There is an existing
fire hydrant within 300 ft of the property, but might not be counted due to its location on the south side of SW 7th
Street.
5. A Water System development Charge of $0.273 per gross square foot of property, but not less than $1,956.00,
and is payable at time of issuance of a construction permit.
6. Fire sprinkler connection with DDCVA will be required and located per Fire Marshall direction and approval.
7. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices.
Location of device shall be shown on civil plans and shall show note "Separate plans and utility permit for DDCVA
installation for Fire Sprinkler System will be required". DDCVA installations outside of the building shall be in
accordance with the City of Renton Standards.
8. For DDCVA installation inside the building, applicant shall submit a copy of the mechanical plan showing the
location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance
with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through
the building floor slab. Installation of devices shall be in the horizontal position only.
Sanitary Sewer
1. There is an existing 8-inch sewer main fronting the property along SW 7th Street.
2. No sewer main extension is required.
3. Any gravity fed system directly connected to the City of Renton sewer system requires a backflow device.
4. The Sanitary Sewer System Development Charges (SDC) is $0.142 per gross square foot of property, but not
less than $1,017.00, and is payable at time of issuance of a construction permit.
Surface Water
1. This site drains to the Black River basin.
2. The preliminary drainage report plan identifies that with the modifications of the proposed development, the total
area of impervious surface subject to vehicular traffic will be substantially reduced.
3. There is in place an existing conveyance system located on site that routes all stormwater runoff into a detention
vault sized in accordance with 1990 King County, Washington Surface Water Design Manual (KCSWDM) in
March of 2001. No modifications are proposed or required with the detention vault in the center portion of the
project site, which discharges into SW 7th Street. The minor modification addition of 12-inch pipe to the
conveyance system will likely be more than sufficient to convey runoff from the project site to the existing system.
ERG Staff Report 07-077.doc
City of Renton P/B/PW Department
HARPER ENGINEER/NG ON 7 7
H
En nta/ Review Committee Staff Report
LUA-07-077 SA-A, ECF
REPORT OF AUGUST 27, 2007 Page Bot 8
~------------------·--~·--·-~~-----~
4. The Surface Water System Development Charge (SOC) is $0.265 per square foot of new impervious surface, but
not less than $759. These are payable at the time the utility construction permit is issued. The fee most likely has
been paid. Final fee will be determined at site plan application.
5, Erosion control needs to comply with the Department of Ecology's most current Stormwater Manual.
Transportation
1. There are street improvements in SW 7th Street. No additional improvements are required.
2. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip
generation manual.
3. All wire utilities shall be installed underground per the City of Renton 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
1. Permit application must include an itemized cost of construction estimate for these improvements.
RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if
complaints are received.
ERC Staff Report 07-077.doc
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City of Renton Department of Planning I Building I Public VVorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 20, 2007
APPLICATION NO: LUA07-077, SA-A, ECF DATE CIRCULATED: AUGUST 6, 2007
APPLICANT: Craft Architects PROJECT MANAGER: Elizabeth Hi ins
PLAN REVIEW: Jan Illian
SITE AREA: 96,749 s uare feet BUILDING AREA ross : N/A
LOCATION: 770 SW 7'h Avenue WORK ORDER NO: 77784 6 2007
SUMMARY OF PROPOSAL: The applicant requests adminstrative Site Plan Approval and Environmente~0IIIU111<9t,jce and
manufacturing facility. The site is zoned Industrial Medium and located at 770 SW 7th Street. The project site is currerifry used as a
parking lot. The proposed plan is to construct a 20,700 sq. ft. building on the east side of the property, with 106 surface-level parking
stalls. The propsed building will serve as office headquarters and a manufacturing facility for avionics hardware.
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
Eatth Housina
Air Aesthetics
Water Lioht/G/are
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoortation
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 GOV t:"'r"VI, r1, I B.c.,
h:>//ot,.i..J v ~"-"" vtAu< """'"" of 2,f,;:;......_5 of
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 nenton Department of Planning I Building I Public Narks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: F,·r-.,,i'\m ,, . [I?\/ COMMENTS DUE: AUGUST 20, 2007
APPLICATION NO: LUA07-077, SA-A, ECF DATE CIRCULATED: AUGUST 6, 2007
APPLICANT: Craft Architects PROJECT MANAGER: Elizabeth Hinnins
PROJECT TITLE: Harner Ennineerinn on y'h PLAN REVIEW: Jan Illian
SITE AREA: 96,749 snuare feet BUILDING AREA lnross\: N/A
LOCATION: 770 SW 7'h Avenue I WORK ORDER NO: 77784
SUMMARY OF PROPOSAL: The applicant requests adminstrative Site Plan Approval and Environmental Review for new office and
manufacturing facility. The site is zoned Industrial Medium and located at 770 SW 7th Street. The project site is currently used as a
parking lot. The proposed plan is to construct a 20,700 sq. ft. building on the east side of the property, with 106 surface-level parking
stalls. The propsed building will serve as office headquarters and a manufacturing facility for avionics hardware.
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
Ear1h Housin'"'
A,r Aesthetics
Water Uaht/G!are
Plants Recreation
Land/Shoreline Use Utilities
Animals Trans~~rtation
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 parlicufar 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.
It(/)(_/
Signature of Director or Authorized Representative Date
City of Renton Department of Planning I Building I Public Wor(<s
ENVIRONMENTAL & DEVELOPMENT APPLICATION IEW SHEET
REv1Ew1NG DEPARTMENT: Pa r-lL"' COMMENTS DUE: AUGUST ·20, 2007
APPLICATION NO: LUA07-077, SA-A, ECF DATE CIRCULATED: AUGUST 6, 2007
APPLICANT: Craft Architects PROJECT MANAGER: Elizabeth Hinnins
PROJECT TITLE: Hamer Enaineerina on 7'h PLAN REVIEW: Jan Illian
SITE AREA: 96,749 sauare feet BUILDING AREA /aross): NIA
LOCATION: 770 SW 7'h Avenue I WORK ORDER NO: 77784
SUMMARY OF PROPOSAL: The applicant requests adminstrative Site Plan Approval and Environmental Review for new office and
manufacturing facility. The site is zoned Industrial Medium and located at 770 SW 7th Street. The project site is currently used as a
parking lot. The proposed plan is to construct a 20,700 sq. ft. building on the east side of the property, with 106 surface-level parking
stalls. The propsed building will serve as office headquarters and a manufacturing facility for avionics hardware.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable Mo,e Element of the Probable Probable Mo,e
Environment Minor Major Information
Impacts Impacts Necessary
Envfronment Minor Major Information
Impacts Impacts Necessary
Earth Housino
Air Aesthetics
Water LiQht!Glare
Plants Recreation
Land/Shoreline Use Utilities
Animals Transoortation
Environmental Health Public Setvices
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
""-1~-1x....___ u< \._ /0),~ 72-y:uc'IJ ~ /; £.,
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 i eded to properly assess this proposal.
/;;.-6 7
Date
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE:
LAND USE NUMBER:
PROJECT NAME:
Aug us: 6 20J7
LUA07-071, SA-A, ECr-
Harper Engineering on ?th
PROJECT DESCRIPTION: The appl,canl req~es1s adm1nstral1vc Site Plan Approval and Environmental
Review for new office and manufaclun;g faccl,ty Ti'e s1le .s 2ane<i Industrial Medium and located at 770 SW 7th Street
The pm1ect s~e is currently 'Jsed as a parking lol The proposeo plan is ta constrnct a 20,700 sq. ft. t>ul'd1ng on the east
s,de of lhe property, w1tll 106 surface-level pa·k,ng stalls The propsed building will serve as oHtce neadquartecs and a
manufacturing fac,l,ty for av1on,cs hard,.,are
PROJECT LOCATION: 77C SW 7" Street
OPTIONAL DETERMINATION Of NON-SIGNIFICANCE, MITIGATED (DNS-M): As lhe Lead Agency. :he City of Renton
has determined that significant environmental impacts are unlikely to res~lt from the proposed project. Therefore. as
permitted under the RCW 43.21C 110, the City of Renton is usang the Opl1ona, DNS-M process to give notice t~at a DNS-
M is likely to be issue,:i. Coriment periods for lhe project and the propose{j DNS-M are •nteg·ated ·nto a single comment
period There wiil be no comment period follow,ng the issuance of the ThrcshoKl Deterrnnabo1 of Non-Sigr.ificarice-
M,tigated (DNS-M) A 14-day appeal penod will follow tne issuomce ol the DNS-M
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
July 25, 2007
August 6 2007
APPLICANT/PROJECT CONTACT PERSON: Ma rel Roubicek, Craft Architects, Tel: (206) 720-7001:
Permits/Review Requested:
Other Pemiils which may be required:
Re,quasted Studies:
Location where application may
be reviawed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Propo,;;&d Project:
Development Regulations
Used For Project Mitigation:
Eml: marcl@creftarchitects.com
Envinmmental !SEPA) Review, Admini5lralive Site Plan approval
Building, Fire and Utility Pannil5
Geotechnical Repon:
Planning1Building/PL1bllc Works Department, Dvvelopment Services
Division, Si~th floor Renton City HaH, 1055 South Grady Way,
Renton, WA 98057
NIA
The subject s,te IS designated Employment Area Valley (EAVJ on the City
of Renton Comprehensive Lard Use Map and Medium Industrial (IM) on
the City's Zoning Mar.
EnwonrnMtal {SEPA) Checklist
The prnJect will be subject to the City's SEPA ordinance, RMC 4-4--030
and other applicable codes and regulations as appropnate
Proposed M1t,gation Measures: -,-:,e 'olluw,og '..\1t,gal1c,n Meas,mos .,,11 likely be 1mposerl "" t1e proposed
prqec! These reccmm~nned M,t1gat en Measure~ adOress prnJACI
1r1pa~!s not ccverec bi e~1stir,g codes a1d regulations as c,te:I above
The app!,u~nl wri! be roqu,re,1 to udy /ne appropnme Tra,i~portanon i.1!/igJt,on Fe~
Comments on the abov~ _application must be subrni!!ed ,n writing to Eli~abeth Higgins, Set1ior Planner
Development Servl;es. Division, 1055 _South Grady Way, Renton, WA 98057, by 5:00 PM on August 20 2007 If 0,;
:~a""p~uest1ons a~au. this proposa·. or \!,f5h lo be n1ade a p:,rty of record ,.,~,i receive add1bo~al not,f,ca:ion by' mJil ~on~cl
no~,f,edoJ;~~~~~~~:~n :~/~~= ;;~J~c~ubm ts wn:'.a~ comments WIii autornat,ca,ly tecome a party 0~ ·e::ord Jrd w,11 be
CONTACT PERSON: Elizabeth Higgins, Senior Planner, Tel: {425) 430-7382·
Eml: ehiggins@ci.renton.wa.us '
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
If you would like to be made a party of record to receive further information on this proposed project complete
this form and return to. City of Renton. Development Planning, 1055 So. Grady Way. Renton, WA s8as7
Name/File No· Harper Engineering on 7th/LUA07-077, SA·A, ECF
NAME
MAILING ADDRESS
TELEPHONE NO.:
CERTIFICATION
SIGNED:
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 6th day of August, 2007, I deposited in the mails of the United States, a sealed envelope
containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This
information was sent to:
Agencies -NOA, Env. Checklist, PMT's See Attached
Marci Roubicek, Craft Architects -Accpt Ltr Contact
Kathy Craft, Craft Architects -Acctp Ltr Applicant
Puget Sound Electrical JA TC -Accpt Ltr, NOA Owner
Surrounding Property Owners -NOA only See Attached
/~ -1. , (Signature of Sender): x.;:L.LJLL:fj V{h:/(1:.,r--
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
Notary (Print): (-l ,'Y\Q"2 r ,< '{ n n
My appointment expires: J -\ 'i. -to
Harper Engineering on 7th
LUA07-077, SA-A, ECF
template -affidavit of service by mailing
. .
Dept. of Ecology •
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region•
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers •
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Jamey Taylor•
Depart. of Natural Resources
PO Box 47015
Olvmoia, WA 98504-7015
KC Dev. & Environmental Serv.
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
AGENCY (DOE) LETTER MAILING
(ERG DETERMINATIONS)
WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. •
c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 1601h Ave SE 39015-172"d Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
Duwamish Tribal Office• Muckleshoot Cultural Resources Program •
4717W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172"' Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division* Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olvmoia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72"' Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities State Department of Ecology
Real Estate Services NW Regional Office
Title Examiner 3190 1601h Avenue SE
700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. •
Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination papervvork.
template -affidavit of service by mailing
132304908602
500 POWELL LLC
1015 3RD AVE #1010
SEATTLE WA 98104
182305925006
BNSF RAILROAD
PROPERTY TAX DEPARTMENT
1700 E GOLF RD 4TH FLOOR
SCHAUMBURG IL 60173
:.8?305925402
1,ict'Tul~t IN\/ESTMtNl LLC
PO BOX 838
MOUNT VERNON WA 98273
214610003102
R L LAWLER INC
6411 77TH AVE SE
MERCER ISLAND WA 98040
214600001009
AMB PROPERTY CORP
60 STATE ST STE 1200
BOSTON MA 02109
182305905206
BURLINGTON NORTH RN SANTA FE
ATTN PROP TAX
PO BOX 96189
FORT WORTH TX 76161
918800003009
PIETROMONACO I L L C
PO BOX 700
MERCER ISLAND WA 98040
214600003005
W & R PROPERTIES LLC
12715 BEL RED RD #100
BELLEVUE WA 98005
214600004102
BECT LLC
PO BOX 749
KENT WA 98035
918800001003
MARSHALL LL C
1110 N 175TH ST STE #220
SHORELINE WA 98133-4912
182305927002
07-ol7
AJeYll1C$
zli,/07
PUGET SOUND ELECTRICAL
APPRENTICESHIP TRAINING TR
550 SW 7TH ST
RENTON WA 98055
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE:
LAND USE NUMBER:
PROJECT NAME:
August 6, 2007
LUA0?-077, SA-A, ECF
Harper Engineering on 7th
PROJECT DESCRIPTION: The applicant requests adminstrative Site Plan Approval and Environmental
Review for new office and manufacturing facility. The site is zoned Industrial Medium and located at 770 SW 7th Street
The project site is currently used as a parking lot. The proposed plan is to construct a 20,700 sq. ft. building on the east
side of the property, with 106 surface-level parking stalls. The propsed building will serve as office headquarters and a
manufacturing facility for avionics hardware.
PROJECT LOCATION: 770 SW y1h Street
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton
has determined that signlficant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the proiect and the proposed DNS-M are integrated into a single comment
period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-
Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPLICATION:
July 25, 2007
August 6, 2007
APPLICANT/PROJECT CONTACT PERSON: Marci Roubicek, Craft Architects, Tel: (206) 720-7001;
Eml: marci@craftarchitects.com
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
Location where application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/Land Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Environmental (SEPA) Review, Administrative Site Plan approval
Building, Fire and Utility Permits
Geotechnlcal Report
Planning/Building/Public Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way,
Renton, WA 98057
N/A
The subject site is designated Employment Area Valley (EAV) on the City
of Renton Comprehensive Land Use Map and Medium Industrial (IM) on
the City's Zoning Map.
Environmental (SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-4-030
and other applicable codes and regulations as appropriate.
I
Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed
project These recommended Mitigation Measures address project
impacts not covered by existing codes and regulations as cited above.
• The applicant will be required to pay the appropriate Transportation Mitigation Fee;
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 20, 2007. If you
have questions about this proposal, or wlsh to be made a party of record and receive additional notification by mail, contact
the Project Manager. Anyone who submits written comments will automatically become a party of record and will be
notified of any decision on this project.
CONTACT PERSON: Elizabeth Higgins, Senior Planner, Tel: (425) 430-7382;
Eml: ehiggins@ci.renton.wa.us
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: Harper Engineering on ?th/LUA0?-077, SA-A, ECF
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
0~(\'Y 0~) Am
CITY F ~ RENTON
+ -~ + Planning/Building/Public Works Department
~ :!: 'i; Kathy Keolker, Mayor Gregg Zimmerman P.E., Administrator ~N~o;-----...;..-----------------------
August 6, 2007
Marci Roubicek
Craft Architects
1932 1st Avenue #408
Seattle, WA 98126
Subject: Harper Engineering on SW ih Street
LUA07-077, SA-A, ECF-PARKING
Dear Ms. Roubicek:
This letter is sent to address an issue related to the proposed parking for the above-
referenced project. The number of spaces allowed, based on the size of the proposed
facility and the uses therein, is between 33 (minimum) and 49 (maximum). These
numbers are derived from the ratio ofbetween 3 and 4.5 spaces for every 1000 net square
feet of office space (6,201 nsf) and 0.1 to 0.15 spaces for every 100 nsf of manufacturing
/ warehouse area (13,529 nsf).
As you are aware, the number of spaces proposed is 106, which exceeds the maximum
number allowed (49 spaces). This situation is complicated by the fact that, although
Harper Engineering intends to provide spaces to the Puget Sound Electrical JATC, that
organization emphatically requested, in 2006, that the condition requiring them to have
the extra spaces be removed so that they could sell the property. In other words, they do
not now need the spaces that are being reserved for them.
Therefore, you may either, a) reduce the number of parking spaces by 57, orb) submit a
letter requesting a Modification of Parking Standards to allow 57 additional spaces over
the maximum number allowed ..
If you choose the former, submit 2 sets of revised full-sized plans and 1 set of 8-1/2" x
11" contact prints, to my attention. If the latter, please direct your request to the Director
of Development Services, Mr. Neil Watts, at the address below.
Please contact me at ( 425) 430-7382 if you have any questions.
Sincerely,
/3-/,~J~
Elizabeth Higgins, AICP
Senior Planner
Cc: Robert Hazel, Harper Engineering Co.
William Bowser, PSEJATC ·
-------l-0-55_S_o_u_th_G_r_ad_y_W_a_y...:,-R--'e-nt-o-n,-W-a-s-hi-ngt-on_9_80_5_7 ______ ~
@ This paper contains 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
August 6, 2007
Marci Roubicek
Craft Architects
1932 l" Avenue #408
Seattle, WA 98126
Subject: Harper Engineering on 7th
LUA07-077, SA-A, ECF
Dear Ms. Roubicek:
CITY JF RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
The Development Planning Section of the City of Renton has determined that the subject
application is complete according to submittal requirements and, therefore, is accepted
for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
August 27, 2007. Prior to that 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,
/3-tJ7;0.d-/_.)~r-
Elizabeth Higgins, AICP
Senior Planner
cc: Puget Sound Electrical JA TC I Owner
Kathy Craft, Craft Architects I Applicant
-------,o-5-5-So_u_th_Gra_d_y_W_a_y---R-en-to_n_,_W_as_h-in_gt_o_n~9-'--80_5_7--'------~
@ This papercontaiiis 50% recycled material, 30% post consumer
AHEAD OF THE CURVE
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: PUGET SOUND ELECTRICAL JATC PROJECT OR DEVELOPMENT NAME:
HARPER ENGINEERING ON 7TH
ADDRESS: 550 SW 7TH STREET
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
CITY: RENTON ZIP: 98055 770 SW 7TH AVE., RENTON WA 98055
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
TELEPHONE NUMBER: 425.228.1777 182305-9270
APPLICANT (if other than owner) EXISTING LAND USE(S): PARKING LOT
NAME: KATHY CRAFT PROPOSED LAND USE(S):
COMMERCIAL BUSINESS/MANUFACTURING
COMPANY (if applicable): CRAFT ARCHITECTS
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: 1932 1 5T AVENUE, SUITE 408 EAY
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: SEATTLE ZIP: 98126 (if applicable): N/A
EXISTING ZONING: INDUSTRIAL MEDIUM
TELEPHONE NUMBER 206.720.7001
PROPOSED ZONING (if applicable): N/A
CONT ACT PERSON
SITE AREA (in square feet): 96,749
NAME: MARCI ROUBICEK
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 0
COMPANY (if applicable): CRAFT ARCHITECTS
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: SAME AS APPLICANT 0
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: ZIP: ACRE (if applicable): N/A
TELEPHONE NUMBER AND E-MAIL ADDRESS:
NUMBER OF PROPOSED LOTS (if applicable): N/A
206. 720. 7001 marci@craftarchitects.com NUMBER OF NEW DWELLING UNITS (if applicable): N/A
Q:web/pw/devservifonns/planning/masterapp.doc 07/24/07
PROJECT INFORM A I ION (continued)
~~1:uu,,,;·c~~Tlli,;~-;i l, ,1·,~,~--:'_~~ 1 I~.-~-·_,,:~,~ :i,ooo/60D--
~-~.LJ,.,l;C1tJ(lj:..,,__::E:rr,p(-l.2F--,rrc11FNTI~ 1,r 'rl I I,, f="L j \J'r 1,1 '
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R~;ILDINGS TO Rfl1..1Al~J l1I .:1;-Jpll,::,-,1)11:;
Si.)UARE FOOTAC;E: or fJF{OPOSF_:J NUN-l~t:.S!ULNTIP..L
BUILDINGS {ii appl1c;ililc) :Z D, 7 DD SP±.. ... ~
I :3,)lJARE FOOTAGE OF FXiS TIM) \JDN-l~ES!OENTl.4L I 8Lll DINGS TO REMI-\IN (it c1;1nl1cnt:ile)
1·;;;~-FWOR ARFA IJf NDN-RE.s1riFf;T_1_A-_L_3_u_1_L_o_1N_G ___ s_1_,1_--1
~
1pµlh:al.,.e)
,UMBER OF El..'PLOYEES TO BE E\IPLOYFD BY THt
l\Jl:VV PROJECT (1f <Jpµ!icablt:J: A PPR.DY... /_i,1':
_J .t..()Uff"E8 Pf-,:(JTFCTIC);'J ,\ht /1 C)t·l[
J J'./JU1FER PR()TECTIU~-J AFI-/\ '.V1:'
J Ft CJOD H1\b\RD ARFA
_j HAGIT/\-:-CONSERVATION
J \HCHEUNE STREAJ\.-1S AND t Af<Et~
_J \\•f-; l /\~~OS
LEGAL DESCRIPTION OF PROPERTY
(Attach leqal description on separate sheet with the following information included)
·'-;(: 11
SC: fl
':'iC ft
sq t1
SITUATE IN THE Sw QUARTER OF SECTION le, TOWNSHIP~ANG6£°1N THE CITY
I
'
OF RENTON, KING COUNTY, WASHINGTON
TYPE OF APPLICATION & FEES
list all land use applications being applied tor:
1. St~lt=:W l!XXJ,r,2
~ 2 ~.£i___ . 4.
Staff will calculate applicable tees and postage S _____ _
AFFIDAVIT OF OWNERSHIP
''I'
I
-1
RECORD LEGAL DESCRIPTION --· .
Tl·i,\T PORTION OF THE SOU 1rlWEST QUARTER OF SECTION 18.
TOWNSHIP 23 NORTH, RANGE 5 EAST. W.M .. IN KING COU~HY.
WASHINGTON. DESCRIBE[) AS FOLLOWS
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 18.
THENCE SOUTH 89 10-18 EAST ALONG THE SOUTH LINE OF SAID
SECTION 18 A DISTANCE OF 275.74 FEET TO THE SOUTHERLY
PROJECTION OF THE WEST LINE OF A PARCEL DEEDED TO GFO. A.
HORMEL AND COMPANY BY DEED RECORDED UNDER KING COUNTY
RECORDING NO. 7305240389
THENCE NORTH O 49· 42·· EAST ALONG SAID SOUTHERLY PROJECTION
40.00 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL AND THE
TRUE POINT OF BEGINNING (SAID POINT BEING ON THE NORTH MARGIN
OF SOUTHWEST SEVENTH STREET): THENCE CONTINUING NORTH O 49
42 EAST ALONG THE WEST LINE OF SAID PARCEL 464.54 FEET TO A
POINT ON A 363 06 FOOT RADIUS CURVE CONCAVE TO THI:: SOUTHEAST,
A RADIAL AT SAID POINT BEARING SOUTH 15 37' 21 · EAST; THENCE
SOUTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 340 06
FEET: THENCE SOUTH 1 14' 35" WEST 151.88 FEET TO SAID NORTH
MARGIN OF SOUTHWEST SEVENTH STREET
THENCE SOUTH 89 10 18' EAST ALONG SAID NORTH MARGIN ?59.60
FEET TO THE TRUE POINT OF BEGINNING;
AS SHOWN IN SHORT PLAT 37-77. CITY OF RENTON, RECORDED MARCH
24. 1977 UNDER RECORDING NO. 7703240654
• .r Puget Sound
ELECTRICAL APPRENTICESHIP and TRAINING TRUST
550S.W.71hSTREET • RENTON.WA9B057-2917 · 425/228-1777 • FAX4251228-1778
www.psejatc.org
City of Renton
Development Services Division
Renton City Hall
(jtl> Floor
1055 South Grady Way
Renton, WA 98055
RE: Letter of Authorization
Properly located at
770 SW 7th Street
Dear Sirs:
. ...,.
We Puget Sound Electrical JATC, the current owners of the properly located at 770 SW 7th Street,
Renton, Washington do hereby authorize the purchasers, Harper Engineering Company, and their
Agents to submit the following application to the City of Renton:
Site Plan Review
SEPA -environmental checklist
If the properly purchase and sale does not close prior to 7127/07, the wrrent owners will retain the
right to cancel the submitted applications at any time.
Respectfully,
Jft-~---
William Bowser
Training Director
WB'm
OpeiLJ #8
AFLC/0
DEVELOPMENT SERVICES DIVISION
WAIVE )F SUBMITTAL REQUIR nENTS
FOR LAND USE APPLICATIONS
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Master Application Form,
Mqf.iµm~nt@irll§(pp§ P~f !U99Yffi!l\Jt1 i I• >·•················ ····· .·.
Neighborhood Detail Map 4
This requirement may be waived by:
1 _ Property Services Section
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
PROJECT NAME: rb:• .-£'~ e.....,.., C ~ -2-)
DATE: ~J~u_\11.0~---17--+-I ~'2-~t:>_O_J~-
Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls 09106
1
)
7
. A.. DEVELOPMENT SERVICES D1VISI01"
WAIVWR OF SUBMITTAL REQU __ . ..:MENTS
FOR LAND USE APPLICATIONS
Wireless:
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft zANo 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND 3
Photosimulations 2 AND 3
This requirement may be waived by: H ~ ..-r-""
1. Property Services Section PROJECT NAME: -"'(3.-:;_;_v,'-~-J-----------
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
DA TE: ____,J""-"'-V.::.VJ...(_J-==:::.._7.,__1,-.....,,'l.-c.::o....:o_·+7----
Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls 09106
Pre-application meeting for the
Harper Engineering
700 Southwest 7th Street
PRE07-045
City of Renton
Development Services Division
June 7, 2007
Contact information
Planner: Elizabeth Higgins, AICP, (425) 430-7382
Public Works Plan Reviewer: Jan Illian, ( 425) 430-7216
Fire Prevention Reviewer: Jim Gray ( 425) 430-7023
Building Department Reviewer: Craig Burnell, (425) 430-7290
Please retain this packet throughout the course of your project as a
reference. Consider giving copies of it to any engineers, architects
and contractors who work on the project.
Pre-screening: When you have the project ready for submittal, have
it pre-screened before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments
provided on the proposal are based on the codes and policies in effect at the time of
review. The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in effect
at the time of project submittal. The information contained in this summary is
subject to modification and/or concurrence by official decision-makers (e.g., Hearing
Examiner, Zoning Administrator, Public Works Administrator, and City Council).
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM
May 30, 2007
Elizabeth Higgins, Senior Planner t, t
James Gray, Assistant Fire Marshal
Harper Engineering Office Facility, 70 SW 7th Ave
Fire Department Comments:
I. The preliminary fire flow is 3250 GPM, one hydrant is required within 150 feet of the
structure and three additional hydrants are required within 300 feet of the structure.
2. A fire mitigation fee ofis required based on $.52 per square foot of the building square
footage.
3. Separate plans and permits are required for the installation of sprinkler and fire alarm
systems.
4. Provide a list of flammable, combustible liquids or hazardous chemicals that are used
or stored on site.
Please feel free to contact me if you have any questions.
i:\harpercng .. doc
TO:
FROM:
DATE:
Elizabeth Higgins
Jan Illian
June 6, 2007
CITY OF RENTON MEMO
UTILITY PLAN REVIE\V
SUBJECT: PREAPPLICA TON REVIEW COMMENTS
HARPER ENGINEERING
PREAPP NO. 07-045
770 -SW 7•• 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 cantioned 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. There is an existing 12-inch water main fronting the site in SW 7~ Street and a 8-inch dead end main
extended onsite to the north with a hydrant. See City drawings W-0914 and W-0239. Available derated fire
flow in the area is approximately 5,500 gpm. Pressure available is approximately 75 psi.
2. Preliminary fire flow requirement is 3,250 gpm. Fire flow demand that exceeds 2,500 gpm, requires a
looped water main around the building. New construction must have fire hydrants capable of delivering a
minimum of 1,000 gpm. Four hydrants will be required to serve this site. One hydrant is required within
150 feet of the buildings and three additional hydrants are required to be within 300 feet of the nearest
comers of the building.
3. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are
subject to verification for being within the required distance. Existing hydrants counted as fire protection
will be required to be retrofitted with a quick disconnect Storz fitting if not already in place.
4. The proposed project is located in the 196 water pressure zone and is outside an Aquifer Protection Zone.
5. Water System Development Charge (SDC) of $0.273 per square foot of gross site area will apply. This is
payable at the time the utility permit is issued.
6. A fire sprinkler system may be required by the fire department. A separate no-fee utility permit and
separate plans will be required for the installation of the double detector check valve assembly for fire
sprinkler line.
All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention
Devices. Locahon of device shall be shown on the civil plans and shall show note: "Separate plans and
Harper Engineering
Page 2 of3
June 6, 2007
utility permit for DDCVA installation for Fire Sprinkler System will be required". DDCV A
installations outside the building shall be in accordance with the City of Renton Standards.
For DDCV A installations proposed to be installed inside the building, applicant shall submit a copy of the
mechanical plan showing the location and installation of the backtlow assembly mside the mechanical
room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed
immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the
horizontal position only.
SANITARY SEWER
I. There is 8-inch sewer main on the south side of 7"' near the west end of the site. There is also a 8-inch
sewer in Lind .
2. If finished floor elevation is below 25 feet, a "tidetlex" or similar backflow device will be required to be
installed.
3. A Sanitary Sewer System Development Charge (SOC) of $0.142 per square foot of gross site area will be
apply. This is payable at the time the utility permit is issued.
SURFACE WATER
1.
"A
5.
There are existing storm drainage facilities in SW 7•h Street.
A preliminary drainage plan and drainage report will be required with the site plan application. The report
shall address detention and water quality requirements as outlined in the 1990 King County Surface Water
Manual. All core and any special requirements shall be contained in the report. If preliminary calculations
show detention will be required under the 1990 King County Surface Water Manual, staff will recommend
a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both
detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements.
The Surface Water SOC is assessed based on the total new impervious surface square footage as reflected
in the final design. The charge is determined by multiplying the gross square footage by $0.265. This is
payable at the time the utility permit is issued. This fee most likely has been paid. Final fee will be
determined at site plan applcation
Separate structural plans will be required to be submitted for review and approval under a building permit if
a wetvault is required. Special inspection from the building department is required.
Erosion control needs to comply with the Dept of Ecology's most current Stom1water Manual.
TRANSPORT A TI ON/STREET
1. There are street improvements in SW 7•h_ No additional improvements are required.
2. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the
ITE trip generation manual.
3. 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.
Harper Engineering
Page 3 of 3
June 6, 2007
GENERAL COMMENTS
I. All construction utility permits for utilities, drainage and street improvements will reqUlre 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 $ I 00,000 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.
5. Separate permits and fees for water meter (s), side sewer (s), landscape irrigation meters and backflow
devices are required.
CC: Kayren K.ittrick
DATE: June 7, 2007
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
TO: Pre-Application File No. PRE07-045
FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382
SUBJECT: Harper Engineering Building, 700 SW 7th Street
General: We have completed a preliminary review of the above-referenced development
proposal. The following comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the codes
in effect on the date of review. 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, Zoning Administrator, Development Services Director,
Planning/Building/Public Works Administrator, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by City staff
or made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available for purchase for $50.00
plus tax, from the Finance Division on the first floor of City Hall and are available on the City
of Renton website (www.rentonwa.gov).
Project Proposal: The proposal is to develop a 2.19 acre property into an office and
manufacturing facility for Harper Engineering. The first floor of the building would be
17,850 sfin size. The office portion of the building would be two stories. [The size of the
second floor was not provided.] There would be 93 parking stalls.
The project site has an Employment Area-Valley Comprehensive Plan land use designation
and is zoned Medium Industrial (IM). The property is located at 700 SW 7th Street.
Current Use: The 95,200 square foot parcel is paved and landscaped. It has been used as
auxiliary parking for the Puget Sound Electrical Journeyman and Apprentice Training Center,
located at 550 SW 7th Street since the PSEJATC was approved in 2001. A "Joint Use Parking
Agreement" would be recorded to continue the use of a portion of the existing parking lot for
this purpose (see "Parking," below).
Comprehensive Plan Land Use Designation: The property is located within the
Employment Area -Valley Comprehensive Plan designation. The proposed development
would be consistent with the Comprehensive Plan land use policies for this designation.
Harper Engineering PreapJ
June 7, 2007
Page 2 of3
ion Meeting
Zoning: The property is located in the Medium Industrial (IM) zone. In the IM zone, office
uses that are accessory to a permitted industrial use are allowed. The activities that Harper
Engineering engages in, including research, development, and testing; light and medium
product manufacturing and fabrication; and assembly and/or packaging; are all permitted
uses.
All abutting parcels are also zoned IM.
Environmental Review: The proposed project is not exempt from Washington State
Environmental Policy Act (SEP A) review due to the size of the proposed building. Therefore,
an environmental checklist is a submittal requirement. There are no known critical areas on
the property, which is currently almost entirely paved, although wetlands are present in the
vicinity.
An environmental determination will be made by the Renton Environmental Review
Committee. This determination is subject to appeal by either the project proponent, by a
citizen of the community, or another entity having standing for an appeal.
Site Plan Review: Projects that are located in the Employment Area -Valley land use
designation that are subject to environmental review are also subject to Site Plan Review.
Based on project size, the review and approval will be administrative, with no public hearing
required. The submittal requirements and criteria for the Administrative Site Plan review are
included in the preapplication package provided at the preapplication meeting.
Development Standards: RMC 4-2-130A, "Development Standards for Industrial Zoning
Designations" apply to new development on the site. A copy of the development standards
can be found in the packet given to the applicant at the pre-application meeting.
Setbacks: Setbacks are the distance between the building and the property line or any private
access easement. Setbacks are different for the front, side, and rear yards. The fayade
fronting on SW 7th Street would be considered the front. The front yard setback is required to
be a minimum of 15 feet. The plan provided indicates that the front setback would be met.
There are no minimum side or rear yard setbacks.
Building height: There is no limit to building height in the zone.
Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, "Refuse and Recyclables Standards."
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. All landscape areas are to include an underground irrigation
system, unless drought-tolerant plants are used. Refer to landscape regulations (RMC 4-4-
070) for further general and specific landscape requirements.
A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-
120D.12, shall be submitted at the time of application for Site Plan Review.
07-045 Harper Eng (IM, SPR).Uoc\
Harper Engineering Preapp
June 7, 2007
Page 3 of3
ion Meeting
Parking: The property was originally developed to provide additional parking for the Puget
Sound Electrical Journeyman and Apprentice Training Center building, which is situated on a
parcel too small to meet the parking requirement for the use.
The applicant must provide sufficient information in the submittal package to allow
analysis that demonstrates parking requirements would be met. This information
includes the net area of office space and the net area of manufacturing space.
It appears that the proposed parking layout is based on the current parking plan. The 45
spaces intended for PSEJATC use are existing spaces preserved along the west side of the
site. Due to the angled configuration, traffic would be one-way from north to south. It is
not clear if the building would be fenced for security, and if so, how the auxiliary
parking would be accessed.
Permit Requirements: Site Plan Review and Approval (see above), Environmental Review
(see above), Utility Construction, and Building permits would be required for the project.
Please contact the main counter of the Development Services Division at (425) 430-7200 for
building permit information including fees.
Fees: Impact fees and fees for building and utility construction permits would be charged.
The following mitigation fees would be required prior to utility construction permit issuance
or building permit issuance:
• A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project.
• A fire mitigation fee of$0.52 per square foot of building area
Please see the comments from the Fire Prevention plans reviewer and Public Works plans
reviewer for a breakdown of the fees. A handout listing all of the City's Development related
fees is also attached for reference.
ln advance of submitting the full application package, applicants are strongly encouraged
to bring in one copy of each application item for a pre-screening to the customer service
counter to help ensure that the application is complete prior to making all copies.
cc: Jennifer Henning
07-045 Harper Eng (IM, SPR).doe\
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., C
July 23, 2007
City of Renton -Development Services Division
1055 South Grady Way
Renton, WA 98055
RE: Project Narrative· Proposed New Building for Harper Engineering
Project Name:
Location:
Tax Parcel#:
Size:
Required permits:
Zoning:
Current Use:
Special Site
Features:
Soil/Drainage:
Proposed Use:
Harper En~ineering, New Office and Manufacturing Facility
770 SW 7' Avenue, Renton, WA 98055
182305-9270
2.21 acre parcel/ 20,700 gross square feet of new construction. The
proposed building is 210' long by 85' wide, and the proposed height of the
building is 27 feet, with a partial second floor level.
Construction Permit (Master Use Permit not anticipated, as the proposed
use is consistent with current zoning)
Industrial Medium with Employment Area Valley overlay. Surrounding
uses to the west, south and east are also Industrial Medium. Uses to the
north (beyond two separate railroad corridors and an undeveloped parcel)
are residential, zoned RM-F.
The 2.21 acre site is an existing asphalt-paved parking lot owned and
utilized by Puget Sound Electrical Training which was permitted and
constructed in 2001. One requirement of sale is that Puget Sound
Electrical shall maintain the right to rent 45 parking stalls from Harper
Engineering on an as-needed basis, primarily when training is in session.
None. The site is essentially flat and is bordered to the west and north
sides by railroad corridors; to the south by SW 7'" Avenue; and to the east
by the Puget Sound Electrical Training Facility.
Please see the attached Executive Summary from the geotechnical report.
The proposed plan is to leave much of the site as is, and to construct the
Harper building along the east side of the property. The parking area
surrounding the new building on the north, west and south would be re-
striped to provide 61 parking stalls for use by Harper Engineering, total of
106 parking stalls when combined with the 45 parking stalls that will be
made available to Puget Sound Electrical Training.
Harper Engineering was founded in Renton and has been located at 200 S.
Tobin Street since 1967. Harper serves a variety of clientele including
Boeing, Bombardier, Lockheed, Raytheon, Britax Heath Teena, C & D
Aerospace and the majority of airlines throughout the world. The proposed
building on this site will serve as their new office headquarters and
manufacturing facility for flight security hardware, latches, hinges, pulleys
and gaskets, oxygen and fire extinguisher brackets, avionics hardware, and
other miscellaneous parts.
1932 First Avenue, Suite 408, Seattle, Washington 98101 Phone 206.720.7001 Fax 206.720.2949
Project Narrative -Proposed New Building for Harper Engineering
July 23, 2007
Page 2
Access:
Proposed
Offsite
Improvements:
Construction
Value:
Estimated
Fair Market
Value of Project:
Excavation/Fill:
Existing trees:
City Land
Dedication:
Temporary
Structures:
Proposed
Modifications:
The existing two curb cuts from SW 7th Avenue to the site will remain
unaltered. Along the east side of the building will be a drive lane and
loading zone.
Concrete curbs and public sidewalks along SW 7'h Avenue were already
provided when the Puget Sound Training parking lot was constructed in
2001. Revisions to street or traffic signaling are not anticipated within the
scope of this project. Utilities, including water, sewer, power and gas, will
be brought into the site from SW 7'" Avenue. Existing utility lines are
anticipated to meet the needs of the new facility without expansion.
$2.000.000
$2,000,000
Cut: 750 cy Fill: 400 cy
Existing street trees will remain unaltered. Trees planted within
landscape islands when the parking lot was constructed in 2001 will be
removed or relocated if they are within the building footprint or revised
parking area.
None.
We anticipate one or two job shacks to be located on the property during
construction.
None. We believe this proposed use conforms to the 'Medium Industrial
Zone' designation of the site, as well as the area's EAV zoning overlay
goals.
We hope that we have provided the City of Renton with a complete and concise narrative of this
proposed project. Please contact Kathy Craft at Craft Architects if we can provide further
information.
Project Narrative.doc
C
July 16, 2007
City of Renton -Development Services Division
1055 South Grady Way
Renton, WA 98055
RE: Proposed New Building for Harper Engineering -Site Analysis Summary
Project Name:
Location:
Site Area:
Impervious
Surface Area:
Building Area:
Building/Lot
ratio:
Required
Parking:
Stall sizes:
Quantity of
landscaped
area, including
parking islands:
Harper En~ineering, New Office and Manufacturing Facility
770 SW 7' Avenue, Renton, WA 98055
2.21 acres, or 96,749.4 square feet, according to ALTA survey dated
2/1 /01 by Penhallegon Associates Consulting Engineers, Inc.
81,688SF
20,700 gross square feet total, including a partial second floor. The first
floor footprint for this building is 17,820 gsf.
18.24% coverage
6,759 SF Office (3/1000)
13,941 SF MFG Area (0.1/100)
Accessible Required
Total Required
Total Provided
Standards: 20'-0" x 9'-0"
Compacts: 16'-0" x 8'-6"
4,660 SF
= 20
= 14
= 2
= 36
=106
1932 First Avenue, Suite 408, Seattle, Washington 98101 Phone 206.720.7001 Fax 206.720.2949
C
July 16, 2007
City of Renton -Development Services Division
1055 South Grady Way
Renton, WA 98055
RE: Proposed New Building for Harper Engineering -Construction Mitigation Measures
Project Name:
Location:
Proposed
Construction
Dates:
Hours:
Hauling/transport
Routes:
Construction
Mitigation:
Special hours
of operation:
Preliminary
Traffic Control
Plan:
Harper En~ineering, New Office and Manufacturing Facility
770 SW 7' Avenue, Renton, WA 98055
Construction is anticipated to begin in November, 2007, and be completed
by June, 2008.
The project appears to be within 300 feet of the residential zone to the
north. According to Renton Municipal Code regarding Permitted Work
Hours In or Near Residential Areas, Commercial Construction Activities:
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. The contractor will adhere to these regulations.
The site is accessible from only one public street, SW 7'h Avenue, which
will be utilized for hauling and transport of construction materials.
Typical construction mitigation measures will be taken, including a
perimeter silt fence and storm drain protection. Because much of the site
is currently paved and will remain unchanged, existing paved areas will
serve for construction staging which will minimize the agitation of dust.
The two existing paved curb cuts and drive lanes will be utilized as
construction entrances which will reduce dust and alleviate the need for
mud control.
The necessity for special hours of construction is not anticipated.
The site has already been developed and utility connections have been
completed in the street. Large deliveries will be made during early hours.
The General Contractor will provide flaggers temporarily if required.
1932 First Avenue, Suite 408, Seattle, Washington 98101 Phone 206.720.7001 Fax 206.720.2949
DEVELOPMENT SERVICES DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Development Services Division
1055 South Grady Way, Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to
consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement {EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be
done) and to help the agency decide whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most
precise infomnation known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do not know the answer, or if a question does not apply to your proposal,
write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this checklist for nonproject proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For nonproject actions (actions involving decisions on policies, plans and programs), the references in the
checklist to the words "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
Harper Engineering -New Office and Manufacturing Building
2. Name of applicant:
Craft Architects PLLC
3. Address and phone number of applicant and contact person:
Craft Architects
1932 First Avenue, Suite 408
Seattle, WA 98101
Ph (206) 720-7001
Fx (206) 720-2949
Contact: Kathy Craft
4. Date checklist prepared:
July 1, 2007
5. Agency requesting checklist:
City of Renton Development Services Division
6. Proposed timing or schedule (including phasing, if applicable):
Submission for building permit: mid.July, 2007
SEPA/Site Plan/Building Permit review process: mid.July through mid-September, 2007
Correction resubmittal and permit approval anticipated by October 2007
Construction: November 2007.June 2008
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
There are currently no plans for any phased expansion of this new facility.
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
Phase I Environmental Report by Farallon Consulting, dated July 20, 2007
Geotechnical Report by Hart Crowser, dated July 18, 2007
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
None to our knowledge
10. List any governmental approvals or permits that will be needed for your proposal, if known.
SEPA Determination of Non-significance
Department of Ecology NPDES Permit
Grading, Building, Fire, Mechanical and Electrical Permits.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
The 2.19 acre site currently functions as a paved parking lot for the neighboring Puget
Sound Electric Training Facility. The proposed building for the site has a rectangular
footprint of 210 feet long by 85 feet wide, and will contain 20,650 gross square feet of floor
space. A second floor will be constructed over the front office area which will contain less
than 3,000 square feet. The proposed building will serve as Harper Engineering's new
office headquarters and manufacturing facility for flight security hardware, latches,
hinges, pulleys and gaskets, oxygen and fire extinguisher brackets, avionics hardware,
and other miscellaneous parts which are supplied to Boeing.
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.
Street Address: 770 SW 1'" Avenue, Renton, WA 98055
Tax Parcel #182305-9270
Legal Description:
RECORD LEGAL DESCRIPTION
PARCEL B:
THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH,
RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 18; THENCE SOUTH 890
10'18" EAST ALONG THE SOUTH LINE OF SAID SECTION 18 A DISTANCE OF 275.74 FEET
TO THE SOUTHERLY PROJECTION OF THE WEST LINE OF A PARCEL DEEDED TO GEO. A
HORMEL AND COMPANY BY DEED RECORDED UNDER KING COUNTY RECORDING NO.
7305240389'.
THENCE NORTH OD49'42" EAST ALONG SAID SOUTHERLY PROJECTION 40.00 FEET TO
THE SOUTHWEST CORNER OF SAID PARCEL AND THE TRUE POINT OF BEGINNING
(SAID POINT BEING ON THE NORTH MARGIN OF SOUTHWEST SEVENTH STREET);
THENCE CONTINUING NORTH OD49'42" EAST ALONG THE WEST LINE OF SAID PARCEL
464.54 FEET TO A POINT ON A 363.06 FOOT RADIUS CURVE CONCAVE TO THE
SOUTHEAST, A RADIAL AT SAID POINT BEARING SOUTH 15037'21" EAST; THENCE
SOUTHWESTERLY ALONG SAID CURVE AN ARC DISTANCE OF 340.06 FEET; THENCE
SOUTH 1 D14'35" WEST 151.88 FEET TO SAID NORTH MARGIN OF SOUTHWEST SEVENTH
STREET;
THENCE SOUTH 89010'18" EAST ALONG SAID NORTH MARGIN 259.60 FEET TO THE
TRUE POINT OF BEGINNING;
AS SHOWN IN SHORT PLAT 37-77, CITY OF RENTON, RECORDED MARCH 24,1977 UNDER
RECORDING NO. 7703240654.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); fiat, rolling, hilly, steep slopes, mountainous,
other _____ _
The site is essentially flat.
b. What is the steepest slope on the site (approximate percent slope?)
The steepest slope on site is approximately 3 percent
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.
From the draft geotechnical report by Hart Crowser dated 7/3/07: "In general, the
upper portion of the site is underlain by very soft Silt and Clay that contain variable
amounts of fine sand. These soft compressible soils generally extend to a depth
of about 7 to 17 feet. Beneath this highly compressible zone, we encountered
loose to medium dense Sand with varying amounts of gravel. Generally, the Sand
becomes medium dense at a depth of 13 lo 24 feet and then dense al a depth of
about 25 to 35 feet. Al a depth of about 64 feel, we encountered hard, sandy Sill."
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
The geotechnical report notes "potential liquefaction of site soils at depth due to a
design seismic event". There are no surface indications of unstable soils.
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
For the purpose of excavation at and around the building footprint, Barghausen
Engineers anticipates a cul volume of 7,000 cubic yards, and a fill volume of 4,000
cubic yards. Clean fill will be utilized but the source is undetermined.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Due lo the flatness of the site and the existing perimeter asphalt-paved area which
is to remain, there is a low risk of erosion. The site currently has a functioning on
site stormwater collection system and detention vault.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
The proposed Harper Engineering project does not make a significant change in
area of impervious surface compared to the existing use. The existing perimeter
parking lot is lo remain, with the exception of the building footprint and concrete
sidewalks al the building's entry areas. Various curbed landscape areas will be
reshaped within the parking lot, and new landscaping will be added. An additional
impervious area of 3,563 sf will be added to the existing paved impervious area of
78,125 sf, for a total of 81,689 sf. which is 85% impervious.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. AIR
For excavation and construction, a barrier fence and storm drain inlet protection
will be provided lo reduce run-off and sediment.
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If
any, generally describe and give approximate quantities if known.
During construction: small quantities of vehicle emissions, construction product
odors such as paint, and dust during grading.
After construction: typical quantities of vehicle emissions for onsile traffic.
b. Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
No.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Quantities from automobile and truck emissions are minimal and will likely be
reduced from the existing use of the site, as the total quantity of parking is being
reduced. Harper Engineering's manufacturing and assembly processes do not
create emissions.
3. WATER
a. Sulface Water:
1) Is there any sulface 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.
No.
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.
No.
5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan.
No.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
No.
b. Ground Water:
1) Will ground water be withdrawn. or will water be discharged to ground water? Give
general description. purpose, and approximate quantities if known.
No.
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.
No waste water will be discharged into the ground.
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.
The existing storm drainage system constructed in 2001 will remain except for
portions of the collection system that are relocated to clear the building footprint.
The system will be expanded to the east to collect rainwater from a drivelane, and
downspouts will be tightlined to the storm system along the east and west sides of
the building. The system will be upgraded to the extent necessary to meet current
standards of the City of Renton.
2) Could waste material enter ground or surface waters? If so, generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Raised curbing at parking areas, standard storm water control methods, and
landscaping at the perimeter.
4. PLANTS
a. Check or circle types of vegetation found on the site:
_ X _ deciduous tree: alder, maple, aspen, other
_ evergreen tree: fir, cedar, pine, other
_X_ shrubs
__ grass
__ pasture
crop or grain
__ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
__ water plants: water lily, eel grass, milfoil, other
__ other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Landscape will be removed from the existing planted landscape islands and
perimeter areas that are being re-shaped, but existing landscape specimens to be
removed are not significant in size and are mostly only six years old (from parking
tot construction in 2001 ). The existing street trees along SW 71" Street are to
remain and will be protected, as well as several existing trees on site.
c. List threatened or endangered species known to be on or near the site.
Unknown.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Proposed new trees include Red Sunset Maple and Capital Ornamental Pear.
Shrubs will include Pink Abelia, Portugal Laurel and Harbor Dwarf Heavenly
Bamboo. Ground cover will include Kinnikinnick, ornamental strawberry, and lawn
areas.
5. ANIMALS
a. Circle any birds and animals which have been observed on or near the site or are known
to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other pigeons, seagulls
Mammals: deer, bear, elk, beaver, other __________ _
Fish: bass, salmon, trout, herring, shellfish, other ______ _
b. List any threatened or endangered species known to be on or near the site.
Unknown.
c. Is the site part of a migration route? If so, explain
Unknown.
d. Proposed measures to preserve or enhance wildlife, if any:
No measures beyond the proposed landscape plan summarized in 4d.
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.
Electric for general purposes; and natural gas for heating and general purposes.
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 building will be constructed to meet or exceed Washington State Energy Code.
7. ENVIRONMENTAL HEAL TH
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.
No.
1) Describe special emergency services that might be required.
Typical services including Fire, Ambulance, Police.
2) Proposed measures to reduce or control environmental health hazards, if any:
Site safety design including signage for traffic circulation, pedestrian walkways,
etc.
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
Typical urban noise levels which include automobile, truck, train and air traffic.
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.
During construction: Site excavation equipment, trucks entering and leaving site,
asphalt demolition and removal; site grading, crane operation, and other basic
construction noises.
Post construction: trucks entering and leaving the site for deliveries, and normal
traffic flow from employees and building visitors.
3) Proposed measures to reduce or control noise impacts, if any:
None at this time. Traffic volume is expected to be moderately low.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
The site is currently utilized as a surface parking lot. Adjacent uses are
commercial. The site is bordered by train tracks.
b. Has the site been used for agriculture? If so, describe.
Unknown. It was reportedly undeveloped until the parking lot was constructed in
2001.
c. Describe any structures on the site.
Asphalt pavement and concrete curbing. No structures exist on site.
d. Will any structures be demolished? If so, what?
Not applicable.
e. What is the current zoning classification of the site?
Industrial Medium (IM) zone, within the "Employment Area -Valley" land use
designation.
f. What is the current comprehensive plan designation of the site?
No public hearing is required, as the proposed use is consistent with the zoning
classification's permitted uses.
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.
i. Approximately how many people would reside or work in the completed project?
The project is non-residential. 45 employees work at the existing Harper
Engineering facility in Renton. We anticipate that up to 60 employees will be
employed at the new building at the subject site.
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:
No measures proposed at this time. The project is believed to be compatible with
existing and projected land use for the area.
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.
Not applicable.
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 building will be tilt-up concrete panels, with the highest wall at the primary
entry at approx. 27' above grade.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
None.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
No significant glare is anticipated. The potential for glare exists from windows but
would be minimal. Evening hours will have parking lot lighting for safety
purposes, which will be directed on site.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
We believe the impact would be minimal and typical of similar projects in the area.
c. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
None.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
None.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None.
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 known. Surrounding area is typically commercial/industrial.
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.
All traffic will enter and exit the site from two existing curb cuts at SW 7'" Avenue.
No additional curb cuts or points of access will be added. An accessible
pedestrian concrete sidewalk will be linked from the public right-of-way to the
building entry.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
Bus stop(s), location unknown.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The current parking lot for Puget Sound Electrical Training has 200 stalls. The
completed Harper Engineering project will have 93 parking stalls. 45 of these
stalls are reserved for parking by Puget Sound Electric Training Facility leaving 48
for Harper Engineering's use.
d. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or
private?
No offsite improvements are anticipated.
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.
A traffic study has not been completed. Given the reduction in quantity of parking,
we anticipate that vehicular trips will be reduced.
g. Proposed measures to reduce or control transportation impacts, if any:
None.
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
Increased need for services is not anticipated.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None.
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
Electricity, gas, water, telephone, sanitary sewer, recycling and refuse service.
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: PSE
Natural Gas: PSE
Water: City of Renton
Refuse Service: Waste Management, City of Renton
Recycling Service: Waste Management, City of Renton
Sanitary Sewer: City of Renton
Telephone: Qwest
C. SIGNATURE
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosure on my part.
Proponent:
Name Printed:
Date:
D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS
{These sheets should only be used for actions involving decisions on policies, plans and
programs. You do not need to fill out these sheets for project actions.)
Because these questions are very general, it may be helpful to read them in conjunction with the
list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of activities
likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefiy and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; production,
storage, or release of toxic or hazardous substances; or production of noise?
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such as parks, wilderness,
wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, flood plains, or prime farmlands?
Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it would
allow or encourage land or shoreline uses incompatible with existing plans?
Proposed measures to avoid or reduce shoreline and land use impacts are:
6. How would the proposal be likely to increase demands on transportation or public services and
utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
SIGNATURE
I, the undersigned, state that to the best of my knowledge the above information is true and
complete. It is understood that the lead agency may withdraw any declaration of non-significance
that it might issue in reliance upon this checklist should there be any willful misrepresentation or
willful lack of full disclosur on m part.
Proponent:
Name Printed:
Date:
ENVCHLST.DOC
Attached Commitment Issued for the sole use of:
REGENCY GROUP INC
11711 SE 8TH ST., SUITE 310
BELLEVUE, WA 98005
2201 6th Avenue, Suite 1110
Seattle, WA 98121
(206) 441-1955
Our Order Number 5226003269-C
When Replying Please Contact:
Commercial Unit: Richard Booth
See Attached Commitment to Insure
"LD ""'PIIRI If' "'"Tl""'"' TITLI= .,.,,-.c
ALTA Commitment
COMMITMENT FOR TITLE INSURANCE
Issued by Old Republic National Title Insurance Company
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation \'Company"), for a valuable
consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or
referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all
subject to the provisions of Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or
policies committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or
when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the
policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
Issued through the office of:
Old Republic Title, Ltd.
4114 198th Street SW, Suite 4
Lynnwood, WA 98036
Authorized Officer or Agent
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
A Corporation
400 Second Avenue South, Minneapolis, Minnesota 55401
(612) 371-1111
By
Attest
Page 1 of 6 Pages
President
Secretary
ORTIC 1613 (2006) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Order Number. 26003269-C
AL TA Commitment
SCHEDULE A
1. Effective Date: July 17, 2007, at 8:00 AM
2. Policy or Policies to be issued:
ALTA Owner's Policy -1992
Amount: Amount to come.
Rate: General Schedule
Note: Standard Coverage
Proposed Insured: O.J. HARRPER and ELIZABETH MAE HARPER, husband and wife
ALTA Loan Policy -1992
Amount: Amount to come.
Rate: Simultaneous
Note: Extended Coverage
Proposed Insured: To be determined
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy
or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are
available from the office which issued this Commitment.
3. The estate or interest in the land described or referred to in this Commitment is
Fee
4. Title to the Fee estate or interest in the land is at the Effective Date vested in:
PUGET SOUND ELECTRICAL APPRENTICESHIP AND TRAINING TRUST, a Washington non-profit trust
5. The land referred to in this Commitment is described as follows:
See Legal Description Exhibit.
This Commitment is not valid without SCHEDULE A and SCHEDULE B.
Page 2 of 6 Pages
ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Order Number: 5226003269-C
SCHEDULE B
I. REQUIREMENTS:
1. Pay us the premiums, fees and charges for the policy.
2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be
insured must be signed, delivered, and recorded.
3. You must tell us in writing the name of anyone not referred to in this Commitment who will
get an interest in the land or who will make a loan on the land. We may then make
additional requirements or exceptions.
4. Release(s) or Reconveyance(s) of appropriate items.
5. If any document in the completion of this transaction is to be executed by an attorney-in-
fact, the completed Power of Attorney form should be submitted for review prior to closing.
6. Satisfactory evidence furnished to this Company as to the due formation and continued
existence of Puget Sound Electrical Apprenticeship And Training Trust, a Washington Non-
Profit Trust as a legal entity under the laws of Washington; and documents from its board of
directors authorizing this transaction and specifying the officers who shall to execute on
behalf of the corporation.
7. The requirement that this Company be provided with an opportunity to inspect the land. The
Company reserves the right to make additional exceptions and/or requirements upon
completion of its inspection.
Page 3 of 6 Pages
ORTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Order Number: 5226003269-C
SCHEDULE B continued
II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are
disposed of to the satisfaction of the Company:
Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or
attaching subsequent to the Effective Date hereof but prior to the date the proposed Insured acquires for value of
record the estate or interest or mortgage thereon covered by this Commitment.
1. Encroachments, or questions of location, boundary and/or area which an accurate survey
may disclose.
2. Easements or claims of easements not disclosed by the public records.
3. Rights or claims of parties in possession not disclosed by the public records.
4. Any lien or right to lien for services, material, labor, and/or contributions to an employee
benefit fund or State Workers' Compensation that is not disclosed by the public records.
5. Exceptions and reservations in United States patents, Indian tribal codes or regulations,
Indian treaty or aboriginal rights, including easements and equitable servitudes. Water
rights, claims or title to water.
6. Any service, installation or general connection charges for sewer, water, electricity,
telephone, gas and/or garbage removal.
7. General taxes not now payable; special assessments and/or special levies, if any, that are
not disclosed by the public records.
8. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the
Washington State Department of Revenue.
NOTE: As of the date of this commitment, the current Excise Tax Rate is: .0178.
Confirm the current rate by contacting the following prior to closing:
Name of Agency King County Records and Election Division, Excise Tax Department at
Telephone Number (206) 296-1843
Page 4 of 6 Pages
ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Order Number: 5226003269-C
9. General taxes shown as exempt on the tax rolls as follows:
Year
Tax Account No.
Levy Code No.
2007
182305-9270-02
2110
10. Terms and provisions as contained in an instrument,
Entitled
Recorded
Easement serving said Parcel
December 16, 1981 in Official Records under Recording Number
8112160447
11. An easement affecting that portion of said land and for the purposes stated herein and
incidental purposes as provided in the following
For
Recorded
Constructing, maintaining, repairing and replacing a paved parking lot
for the parking of motor vehicles
June 11, 2001 in Official Records under Recording Number
20010611002519
12. Matters as contained or referred to in an instrument,
ORTIC 1618
Entitled
Recorded
Record of Survey
March 29, 2001 in Official Records under Recording Number
20010329900005
Which, among other things, discloses: A fence encroachment over the East boundary line.
And as modified by an instrument, executed by said Parties, recorded June 15, 2001
in Official Records under Recording Number 20010615900002.
--------------------Informational Notes -------------------
Page 5 of 6 Pages
OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
Order Number: 5226003269-C
A. NOXIOUS WEED CHARGES, as follows; together with interest and penalties after
delinquency:
Year 2007
Levy Code 9420
Amount Billed $7.82
Amount Paid $7 .82
As to Parcel B
B. CONSERVATION DISTRICT CHARGES, as follows; together with interest and penalties after
delinquency:
Year 2007
Levy Code 9430
Amount Billed $9.99
Amount Paid $9.99
As to Parcel B
C. NOTE: According to the public records, there have been no deeds conveying the property
described in this report recorded within a period of 24 months prior to the date hereof
except as follows:
NONE
NOTE: The last recorded transfer or agreement to transfer the land described herein
is as follows:
Recorded June 11, 2001 in Official Records under Recording Number
20010611002515
D. The applicable rate(s) for the policy(s) being offered by this report or commitment appears
to be section(s) 3, 26 and 18.
E. Short Term Rate f'STR") does not apply.
F. NOTE : We find no pertinent matters of record against the name(s) of: O.J. HARRPER
rob/RMK
Page 6 of 6 Pages
ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
CONDITIONS
1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument.
2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other
matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in
Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved
from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced
by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if
the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other
matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and
Stipulations.
3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties
included under the definition of Insured in the form of policy or policies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to
eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon
covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or
policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the
Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of
the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring
against the Company arising out of the status of the title to the estate or interest or the status of the mortgage
thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is
$2,000,000 or less shall be arbitrated at the option of either the Company of the Insured as the exclusive remedy of
the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006
ALTA Owner's Policy of Title Insurance, 2006 ALTA Loan Policy of Title Insurance or 2006 ALTA Short Fonm
Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control.
ORDER NO. : 5226003269-C
LEGAL DESCRIPTION EXHIBIT
The land referred to is situated in the County of King, City of Renton, State of Washington, and
is described as follows:
That portion of the Southwest quarter of Section 18, Township 23 North, Range 5 East, W.M.,
in King County, Washington, described as follows:
Commencing at the Southwest corner of said Section 18;
THENCE South 89°10'18" East along the South line of said Section 18, a distance of 275.74 feet
to the Southerly projection of the West line of a parcel deeded to Geo A. Hormel and Company
by Deed recorded under King County Recording No. 7305240389;
THENCE North 0°49'42" East along said Southerly projection 40.00 feet to the Southwest corner
of said Parcel and the True Point of Beginning (said point being on the North margin of the
Southwest Seventh Street);
THENCE continuing North 0°49'42" East along the West line of said parcel 464.54 feet to a
point on a 363.06 foot radius curve concave to the Southeast, a radial at said point bearing
South 15°37'21" East;
THENCE Southwesterly along said curve an arc distance of 340.46 feet;
THENCE South 1°14'35" West 151.88 feet to said North margin of Southwest Seventh Street;
THENCE South 89°10'18" East along said North margin 259.60 feet to the True Point of
Beginning;
As shown in Short Plat 37-77, City of Renton, recorded March 24, 1977 under Recording No.
7703240654.
ABBREVIATED LEGAL
Portion of the Southwest quarter of Section 18, Township 23 North, Range 5 East, W.M.
Tax Account No.: 182305-9036-07
Page 1 of 1
Exhibit A
AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92)
and
AMERICAN LANO TITLE ASSOCIATION LEASEHOLD OWNERS POLICY (10-17-92)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or
expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not Hmited to building and zoning laws, ordinances, or regulations)
restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of
any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the !and or
any parcel of which the land is or was a parti or (iv) environmental protection, or the effect of any violation of these laws, ordinances or
governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a
defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of
Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding
from coverage any taking which has occurred prior ta Date of Policy which would be binding on the rights of a purchaser for value without
knowledge.
3. Defects, liens, encumbrances, adverse claims or other matters:
(a) created, suffered, assumed or agreed to by the insured claimant;.
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured daimant and not
disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this
policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy, or
(e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest
insured by this policy.
4. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy, by reason of the operation of
federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on:
(i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;
or
(ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the
preferential transfer results from the failure:
(a) to timely record the instrument of transfer, or
(b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor.
The above policy forms may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from
Coverage, the Exceptions from Coverage in a Standard Coverage Policy will also include the following General Exceptions:
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Exhibit A
AMERICAN LAND TITLE ASSOCIATION LOAN POLICY(10--17-92)
AMERICAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY (10--17-92)
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay !oss or damage, costs, attorneys' fees or
expenses which arise by reason of:
1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations)
restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of
any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or
any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or
governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a
defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of
Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding
from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without
knowledge.
3. Defects. liens, encumbrances, adverse claims or other matters.
(a) created, suffered, assumed or agreed to by the insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in
writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured
mortgage over any statutory lien for services, labor or material or to the extent insurance is afforded herein as to assessments for street
Improvements under construction or completed at Date of Policy); or
(e) resulting in !ass or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage.
4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure
of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated.
5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the
insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.
6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of
the insured mortgage) arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date
of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the
insured has advanced or is obligated to advance.
7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of
federal bankruptcy1 state insolvency, or similar creditors' rights laws, that is based on:
(i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or
(ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or
(iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential
transfer results from the failure:
(a) to timely record the instrument of transfer, or
(b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor.
The above policy forms may be issued to afford either Standard Coverage or Extended Coverage.
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OLD REPUBLIC TITLE, LTD.
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or
through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third
party unless the institution provides you with a notice of its privacy policies and practices, such as the
type of information that it collects about you and the categories of persons or entities to whom it may
be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies
you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you such as on applications or other forms.
Information about your transactions we secure from our files, or from [our affiliates or] others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate
agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic
personal information will be collected about you.
We may disclose any of the above information that we collect about our customers or former
customers to our affiliates or to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following
types of nonaffiliated companies that perform marketing services on our behalf or with whom we
have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance,
securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service
providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR
ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITIED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to
know that information in order to provide products or services to you. We maintain physical,
electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic
personal information.
ORT 287-C 5/07/01
Printed: 07-25-2007
Payment Made:
:ITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA07-077
Receipt Number: R0703819
Total Payment:
07/25/2007 11 :26 AM
1,500.00 Payee: CRAFT ARCHITECTS, PLLC
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000.345.81.00.0007 Environmental Review
5020 000.345.81.00.0017 Site Plan Approval
Payments made for this receipt
Trans Method Description Amount
Payment Check 2993 1,500.00
Account Balances
Amount
500.00
1,000.00
Trans Account Code Description Balance Due
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 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Remaining Balance Due: $0.00
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