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HomeMy WebLinkAboutReport 01"EU''l'C'.»or,, lobby section A-A NE 44th St. north (south) elevation ""''""'""""·- ·,·u~' ,, w east elevatio·n, (faci'~g Econolodge and strip mall) ,,,~ ec·or,..;. r .,,,~,, > 111, north elevation exercise area ''"''I·'~" Renzo J Nakata a . Ch I e CI s )'!1FL\'T'a,A"E ,,.:Jel/1,6101 2(,;J\-041>' Rm<>!'l.:N:rrt,~•= \7~ ~ "' a, "' '-' 0 "' "' "' s >. :g w ~ al > "' ~ C-,: ·-" w et::'. ~g -~ z a, z <( >~ _J a, ti (l_ "O = ·--;;;;. w 00 v -'" I-"' z en "' g a, - exterior : el,.~!if!1S .. • . ~ o/1i/,:J O'iiCIHG UI 7/10/13 SPR Sc·BMITTAI. Lk Washington Blvd (west) elevat(q11,~, 1 ._,,,, ... · .. · .. ~-~-__ _}' ELEVATIONS --,:-'l',·:_.~f ~-/, .: ... ,:jrp.l09 A 3.1 ~--------------------~~,-~pp~1oJHolatolnh<tects '" r r I' I l~ ' ~ rn 2 fu :c -z. s 0 z. CP ~ CJ '§ z. I~ rn ~i@ ;:;(·i cH'.) 0 ~· c• ,· •• ~' ,-,: . ' ·~ NE 44th ST. SITE PLAN REVIEW eastside veterinary associates 1700 NE 441h ST ,RENTON. WA 98056 m g 0 0 = <O ro .. .. 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"' .L•"'' - "' -~-t':;; -•• + ' ' '· -. :-.----. .I I I I I I I I I I \ NE 441H S1 ~ (-:~-ZCNC SITE PLAN REVIEW eastside veterinary associates 1700 NE 44th ST.,RENTON, WA 98056 ~; (~- r • --lo~---,-- i: I, t ,, )> -'- N ' ~ rn , 2 ~ 0 :c -z G) --\ 0 z CP ~ CJ :;; Q z \:, 0 rn ?•/ ~· :·· ' ' ' ' i ' / :umv'<; 'lf';I.UR~~l (r~-rn~n _L_L~: ' ·1: : ______ ,, re I··; '_,__j_ NE 44th ST SITE PLAN REVIEW ',l__<j/Q_NIJJ.G_ ((A-ZC~E] eastside veterinary associates 1700 NE 44th ST .. RENTON, WA 98056 C ' i ,, I • ' .,:· o· rn !I " > m 8 ~ 0 0 = = ro S£NiAWKS SEAHAWKS I I ~ g I# ~ & V. ....!.. I HE441H ST .ElllI.1 ~ ~ 4$j I ~ DENNY'S ~· SITE % t ~-I NE 44 lli ST MCOOIW.DS llENl1S1RY KOREAN ClllRCH - STORMlE ECONOI.ODGE SIRI' MALL KINDERCARE RESIOEHTW. µ1 ::i:: 0::: 0 WI I I IE 0 50 100 200 400' 600' NEIGHBORHOOD DETAIL MAP I Renzo J. Nakata architects 3152 Fuhrmafi Ave E Seattle, Washingbl 98102 .W.300.4334 Renzo@RJNardlilecls.co m \)~ J!EIQDJ.twU,TA STATEOfWASHWGTCN en 2 ro ·-(0 > uin > oas w en'" -en~ > ro> w ~- 0::: ro !z Z C: LU s..... -::s ·-a::: Q) .,_: a.. __.oo Q) .c w >~ I-Q) LU -"Oz Cf) ·-C> en a ........... en..- ro Q) NEIGHBbRHOOD . OEJ;AIL MAP ~Tf .• AlV, ,' }, .. ~1~r1i,.; .· _ Lil_··.··.~_·•~.> \ ____ Se_w_a_l_l _W_e_tl_a_n_d_Co_n_s_u_l_ti_n~g~, _ln_c_._ ~ 27&11CovingtonWaySE#2 Phore:253./359-0515 Covington WA~ Fax:253.s524732 Nor .-A-J?fZ.P\/ec November 12, 2013 ~·~;;,~~. Judy Hung Soong 2815 127th Avenue NE Bellevue, Washington 98005 RE: Wetland Mitigation Plan -Eastside Veterinary Associates City of Renton, Washington SWC Job#12-169 Dear Judy, The proposed Eastside Veterinary Associates (Parcel No.3343301150) project is the construction of a veterinary clinic with associated paved parking areas. Due to the narrow configuration of the site and the location of the wetland and stream, buffer averaging of the 100' stream buffer is proposed. No impacts to the 50' wetland buffer area proposed. Impacts to buffers must be justified through a mitigation sequence as detailed in City of Renton Code. This sequencing requires addressing the following criteria; d. Averaging of Buffer Width: i. Authority: Based upon an applicant's request, and the acceptance of a supplemental stream or lake study, the Administrator may approve buffer width averaging. ii. Minimum Averaged Buffer Widths: In no instance shall the buffer width be less than: (a) Class 2: fifty feet (50'). (b) Class 3: thirty seven and one-half feet (37.5'). (c) Class 4: twenty five feet (25'). Greater buffer width reductions than listed in subsections L5(d)(iii)(a) through (c) of this Section require review as a variance per subsection N3 of this Section and ,; , . .,. RMC 4-9-2508. iii. Criteria for Approval: Buffer width averaging may be allowed by the Administrator only where the applicant demonstrates all of the following: (a)The water body and associated riparian area contains variations in ecological sensitivity or there are existing physical improvements in or near the water bo~,f/'8F RENTON associated riparian area; and RECE\\/EO NO \J '2 5 'I.G 'i3 B\J\LO\NG 0\\/\S\ON £as/side Vet/#12-169 Sewall Wetland Consulting, Inc. November 12, 2013 Page2 (b) Buffer width averaging will result in no net loss of stream/lake/riparian ecological function; and (c) The total area contained within the buffer after averaging is no Jess than that contained within the required standard buffer width prior to averaging; and (d) The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. iv. Buffer Enhancement May be Required: Where the buffer width is reduced by averaging per this subsection, buffer enhancement shall be required where appropriate to site conditions, habitat sensitivity, and proposed land development characteristics. v. Notification: Notification may be required consistent with subsection F8 of this Section. The project meets each of these criteria as described below; ii. Minimum Averaged Buffer Widths: In no instance shall the buffer width be less than: (a) Class 2: fifty feet (50'). As required by Code, the minimum buffer width through averaging for a Class 2 stream is 50'. The minimum buffer shown is 66' which meets these criteria. iii. Criteria for Approval: Buffer width averaging may be allowed by the Administrator only where the applicant demonstrates all of the following: (a) The water body and associated riparian area contains variations in ecological sensitivity or there are existing physical improvements in or near the water body and associated riparian area; and The area of reduced buffer is an area where slope and vegetation form an adequate barrier to human intrusion to the stream to allow a reduced buffer and still perform its full function. In addition, enhancement of this buffer area to include removal of invasive blackberry and scotch broom, and replanting with native trees and shrubs will further enhance the buffer function allowing a narrower buffer to perform at a higher standard than the current degraded full buffer width. b) Buffer width averaging will result in no net loss of stream/Jake/riparian ecological function; and See previous answer Eastside Vet/#12-169 Sewall Wetland Consulting, Inc. November 12, 2013 Page 3 (c) The total area contained within the buffer after averaging is no less than that contained within the required standard buffer width prior to averaging; and The area of reduced portion of the buffer is 6,370sf. The area of added buffer is 6,529sf, resulting in an 159sf increase in overall buffer size. (d) The proposed buffer standard is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. The proposed averaging and conceptual mitigation plan are based upon the best available science at the time this project report was prepared. Reduced buffers with heavy invasive coverage can be functionally improved by removal of the invasive species and replanting with a mix of native species. Proposed Mitigation As detailed in Code for buffer averaging of a stream buffer; iv. Buffer Enhancement May be Required: Where the buffer width is reduced by averaging per this subsection, buffer enhancement shall be required where appropriate to site conditions, habitat sensitivity, and proposed land development characteristics. To compensate for the reduced buffer, and as depicted on the attached "Stream Buffer Enhancement Plan", we are proposing to enhance the reduced portion of the buffer through the removal of invasive species such as Himalayan blackberry, and replanting with a mix of native tree and shrub species. The resulting enhanced area will be monitored for 5 years as required by Code. The monitoring will consists of 4 quarterly visits and reports in Year 1 and a single visit and report in Years 2-5. If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Community & Economic Development Department C.E."Chip"Vincent, Administrator February 2, 2015 Judy Hung Soong 2815 127'h Ave NE Bellevue, WA 98005 SUBJECT: Surety Device Amount Eastside Veterinary Clinic File No. LUAB-000911 Dear Ms. Hung Soong: Based on the three contracts (attached) I received for installation, maintenance, and monitoring for the Eastside Veterinary Clinic mitigation project, the total amount of your installation surety device is $26,468.75 and the maintenance and monitoring surety device is $11,375.00. The specific breakdown is as follows: Installation (Natural Concepts Land. Co.) TOTAL @125% Maintenance {Natural Concepts Land. Co.) Monitoring (Sewall Wetland Consulting) TOTAL @125% $21,175.00 $26,468.75 $ 2,800.00 $ 6.300.00 $ 9,100.00 $11,375.00 These amounts are deemed sufficient to guarantee that structures, improvements, and mitigation required by permit condition will be installed according to plan and perform satisfactorily for a minimum of five (S) years after they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety device. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov February 2, 2015 Page 2 Thank you for your diligent work in protecting Renton's critical areas. Once I have received confirmation the mitigation project has been installed I will release the installation surety and issue a letter signaling the start your five-year monitoring program. If you have any questions please feel free to contact me at (425) 430-7319. Sincerely, Rocale Timmons Senior Planner Enclosure cc: City of Renton File LUA13-000911 Stacy Tucker, Planning Technician H.\CED\Planninglf'arrcnl ~ctland, a.st· Denis Law Mayor r City of 1 _!,g·rrw·rl December 27, 2013 Department of Community and Economic Development C.E. "Chip"Vincent, Administrator Judy Hung Soong 2815 127th Ave NE Bellevue, WA 98005 SUBJECT: Changes to Wetland/Stream Mitigation Plan Eastside Veterinary Clinic, ~.No' .. tUA.13~11 To Whom It May Concern: Thank you for submitting the wetland/stream mitigation plan and monitoring proposal for the Eastside Veterinary Clinic. We have reviewed plan dated November 25, 2013 prepared by your wetland consultant Sewall Wetland Consulting, Inc. This letter is sent to advise you of the changes needed to obtain approval of your final wetland mitigation plan. Changes needed to Wetland Mitigation/Monitoring Plan: 1. The proposed mitigation report shall be submitted on 8.S"xll" paper with accompanying large plan sheets. The plan sheets should not include any of the report text. Please remember that these plans sheets will be microfiched, and at their current size it is difficult to do so clearly. The report should include the following: Baseline Information: A written assessment and accompanying maps of the impacted wetland including: existing wetland acreage; vegetative, fauna I and hydro logic characteristics; an identification of direct and indirect impacts of the project to the wetland area and wetland functions; soil and substrata conditions; topographic elevations and compensation site. If the mitigation site is different from the impacted wetland site, the assessment should include at a minimum: existing acreage; vegetative, fauna I and hydrologic conditions; relationship within the watershed and to existing water bodies; soil and substrata conditions; topographic elevations; existing and proposed adjacent site conditions; buffers; and ownership. Environmental Goals and Objectives: A written report by a qualified wetland specialist shall be provided identifying goals and objectives of the mitigation plan and describing: • The purposes of the compensation measures including a description of site selection criteria; identification of compensation goals; identification of target evaluation species and resource functions; dates for beginning and completion; and a complete description of the structure and functional relationships sought in the new wetland. The goals and objectives shall be related to the functions and values of the original wetland or, if out-of-kind, the type of wetland to be emulated; and • A review of the best available science and report author's experience to date in restoring or creating the type of wetland proposed shall be Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov provided. An analysis of the likelihood of success of the compensation project at duplicating the original wetland shall be provided based on the experiences of comparable projects, preferably those in the same drainage basins, if any. An analysis of the likelihood of persistence of the created or restored wetland shall be provided based on such factors as surface and ground water supply and flow patterns; dynamics of the wetland ecosystem; sediment or pollutant influx and/or erosion, periodic flooding and drought, etc.; presence of invasive flora or fauna; potential human or animal disturbance; and previous comparable projects, if any. • Performance Standards: Specific criteria shall be provided for evaluating whether or not the goals and objectives of the project are achieved and for beginning remedial action or contingency measures. Such cr(teria may include water quality standards, survival rates of planted vegetation, species abundance and diversity targets, habitat diversity indices, or other ecological, geological or hydrological criteria. These criteria will be evaluated and reported pursuant to subsection (e) of this definition, Monitoring Program. An assessment of the project's success in achieving the goals and objectives of the mitigation plan should be included along with an evaluation of the need for remedial action or contingency measures. 2. A description shall be included outlining how the monitoring data will be evaluated by agencies that are tracking the progress of the compensation project. A monitoring report shall be submitted quarterly for the first year and annually thereafter, and at a minimum, should document milestones, successes, problems, and contingency actions of the compensation project. The compensation project shall be monitored for a period necessary to establish that performance standards have been met, but not for a period less than five (5) years. 3. Please include a statement of qualifications for all parties who will be responsible for maintenance and monitoring of the wetland mitigation project. 4. Plan sheets need to identify the size, category and class of each wetland and a clear legend. The legend should include the signs, fence, utility lines, etc. Monitoring and Maintenance Period Start Date: Once the mitigation project has been installed, please provide me with the wetland consultant's written confirmation of installation pursuant to the final approved mitigation plan. The date the City receives this written confirmation will constitute the beginning of the minimum 5-year maintenance and monitoring period. As Built Plans for the Mitigation Area: A copy of the as-built plans of the approved mitigation plan, prior to recording; unless an installation surety device is provided or if plantings are installed as exactly per plan. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. A draft (followed by a final) maintenance and monitoring contract (or contracts) for our review prior to execution of the contract shall be provided. The draft contract language must ensure compliance with both the performance standards of the Sewall Wetland Consulting, Inc., mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures. improvements. and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years. Wetland Information Needed on Final Plat Map: All critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. Feel free to contact me at 425-430-7219 with any questions. Sincerely, Senior Planner cc: Sewall Wetland Consulting, Inc., Biologist File No. LUA13-000911 Denis Law --·r:; a City of, _ _:May:..or ______ .,,L~@fi{l$IDfj} March 18, 2016 Judy Hung Soong 2815 12ih Ave NE Bellevue, WA 98005 Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: Start of Monitoring Eastside Veterinary Clinic Stream Mitigation Plan File No. LUA13-000911 Dear Mrs. Soong: Monitoring and Maintenance Period Start Date: On March 8, 2016 the Certificate of Installation for the East Veterinary Clinic Stream Mitigation project was received. Therefore, the date of this letter marks the beginning of your minimum 5-year maintenance and monitoring period. As a reminder, reports are due annually. Your first quarterly monitoring report is due to the City on or before March 18, 2017. Please send three copies of the report to my attention. Surety Devices: This letter is also confirming the City has received the following surety devices: Wetland Install: Wetland Monitoring: $26,468.75 $11,375.00 The install surety device ($26,468.75) will be released as successful installation of the project has been confirmed. The remaining device ($11,375.00) will be retained to cover the cost of a minimum five year successful maintenance and monitoring period. In order to ensure the quickest possible release of your surety devices, please make sure prompt monitoring and maintenance are performed for the duration of your monitoring period. If at any time during your minimum five-year monitoring period the mitigation project falls below performance standards, the monitoring period will be placed on hold. Once the mitigation project regains compliance with approved performance standards, the maintenance and monitoring timeframe will restart for a period necessary to establish that performance standards have been met. Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov March 18, 2016 Page 2 I look forward to receiving your first annual maintenance and monitoring report, which is due on March 18, 2017. ;;~ Rocale Timmons, Planner Current Planning Division cc: Stacy Tucker, Planning Technician Sewall Wetland Consulting, Inc., Biologist File No. LUAB-000911 ,,i, 1111n111:11, ' ' · !11,,,, .. January 18, 2016 Judy Hung Soong 2815 127th Avenue NE Bellevue, Washington 98005 RE: Stream Enhancement Installation Sign-Off -Eastside Veterinary Clinic, City of Renton, Washington SWCJob#12-169 Dear Judy, This letter is to confirm that I have inspected the mitigation site on the Eastside veterinary Clinic project within the City of Renton on January 14, 2016. The mitigation has been installed per plan (Stream Buffer Enhancement Plan, dated October 25, 2013 and revised to November 7th, 2014, by Sewall Wetland Consulting, Inc.). This starts the 5 Year Monitoring period. The first quarterly monitoring of the site will be in April of 2016 with a report to follow. A copy of this report should be supplied to the City for their official acceptance of the sign-off. If you have any questions in regards to this report or need additional information, please feel free to contact me at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Kenton® DATE: TO: FROM: SUBJECT: MEMORANDUM March 18, 2016 Stacy Tucker, Planning Technician Roca le Timmons, Senior Planner Release of Assignment of Funds Eastside Veterinary Clinic City of Renton File LUA13-000911 Please initiate the paperwork to release, the surety device for the Eastside Veterinary Clinic mitigation project installation as it has been successfully installed. The amount is for approximately $26,468.75. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! H:\CED\Planning\Current Planning\PREAPPS\14-000678 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Renton 0 DATE: TO: FROM: SUBJECT: MEMORANDUM March 18, 2016 Stacy Tucker, Planning Technician Rocale Timmons, Senior Planner Release of Assignment of Funds Eastside Veterinary Clinic City of Renton File LUA13-000911 Please initiate the paperwork to release, the surety device for the Eastside Veterinary Clinic mitigation project installation as it has been successfully installed. The amount is for approximately $26,468.75. A copy of the paperwork should also go in the yellow file and to the City Clerk's office. Thank you! H:\CED\Planning\Current Planning\PREAPPS\14-000678 Check Request for Non Vendor Refund or Reimbursement This form is to he used only for one time vendors. Please contact Accounts Payable if you have any questions regarding one time vendors. Check will be included in the 11ext scheduled A.IP check nm and mailed after Council approval. Check Request Info: Requestor's name: Stacy Tucker I Payable to: LJ Investment Properties LLC Mail address for check: Date of request: 3/24/16 Requestor 's department/division: CED/Planninq 2815 12?1h Avenue NE; Bellevue, WA 98005 Check amount: Account number(s) to charge: $26,468.75 650.000000.000.237.00.00.0000 Reason for rej,md or reimbursement: Requestor 's ext. #: 7282 Amount per account#: $26,468.75 Per project planner, Rocale Timmons, Eastside Veterinary Clinic mitigation project installation has been successfully installed and 5-vear maintenance and monitorinq surety has been received. Check handling request: Please mail check directly to payee. Thanks *A roval Si nature: Date: March 24, 2016 *The person approving this check request must be an authorized signer. 1-f:\CE:DIL'la11ni11gll'urrcnt Pla11nmgl~MT\_B011L1;\SENS!TIVE AHEA OR WETT .AND '.s·llTIGATlON MAJNTFNANCE B()N[)S RE!L\SE LETfERS\EJ~L1i!l~ Vd~rinary Clini~_LUAl3-00091 \_w~tlanJ 1n<,1,dln11on_check request relen.e 03-24-16.Jocx. 011/int T)p~<1b/e Fo1m, }11/y 2007 BILLING INVOICE EG00051108 ---------Renton 0 DEPARTMENT: AR: Eden Invoice: BILLING CONTACT Judy Soong LJ Investments 2815 127th Ave NE Bellevue, WA 98005 REFERENCE NUMBER FEE NAME Ch #1041 Plan LUA 13-000911 Performance/Permit· Cash 3954 (650.000000.000.237.00.00.000) Printed On: March 24, 2016 Prepared Bv: Stacy Tucker 1055 S Grady Way, Renton, WA 98057 TRANSACTION TYPE Bond Release $26,468.75 Transaction Date: March 24, 2016 PAYMENT METHOD Refund Finance AP . SUB TOTAL TOTAL AMOUNT PAID $26,468.75 $26,468.75 $26,468.75 Page 1 of 1 • SPECIAL DEPOSIT TRANSMITIAL REFUNDING ADDRESS: J81S llf.bA.tt }Jt;, c1TY:B:I \evuc STATE: WA.._z1P: 980)5 PRoJEcTNAME: Fas:ts\cie-Vek:v,nct~~ ADDRESS LOCATION: 17()) NE '-!~Ch \(.. PERMIT#: WA 13-a:x.:A I I Cj DEPT. CONTACT:\<~~uj EXTN: 1!,11.lz.. I SPECIAL DEPOSIT CONDITIONS: DMSION.SIOE\IELOP SERIDEV&l'lAN'INGIBlOG DEPT. FORMSIMISC. SUit.DiNG OOCS\TnFI.ATES\sPl:C. OEPOS!T WHITE AND YELLOW TO FINANCE. RETAIN PINK FOR PBPW RECORDS DATE: 2/~ tis RECEIPT#: ;,-{:,(UY3'+2..'b6 FINANCE REC.#:------------ AMOUNT: $ J,lt;) 4 ~-1S WO#: FUNCTION#:------- TYPE OF DEPOSIT: BUILDING 0 90 DAY TEMPORARY OCCUPANCY PERMIT 0 LANDSCAPING MAINTENANCE 0 SIGN DEPOSIT 0 STREET CLEANING PUBLIC WORKS OPW CONSTRUCTION PERMIT PROPERTY SERVICES 0 LATE COMER FEE (To BE RETURNED TO LCS HOLDER) 0 STVAC (APPRAISAL FEE DUE APPRAISER) Billing Invoice EG00034268 Check Number: 1041 BILLING CONTACT LJ INVESTMENT PROPERTIES LLG 2815 127Th Ave Ne Bellevue, WA 98005 Phone:() - REFERENCE NUMBER f /''c:\ (~'i:J Department: AR: Eden Invoice: FEE NAME I GL Number Amount Due Ch #1041 Plan LUA13-000911 Performance/Permit/Installation -C $26,468,75 ,I I!, ~' FOR 3954 (650,Q00000.000.237.00,00.000) LJ INVESTMENT PROPERTIES LLC 2815 127TH AVE NE BELLEVUE, WA 98005 10900 N.E. 4th Street, Suite 200, Bellevue, WA 98004 www.lbankunlted.com 1.aoo.2aa.3a99 \,,Stn1l.ch,~ J vireg, LUA--0001 // 11•00 1,01, l,11• ,: I, 2 51.081,9 21: r, ___ • _ _. ,......_ . ..,,n,>'>n-t., .... ,. ... -t,:,n•• r::,.,..,..,..., • ...,,-1 i:l,,. c ..... ,, T,,,.1,,. .. ,1')1LA'ln.7'11l'l SUBTOTAL TOTAL $26,468.75 $26,468.75 1041 98-849/1251 40 ----·-------______ , ___ , ___ M' Paae 1 of 1 ~ ,, DEPARTMENT OF COM .. ,JNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION ~ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Eastside Veterinary Associates LUAB-000911, MOD Rocale Timmons, Senior Planner Dr. Judy Hung Eastside Veterinary Clinic 8934122nd Ave NE Kirkland, WA 98203 Commercial Arterial (CA) 1700 NE 44th St of Pursuant to RMC 4-9-200H the applicant is requesting a Minor Modification to an Approved Site Plan for the Eastside Veterinary Clinic, LUAB-000911, SA-H, ECF, MOD, MOD. The applicant is requesting the following changes to the approved plan: 1. Reduce the building length by 10 feet. 2. Change the pitch of the building roofline to a flat roof with a parapet walls. 3. Construct the proposed Animal Exercise area at-grade without the use of retaining walls. 4. Phase the metal building cover for a second phase as funding becomes available. BACKGROUND: The applicant is requested Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. The proposed clinic would have a gross square footage of approximately 10,12p square feet. The height of the structure would be no talJ\r:tt1aT! 3~ 'fee: at the highest p~J 'frA,n \:Xisting grade. The 1.87 acre vacant site is located'withiri1thetomm~~Jµ>rridor (CC) la\id llse designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northeast corner of NE 44th St and Lake Washington Blvd at 1700 NE 44th St. Access to the site would be provided via NE 44th St through the site exiting onto an existing 30-foot joint use driveway over the property to the north. The applicant is requesting two modifications including: 1.) a refuse and recycle modification in order to use bins instead of an on-site refuse and recyclable deposit area and collection point; and 2.) a parking modification to decrease the minimum number of parking stalls by 34 parking spaces for a total of 17 stalls. The project site contains a Class 2 stream and a Category 2 wetland. The City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision EASTS/DE VETERINARY CLINIC MINDR MODIFICATION LUA13-00911, MOD Report of January 2, 2015 Page 2 of 3 applicant is proposing buffer averaging to reduce the 100-foot stream buffer to no less than 66- feet. On September 13, 2013 the City's Hearing Examiner issued an approval of the Eastside Veterinary Clinic subject to 13 conditions of approval. EXHIBITS: Exhibit 1: Exhibit 2: Site Plan 12.30.14 Elevations 12.30.14 ANALYSIS OF REQUEST: Section 4-9-200H allows the Administrator to grant minor modifications to approved Site Plans, provided the modification meets the following criteria (pursuant to RMC 4-9-200.H.2): Criteria Criteria Met The adjustment does not involve more than a ten percent {10%) increase X in area or scale of the development in the approved site plan; or The adjustment does not have a significantly greater impact on the X environment and facilities than the approved plan; or The adjustment does not change the boundaries of the originally approved plan. X DECISION The proposal satisfies 3 of the 3 criteria listed in RMC 4-9-200.H.2 for the requested modification. Therefore, the requested minor modification for the Eastside Veterinary Clinic, Project Number LUA13-000911, MOD is approved. Jennifer Henning, Planning Director Date The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on January 16, 2015. Additional information regarding the Cfty of Renton Department of Comm and Economic Development Administrative Mo 'J <::ation Request Report & Decision EASTS/DE VETERINARY CLINIC MINOR MODIFICATION LUA13-0091l, MOO Report of January 2, 2015 Page 3 of 3 appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -J'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Rocale Timmons, at 425.430.7219 or rtimmons@rentonwa.gov. m >< ::c 1-4 c:, 1-4 -I .... ~ ~ ,-{~, ·J.,; , o· " . ' • 0' ··- I i ,.1,1-,l!I ~--;;...:·~ I ... '.·'" ,......,..,..1 I . ;_ . < ~ -~ ~r- 11 NE44th ST. ' ' ~ ~~:~~l~~e~e~:~~~ associates ~~ NE 44th ST.,RENTON, WA 98056 1, 11,' ' ' ' 1, ,··· I ' " "' ..,_,~; ..... · . ' ! I i ! m :;; ;a =' 0 z 00 ~ m n ~ " z 00 - ' - w ::, 0 g:. (1) f ,:r. 0 ::, ::, 0 ;:i. ::,- (1) [ "' ~ o· ::, ro X (1) cl .. - (1) "' cil "' I !1 i ' I !! • : ' ' ' : ' ' ' ' 1 i I ' • I 1© 1: I~ , -. --. ; I i . ' -' - ' --. ' -. - --·--· -I< : ' :•- ' ~"( ]¢> -C\ ---0 i ij ' ' ' ' ' ! 111\'V 1,'eol C:i/c.J ---B [J --------e ~~ -1\---e ------~ f" -! ~ G ---G -- ... 1 (1) a, ~ ~ ~ ----------41 (1) ro µ, < "' m ;; ~ o· =' 0 :::, z 00 ~ " ~ ~ -UILDING REVIEW __ stside veterinary associates 1700 NE44th ST.,RENTON, WA 98056 - ' - ' ' • • II I I i I ~ ~ .. ! t t ~-. . . . ~ 1 1111 ~ ~ ~ " e I , II , ~ 11, "' ~ .:., ,!. I : . . . ·1 I . ' ., . i ! ' 1qe 1e1e1i I i l ii ' ,I ' ;::;i I ' I I : 1;1~!:l!lji?i!il~~~~i! !a ' ' ' ' ' ' ' ! ' ! 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J,,; i I ·1 1 -•• • -". I I ' ' ' I ! I December 1, 2014 Ms. Rocale Timmons City of Renton Land Use Division, Renton City Hall 1055 S. Grady Way Renton, WA 98057 Re: Minor Modification Request Eastside Veterinary Associates 1700 NE 44th St., Renton, WA 98050. Permit: 813006217 Dear Rocale, We would like to request a Modification for the following items: 1) As of 8/18/14 we submitted a modified site plan with the following revisions: a. Make the main building a flat roof (and keeping the lobby with a sloped roof). The HVAC units that were in the attic will now be on the rooftop, screened from view by parapet walls b. Reduce the length of the building by about 10' c. Make the Animal Exercise area on-grade (with no retaining walls) and phase the metal building cover for the future. In addition to the screening measures we already have in place we will limit the hours of outdoor play to 7:00am to 8:00pm Thank you for your consideration. I ' -t, "'7 :, ··~1-i Dr. Judy Hung, ~t~rinarian Eastside Veterinary Associates 8934 122"d Ave NE Kirkland, WA 98033 206.660.4589 cell, 425.882.7788 work eastsidevet@gmail.com Eastside Veterinary Associates -Renton Page 1 I • • I City of Renton • LAND USE PERMIT I ill I I MASTER APPLICATION I PROPERTY OWNER(S) PROJECT INFORMATION NAME: b J IAves!meA!s bbG L J Investment Properties LLC PROJECT OR DEVELOPMENT NAME: Eastside Veterinary Associates ADDRESS: 2815 127th Ave NE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1700 NE 44th St, Renton, WA 98056 CITY: Bellevue, WA ZIP: 98005 TELEPHONE NUMBER: 206 660 4589 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334330-1150-00 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: Vacant used car lot PROPOSED LAND USE(S): COMPANY (if applicable): Veterinary Facility EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: cc PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) no change EXISTING ZONING: TELEPHONE NUMBER: CA-D CONT ACT PERSON PROPOSED ZONING (if applicable): No change NAME: Renzo Nakata, Architect SITE AREA (in square feet): 81,588 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Renzo J. Nakata Architects DEDICATED: 0 3152 Fuhrman Ave E. ADDRESS: 3 Bluebird SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 0 CITY: Seattle, WA 98102 Irvine, CA ZIP: 92604 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) n/a TELEPHONE NUMBER AND EMAIL ADDRESS: 206-390-4334 NUMBER OF PROPOSED LOTS (if applicable) n/a RenzO@RJNarchitects.com NUMBER OF NEW DWELLING UNITS (if applicable): n/a H:\CED\Data\Fonns-Templates\Self-Help Handouts\Plannmg\masterapp.doc -I -03/11 1700 NE 44th St., Renton, WA 98156 LEGAL DESCRIPTION: HILLMANS LK WN GARDEN OF EDEN #3 TR 184 LESS PORL Y W OF ELY R/W SR 405 LESS POR LY S OF N R/W LN OF NE 44TH TGW POR OF TR 185 LY S OF LN BEG AT NE COR SD TR 185 TH S 00-56-18 W 367.36 FT ALGE LN SD TR TO TPOB TH N 88-47-17 W PLW N LN OF SD TR 187 FT TH S 00-56-18 W 4 FT TH N 88-47-17 W 40.6 FT TAP ON ELY MGN SD HWY & TERMINUS SD LN LESS POR SD TR LY W OF ELY R/W OF SR 405 AKA LOT 2 RENTON LLA 015-82 REC NO 8301259003 f PRvJECT INFORMATION (continued) ~-~----~~----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): n/a PROJECT VALUE: $1.5M SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): n/a IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): l-G;44+ 9,242 sf D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft. applicable): l-G;44+ 9,242 sf D SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 10 !;ii WETLANDS 11,702 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach leaal descrintion on seoarate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION~. TOWNSHIP~. RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) J l\ J 1/ -H \,I,~ J t'C•17. , declare under penalty of pe~ury under the laws of the State of Washington that I am (please check~) _x_ t~ current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization} and that the foregoing statements and answers herein containeO_td the information herewith are in all respects true and correct to the best of my knowledge and belief. i~/ \)/Ui/!D,v., Date Signature of Owner/Representative STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that ..c'-;;;')::.:0::_:,7.: c'+-'~'f-7~---::cc---,-:-,--;:;:-,--- signed this instrument and acknowledge it to be his/her/their fr ry act for the uses and purpose mentioned in the instrument. j ?(?./ I Cf Dated I ublic in and for the State of Washington Date Notary Public State of Washington JAMES A BAILEY MY COMMISSION EXPIRES May 18, 2016 otary (Print): ~02-· ~-~'~<'~' _.A-_(i'_~~"~L~,=+--------- My appoinlment expires: ~l~\A-'"-\+-~[~':'_,_~_.,_O_l_h _________ _ H:\CED\Data\Forms-Templates\Self-llelp llandoms\Planning\masterapp.doc -2 -03/11 I I Denis Law Mayor .. - January 2, 20~) Judy Hung Soong 2815 127'" Ave NE Bellevue, WA 98005 r City of 1 \ ' ~' r· • l'' wi r .. r· l r . ,. ~-. \ ......,_ .._,,, . .........,,,,,. ·, . ....,,-. Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Approval of Final Wetland Mitigation Plan/Proposed Maintenance & Monitoring Eastside Veterinary Clinic, File No. LUAB-000911 To Whom It May Concern: Mitigation Plan Approval: We have reviewed and approved the final wetland mitigation plan/monitoring proposal for Eastside Veterinary Clinic dated December 2, 2014 and received by the City on December 2, 2014. The mitigation project shall be installed in conformance with the approved plan prior final occupancy. Next Steps: Work with Jan Illian in the Plan Review Section to obtain construction permits and begin work on wetland mitigation installation consistent with the approved plan. *Installation Surety Amount: In order to provide you with the amount of security necessary for the installation of the wetland mitigation plantings, sign age, and fencing; we will need a copy of the signed installation contract for this work. Once the City approves the contract proposal, the applicant will need to provide an installation surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee the installation of the mitigation project prior to commencement of construction. Mitigation Installation and Approval: Once the wetland mitigation has been installed (plants, signage, fencing, etc.) pursuant to the approved plan, please have your wetlands specialist provide me with written verification that the installation is in conformance with the approved plan. As Built Plans for the Mitigation Area: A copy of the as-built plans of the approved mitigation plan, prior to recording; unless an installation surety device is provided or if plantings are installed as exactly per plan. Monitoring and Maintenance Surety Amount: In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. A draft (followed by a final) maintenance and monitoring contract (or contracts) for our review prior to execution of the contract shall be provided. The draft contract language must ensure compliance with both the performance standards of the Sewall Wetland Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Consulting, Inc., mitigation plan as well the maintenance and monitoring standards of the Renton Municipal Code. The scope of the contract must clearly cover the cost of plant maintenance and replacement as well. The language in the contract must also guarantee that "structures, improvements, and mitigation perform satisfactorily for a period of 5 years" (e.g. add provisions for plant replacement and weed removal referencing compliance with the survival rates noted in the final approved wetland mitigation plan. The contract must include quarterly monitoring reports for the first year and annual reports thereafter. The draft contract must be followed up with a final signed contract once the City approves the draft version. Once the City approves the contract proposal, the applicant will need to provide a maintenance surety device (a letter of credit or irrevocable set aside letter) set at an amount totaling 125% of the cost to guarantee satisfactory performance for a minimum of five years prior to commencement of construction. Monitoring and Maintenance Period Start Date: Once the mitigation project has been installed, please provide me with the wetland consultant's written confirmation of installation pursuant to the final approved mitigation plan. The date the City receives this written confirmation will constitute the beginning of the minimum 5-year maintenance and monitoring period. Wetland Information Needed: RMC Section 4-3-0SOG3 requires that all critical areas and their buffers be placed in either a Native Growth Protection Tract or Native Growth Protection Easement. Please provide the City a copy of the recorded easement prior to Temporary Occupancy. Please send all required information to my attention. Feel free to contact me at 425-430-7219 if you have any questions regarding this letter. Sincerely, Senior Planner cc: Sewall Wetland Consulting, Inc., Biologist File No. LUAB-000911 ~ \,.•',' 1111111"'.:::":~ !/J!Hrnint~~)'!''C ·· ~JV#L111' ·;;.· ... _·ili,i!,i,'i/;lili' ~ December 2, 2014 Judy Hun* Soong 2815 127' Avenue NE Bellevue, Washington 98005 RE: Dear Judy, Sewall Wetland Consulting, Inc. 1DBox880 Phone: 253-S.5'>-0515 fall Gty, WA Cffi24 This report is a summary of the proposed mitigation on the proposed Eastside Veterinary Clinic project site. 1.0 Baseline Information The proposed project is the reduced and averaged I 00' Class 2 stream buffer to fit the project on the existing graded and paved areas of the site. A detailed assessment and description of the Critical Areas on the site is described in our July 10, 2013 Eastside Veterinary Associates-Critical Areas Report and Supplemental Stream Study for the project. To summarize, the site contains a Class 2 stream with an abutting Category 2 wetland, both located on the west side of the site. The following is a description of the critical areas as well as associated upland buffer area; 1.1 Uplands The site consists of a topographic high point on the east where formerly a used car lot was in operation. The site slopes down to the west to a well-defined basin area containing a forested and emergent wetland as well as a small, perennial stream. The upland portion of the site consists of the paved parking area used as a car lot, as well as a sloping hillside vegetated with a mix ofred alder and Himalayan blackberry. · .- Soil pits revealed a dry, gravelly loam with a soil color of IOYR 3/2. 1.2 Wetlands/Streams Wetland A Wetland A is located along the sides of the small stream that passes through the site. The wetland is I0,743sfin size and is well defined and located in the bottom of the depression Eastside/#12-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page 2 on the western half of the site. The off-site portion of the wetland is 871 sf, so the total size of the wetland isl l,614sf. The wetland was flagged with pink "Wetland Delineation" flagging labeled A-I through A-14. Wetland A is a scrub-shrub and emergent wetland located along the western property boundary. Dominant vegetation within Wetland A includes pacific willow (Salix lasiandra), red-osier dogwood (Cornus sericea), broad leaved cattail (Typha latifolia), reed canary grass (Phalaris arundinacea), and buttercup (Ranunculus repens). Soil pits excavated within the wetland revealed a gravelly sandy loam A-horizon with a color of 1 OYR 2/2; an underlying sandy loam B-horizon revealed a color of 5GY 4/1. Soils within the wetland were inundated during the time of our site visit. According to the United States Fish and Wildlife Service (USFWS) wetland classification method (Cowardin et al. 1979), Wetland A would be considered a PSS IC (palustrine, scrub-shrub, broad-leaved deciduous, seasonally flooded), and PEMl C (palustrine, emergent, persistent, seasonally flooded) wetland. According to the City of Renton Municipal Code (RMC §4-3-050(8)(7)), Wetland A would be considered a Category 2 wetland. Category 2 wetlands are defined in the Code as follows; ii. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of any size located at the headwaters of a watercourse. i.e., a wetland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category I wetlands; and/or (d) Wetlands having minimum existing evidence of human-related physical alteration such as diking, ditching or channelization; and/or Typically, Category 2 we!lands have a 50' buffer measured from the wetland edge. Stream A The eastern ordinary high water mark (towards the area of proposed development) of the stream that flows through the site in a northerly direction was flagged with flags El-El3. Only the eastern OHWM was flagged as no development would be proposed west of the stream so its location is not pertinent to buffer location. t:astside!# 12-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page 3 The channel has a 3'-5' wide sand and mud bottom channel which meanders through the site and Wetland A This stream was flowing approximately 6"-12" deep during our December, 2012 delineation. Stream A is identified as a Class 2 stream on the City Inventory. Class 2 streams are defined as: ii. Class 2: Class 2 waters are perennial or intermittent salmonid-bearing waters which meet one or more of the following criteria: (a) Mapped on Figure Q4, Renton Water Class Map, as Class 2; and/or (b) Historically and/or currently known to support salmonid~. including resident trout, at any stage in the species lijecyc/e; and/or (c) Is a water body (e.g., pond, lake) between one half(0.5) acre and twenty (20) acres in size. Class 2 streams typically have a 100' buffer measured from the OHWM. 2.0 PROPOSED PROJECT The proposed project is the construction of a veterinary clinic with associated paved parking areas. Due to the narrow configuration of the site and the location of the wetland and stream, buffer averaging of the I 00' stream buffer is proposed. The proposed buffer averaging will reduce the buffer to a minimum width of66', and the amount of reduced buffer is 6,3 70sf, and the amount of increased buffer is 6,529sf. The area of reduced buffer is an area where slope and vegetation form an adequate barrier to human intrusion to the stream to allow a reduced buffer and still perform its full function. In addition, enhancement of this buffer area with native trees and shrubs will further enhance the buffer function allowing a narrower buffer to perform at a higher standard than the current degraded full buffer width. To compensate for the reduced buffer, and as depicted on the attached "Buffer Averaging and Enhancement Plan", we are proposing to enhance the reduced portion of the buffer through the removal of invasive species such as Himalayan blackberry, and replanting with a mix of native tree and shrub species. The resulting buffer enhancement area will be monitored for 5 years as required by Code. The proposed averaging and conceptual mitigation plan are based upon the best available science at the time this project report was prepared. Reduced buffers with heavy invasive coverage can be functionally improved by removal of the invasive species and replanting with a mix of native species. This not only improves the aesthetics of the buffer, but also will provide greater shading to the stream channel, resulting in cooler water, which is more desirable for aquatic life. Eastside/#12-169 S'etvall Wetland Consulting, Inc. December 2, 2014 Page 4 Our company has prepared hundreds of mitigation plans using the same type of strategy as proposed in this plan with very successful results, The likelihood of success of this project is extremely high with proper maintenance of the area in the initial 5 years following planting. 2.1 Performance Standards Plan goals, objectives, and performance standards Plan goals, objectives, and performance standards are outlined in table 4-1 (below). The goals and objectives of this plan are considered achieved when the performance standards are satisfied. Compliance monitoring plan As-built Following completion of the enhancement work shown on this plan, a qualified professional shall prepare an as-built of the completed work. The as-built shall summarize the completed work and any deviations from the approved version of this plan. In addition, the as-built shall contain baseline monitoring data and photographs of each enhancement area. Following plant installation, permanent compliance monitoring plots or transects shall be established to document baseline vegetation characteristics within each enhancement area. Compliance monitoring plots and transects shall be scaled appropriately to accurately sample the following: native woody plant species (trees and shrubs) and noxious weed species. Baseline compliance monitoring data shall be collected at the time of the as-built using the established sample plots or transects (see "annual compliance monitoring" for field data collection requirements). Permanent photo points shall be established to photographically document representative conditions within each enhancement area. Baseline photographs shall be taken at the time of the as-built. the as-built and baseline monitoring data shall be submitted to the City of Renton no later than 30 days from the date that the work shown on this plan has been completed. Annual compliance monitoring Eastside!#J 2-169 Sewall Wetland Consulting, Inc. December 2. 2014 Page 5 Following acceptance of the as-built by the City of Renton, annual compliance monitoring shall be completed for a period of five (5) years. Annual compliance monitoring shall be completed by a qualified professional and shall comprise a site investigation and reporting per the following interval: • Quarterly during the first year (year I) following plant installation; and • In august or September of the second through fifth years (year 2 through year 5) following initial plant installation. Monitoring reports shall be submitted to the City of Renton no later than 30 days following each monitoring assessment. Monitoring shall comprise a quantitative assessment of conditions within each enhancement area for purposes of evaluating the current year's performance standards. At the time of each monitoring assessment, the following information shall be collected within each enhancement area and assessed relative to the success standards established for the project: • The condition of installed plant stock including survivorship, health, and vigor. The rationale for poor conditions, if present, will be determined. • The species composition of and areal coverage provided by native woody plant species (trees and shrubs). • The species composition of and areal coverage provided by noxious weed species. A direct count inventory and assessment of all installed plant stock shall be used to evaluate plant stock conditions. Species composition and areal coverage shall be assessed using the sample plots or transects established during the as-built. In addition to field data collection, photographs of each restoration shall be taken from the permanent photo points established during the as-built. Contingency plan Should any compliance monitoring assessment reveal that the performance standards for the respective year are not satisfied, the permittee shall work with the City of Renton to develop a contingency plan to address the deficiency(ies). Contingency plans can include, but are not limited to, the following actions: I. additional plant installation; "' 2. erosion control; 3. herbivory protection; 4. modification to the irrigation regime; and/or 5. plant substitutions of type, size, quantity, and location. Eastside/#12-169 Sewall Wetland Consulting, Inc. Decemher 2, 2014 Page6 Such contingency plan shall be submitted to the City of Renton by January 31 of any year when deficiencies are discovered. Unless otherwise approved by the City of Renton, actions specified on an approved contingency plan must be completed within 60 days. If the failure is substantial, the City of Renton may extend the compliance monitoring period for the restoration work. Maintenance plan This section provides a general overview of the maintenance program necessary to ensure the performance standards established for this plan are achieved. Noxious weed control Following initial weedy species removal and plant installation, and at regular intervals during the compliance monitoring period, noxious weed control shall occur on a spot treatment basis within each enhancement area. Target noxious weed species shall include the following: all class "a", "b", and "c" noxious weeds (including non-regulated "b" and "c" noxious weeds) identified on the latest king county noxious weed list. Noxious weed control work shall consist of the cutting and removal from the site of all noxious weed species stems, canes, runners, shoots, seed pods, fruiting bodies, and leaves per the following methods: I. Hand pulling. 2. Manually cutting using machetes, loppers, and/or clippers. Spot treatment shall occur monthly and/or at a greater frequency, if necessary, to control noxious weed species to a maximum often (10) percent or less coverage within the restoration area. During all noxious weed control work, existing or planting native vegetation shall be protected from damage. General maintenance Euslside/#12-169 Sewall Wetland Consulling, Inc. December 2, 2014 Page 7 Each enhancement area shall be maintained at regular intervals during the compliance monitoring period to promote the successful establishment and vigorous growth of the installed plant stock. General maintenance shall include: I. Weeding the restoration area. 2. Re-applying bark mulch to maintain a 3" minimum applied thickness -year 1 only. 3. The pruning of installed plants to remove dead wood and promote vigorous plant growth and proper form. 4. The replacement of plants that appear to be in distress and/or diseased. 5. The removal of trash, litter, and/or other non-decomposing debris. General maintenance work shall occur monthly during the growing season and/or at a frequency otherwise necessary to ensure the successful establishment and vigorous growth of the installed plants and/or the control of noxious weeds. TABLE 4-1: GOALS, OBJECTIVES, & PERFORMANCE STANDARDS: GOALS OBJECTIVES PERFORMANCE STANDARDS TO Sl.K:CfSSFUUY ESTA8USH DENS.f NATIVE Pl.ANT TO INSTALL AND SUCCESSfULl Y ESTASUSH 824 NATM lOO'Yo SURVIVAL BY l~AllfO Pl.ANT STOCK ArnR TttE COMMUNITIES WITHIN ON-SITE STllfAM BUFFt:R. PLANTINGS WITHIN 30,301 Sf Of ON-SITT STREAM FIRST GROWING SEASON. BUFFER 80%SURVIVAl BY INSTAUEO PLANT STOCJ( mER 1'HE AFTH GROWING SEASON. lim'oAVfRAGE COVf'RAGf BY NATIVE WOODY PLANT Sl'ECJESAfTER THE FIFTH GROY(ING SEASON. UPTO 20% Of THE NATIVt: WOODY PLANT SPfCIES COVERAGE MAY SE COMPRISED OF OESIRABl.f NATNE COLONIZING Sf'EOES. TO LIMIT NOXIOUS WffO SPEOES 'MThlN ON>SITE TO PROVIDE FULl INITIAL CONTROL OF NOXIOUS WEED LESS THAN 1°"-COVERAGE BY AlLQ.ASS "A", "B",AND"C" STREAM SUFFER SPECIES ANO THEN TO MINIMIZE THE GENERAL NOXIOUS WEEDS !INCl.UOING NON-REGUlATE:D "B" AND PRfSl:NC[ Of NOXIOUS WffO SPECIES THROUGHOUT "C' NOXIOUS WEEDS) IDENTIFIED ON THE lATEST KING THE MONITORING PERIOD WITHIN 30,301 SF OF Or+-SITT: COUNTY NOXIOUS WEED UST STREAM BUFFER To successfully establish dense native plant communities within on-site stream buffer. To limit noxious weed species within on-site stream buffer. Objectives Eastside/#12-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page 8 To install and successfully establish native plantings within 30,30lsf of on-site stream buffer. To provide full initial control of noxious weed species and then to minimize the general presence of noxious weed species throughout the monitoring period within 30,301 sf of on-site stream buffer. Performance standards 100% survival of installed plant stock during each quarterly monitoring in Year 1. 80% survival by installed plant stock after the fifth growing season. 60% average coverage by native woody plant species after the fifth growing season. up to 20% of the native woody plant species coverage may be comprised of desirable native colonizing species. Less than 10% coverage by all class "a", "b", and "c" noxious weeds (including non- regulated "b" and "c" noxious weeds) identified on the latest king county noxious weed list. 2.2 Review of Best Available Science and likelihood of success. Reduction in the width of a degraded buffer by enhancing its functions is a common method of retaining and enhancing buffer functions while reducing its width. The removal of the monotypic stand of exotic blackberry currently covering most of the buffer, which has little functional value, and replacing it with a large variety of native trees and shrubs has been used many times in projects throughout Puget Sound with great success. This type of enhancement project will greatly increase habitat value, shading of the stream corridor and restoration of a natural aesthetically pleasing plant community in a currently degraded area. Our company has designed, installed and monitored hundreds of mitigation projects such as the proposed project with great success since 1991. The likelihood of success of this project with proper maintenance and monitoring is very high. The restored/enhanced buffer should; •Maintain current groundwater flows and patterns in the buffer as well as associated wetland and stream. F:astside!# I 2-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page 9 •Should reduce sediment and pollutant influx and erosion through restoration of a well vegetated sloping buffer. •Should shade out and prevent future heavy re-colonization of invasive species through installation of native trees and shrubs and weedy species maintenance. •Maintain ecosystem dynamics in the area of the site. • Reduce human impacts to the environment as well as associated wildlife and fauna. 3.0 MONITORING DATA EVALUATION The resulting enhanced area will be monitored for 5 years as required by Code. The monitoring will consists of 4 quarterly visits and reports in Year 1 and a single visit and report in Years 2-5. These reports will be submitted to the City of Renton, which is the only agency with any jurisdiction or review of this component of the project. 4.0 STATEMENT OF QUALIFICATION Edgar K. Sewall 111, Principal, Professional Wetland Scientist #212 Sewall Wetland Consulting, Inc. Founded: 2004 EDUCATION Eastside/#12-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page JO 1991 Master of Science in Natural Resource Science, with concentrations in Forest and Wetland Ecology; University of Rhode Island. 1982 Fl.S. in Nautical Science; Maine Maritime Academy. WORK EXPERIENCE 2004-Present PRINCIPAL AND SENIOR BIOLOGIST Sewall Wetland Consulting, Inc. Fall City, WA Owner and senior biologist for consulting firm specializing wetland, stream and wildlife studies for various private and public projects. 1991-2004 SENIOR ECOLOGIST B-twelve Associates, Inc., Kent, WA Duties include identification and delineation of wetlands and streams, wetland analysis reports, Wildlife Habitat Studies, Army Corps of Engineers Permits applications, Monitoring and design of wetland mitigation and restoration projects, Habitat analysis using various methods, Permitting and Environmental Impact Statements. 1990-1991 ENVIRONMENTAL SCIENTIST A TEC Associates, Inc., Norwell, MA Duties include all aspects of wetland work, wildlife habitat analysis, forest management, Phase I and Phase II Site Assessments relative to oil and hazardous materials, Environmental Impact Statements, and Project Management. 1989-1990 WETLAND BIOLOGIST Applied Bio-Systems, West Kingston, RI Duties included wetland flagging, mapping, habitat analysis, salt marsh research and other related work for private and state projects throughout Rhode Island. 1987-1989 RESEARCH ASSISTANT University of Rhode Island, Kinston, RI Duties included data collection, vegetation analysis and statistical analysis of forest research plots. PROFlcSSIONAL AFFILIATIONS • Certified Professional Wetland Scientist, Society of Wetland Scientists 1995-Present • Certified Wetland 1987 Manual Delineator, USACOE, Seattle, WA, 1993 • Certified Wetland Biologist for Pierce County, WA, 1992 • Certified Wildlife Biologist for Pierce County, WA, • Certified Preferred Wildlife Biologist King County, WA, 2004 • Certified Preferred Wetland Consultant for King County, WA, 2004 • Member, Society of Wetland Scientists, 1990-present Eastside!H 12-169 Sewall Wetland Consulting, Inc. December 2, 2014 Page 11 5.0 MONITORING AND MAINTENANCE SURETY CALCULATION Removal of blackberry and weedy debris Mulch mitigation site Plants and Installation Yearly Monitoring $1,200 $5,000 $12,360 Total monitoring costs over this period are estimated to be $5,400-$6,900 TOTAL $25,460 X 125% = $31,825 If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting. Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Eastside/#12-169 Sewall Wetland Consulting, Inc. July IO, 2013 Page 12 OF ENVIRONMENTAL DETERMINATION ISSUANCE DF A DETERMINATION DF NON-SIGNIFICANCE-MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS Of AN ENVIRONMENTAL ACTION PROJECT N/1.ME: Easulde Vetulna,Y Olnlc PROJ!CT i'IUMMR: LUA.lJ-000911, ECF, SA-A. MOD, MOD LOt:ATIOi'I' 1700 N£44'" Street DESOlll'll~N: '1'1,e applicant Is requntln1 Admlnlstrall•t Site Plan Rtvlew and Envlronmenbl Aevlew for the toostructlon of I new YCte~nart clinic with a,50cl,ted par~lng, lan<htaplng and lnh-ostrurture lmprovemenu. '1'1,e propo,ed tllnlc would haYC a ,,o., squa11e foot•1• of appro•lmat•lv 10,120 , uare f•ll'I. Tht helcht afthe 5tl\lchlrl would be no tlolllu than 35 feet at th• hl1ht<t point from e,ds!lnc 1rade. T';,,, 1 B7 ure ...,,ant sit• Is located wlthln the Comm•rdal Corridor (CC) \and u,e du\lnatlon, Comm1rd1I Arte~al (CA) ~onlna; claSllfkatlon, and o,,l1n District 'O'. Th• subj~<! property ls lotatfd on tho no~heast corn•r ol NE 441 h St and Lake Washingl<<n Blvd at 1700 NE 411th St. Ace<!,. to the ,lie would be prov1d1d 1rl1 NE 44th ~t throuih the site 01<ltlna onto an uistin& 30-fool Joint u,e drlvew.iy over tho property to tho north. The applicant 1,,.., uest:lni two modillatlons Jntludlng: 1.1 a refu,o, arid rei:ycl• mcdrncatlon ln order lo u•.• bln1 lostud of an 0 ~0 nfus• ond nqtlable d•poslt are• and ool!ectlon point: and 2.) a p1rkln1 mod!ntal1on to dacr•aH th, minimum number of parldng stalls by 34 parl<ln1 ,pacts for• total ol 17 ,1,11,. Tho project site o,nUTn< • dus 2 ,troam a!ld I cau1:orv 1 wll'lland. The awllcaM 1, propo,1n, buff•• ••e!llgln1 ta .-.elute the 100-foot stream buffertll no l...s than 6£..f..,t. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMIITTE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals of the environmental determlnatlon must be fllRd In writing on 01 befon, 5:0D p.m. on September 13 2013 together with the required 1ee with: Hearing Examiner, Clty of Renton, 1055 So~lh Grady Way, ' 'wA 98057 Appeal! to the Examiner are goVt!rned by City of RMC 4.a-110 and Information ~::~~~& the ,ppea 0 \ pro<e" may be obtained from the Renlon Oty 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 CID' OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT(425) 430-7100 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FDR PROPER FILE 1DENTIF1CAT10N. CERTIFICATION • I -'t- i, J' , 1 /I .1, {I ii(://,' 1: , hereby certify that ~-, copies of the above document r / were posted in · "\conspicuous places or nearby the described property on Date: ·-/ . I /) ~. ;;;~,\ ·· Signed;"-".1)0+· .'*/""'"',.'"· ... c::;c.,,,..>'--"'(--'-',,._···_· -c.-...:-==------- STA TE OF WASHINGTON .··· ) ...___ ss COUN1Y OF KING I certify that I know or have satisfactory evidence that -K p, ,d, 1-, n:, rn ors signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ~C\ 3 ic in and for the State of Washington Notary (Print}: My a ppoi ntm e nt expires.: ---"..LlbJJ+-"J"-"-:i:____c-:':.:...:.1r;~~:·~,.-,l.::!':__ __ _ _ -4\&~\t:':, :\ c:i..:'.! :;.,<'..v --t' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: September 27, 2013 To: City Clerk's Office From: Lisa M. Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Eastside Veterinary Clinic LUA (file) Number: LUA-13-000911, ECF, SA-A Cross-References: AKA's: Project Manager: Rocale Timmons Acceptance Date: August 1, 2013 Applicant: Renzo Nakata Owner: Judy Soong Contact: Renzo Nakata PID Number: 3343301150 ERC Approval Date: August 28, 2013 ERC Appeal Date: September 13, 2013 Administrative Approval: August 28, 2013 Appeal Period Ends: September 13, 2013 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. Location: 1700 NE 44th Street Comments: Denis Law _ __:May:or ..... ----~· r . t\~ --·-- September 24, 2013 Department of Community and Economic Development Renzo Nakata Renzo J. Nakata Architects 3152 Fuhrman Avenue E Seattle, WA 98102 SUBJECT: Eastside Veterinary Clinic LUA13-000911, ECF, SA-A Dear Mr. Nakata: C.E."Chip"Vincent, Administrator This letter is to inform you that the appeal period ended September 13, 2013 for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC determination therefore, this decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures arid Site Plan Conditions of Approval outlined in the ERC Report and Administrative Report and Decision dated August 26, 2013. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, A-d-./~ ~~ Sen Planner cc: Judy Soong-L J Investments, Inc./ Owner(s Renton City Hall • 1055 South Grady Way • Renton, WaShington 98057 • rentonwa.gov PLAN REVIEW COMMENTS (LUA 13-000911) PLAN ADDRESS: DESCRIPTION: Engineering Review NE 1700 44TH ST RENTON, WA 98056-9000 APPLICATION DATE: 07/15/2013 The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. The proposed dinic would have a gross square footage of approximately 10,111 square feet. The height of the structure would be no taller than 35 feet at the highest point from existing grade The 1.67 acre vacant site is located within the Commercial Corridor {CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northeast comer of NE 44th St and lake Washington Blvd at 1700 NE 44th St. Access to the site would be provided via NE 44th St through the site exiting onto the onto an existing 30-footjoint use driveway over the property to the north. The applicant is requesting two modifications induding: 1.) a refuse and recyde modification in order to use bins instead of an on-site refuse and recyclable deposit area and collection point; and 2.) a parking modification to decrease the minimum number of parking stalls by 34 parking spaces for a total of 17 stalls. The project site contains a Class 2 stream and one Category 2 wetland. The applicant is proposing buffer averaging to reduce the 100-foot buffer to no less than 66-feet. Jan Illian Ph: 425-430-7216 email: jillian@rentonwa.gov Recommendations: Water: Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. Sewer: 1. Sewer system development fees will be owed if the size of the domestic water meter increases. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit Suliace Water: Surface Water System Developmentfees of $.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 2 This project is required to comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site falls within the Peak Rate Flow Control. A drainage plan and drainage report has been submitted by Taylor Engineering Consultants. The previously developed 1.87 acre site includes a combination detention and water quality vault that was sized to meet the 2005 King County Suliace Water Design Manual, Level 2 Conservation Flow Control for Exit 7 Auto Sales. The proposed development will decrease the existing pollution generating surface and increase the impervious suliace area by less than 500 square feet. Because the proposed impervious suliace area will be greater than 65 % of the site, BMPs induding permeable pavement and basic dispersion will be implemented. 3. A geotechnical report, dated April 22, 2013, was submitted by the Galli Group. The engineer recommends that downspouts should not be connected to the subsurface drainage system. 4. The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Transportation: 1. Transportation impact fees will be owed for this new use. Credit will be given for the previous auto sales business. The impact fee for this type of land use will increase from $2.71 per square foot to $4.84 per square foot on January 1, 2014. The transportation impact fee that is current at the time of building permit application will be levied. Estimated traffic impact fee, based on current rate is $27,400.00 with credit given for the former Exit 7 Auto Sales. Payment of the transportation impact fee is due at the time of issuance of the building permit. 2 No street improvements are required for this project. 3. Paving and trench restoration will comply with the City's Trench Restoration and O'lerlay Requirements. General: 1. Separate permits and fees for side sewer connection and storm connection will be required. 2 All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3 Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan shall be induded with the civil plan submittal. Fire Review -Construction Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov September 27, 2013 Recommendations: The fire flow requirement is 1,750 gpm based on a fully fire sprinklered building. A minimum of two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. It appears adequate fire flow exists in this area. One new hydrant is required within 50-feet of the fire sprinkler fire department connection. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Fee is paid at time of building permit issuance. Page 1 of 2 Planning Review Pollce Review September 27, 2013 3 Both an approv alarm and fire sprinkler system is required throughout the bu1. ....... g. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4 Fire department apparatus access roadways are required lo be minimum 20-feet wide fully paved. with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadway angle of departure is a maximum of 10 degrees and angle of approach is a maximum of 8 degrees. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Roadway as prol)Osed is not acceptable. A properly recorded emergency access easement is required prior to permit issuance. 5. Separate plans and permits are required for any medical gas piping and supply locations proposed in the building. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. Rocale Timmons Ph: 425-430-7219 email: rtimmons@rentonwa.gov Recommendations: 1. RMC section 4-4-030.C.2 limits haul hours between B:30 am to 3:30 pm. Monday through Friday unless otherwise approved by the Development Services Division. 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 deared 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 bet..veen 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 Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: Calls-for-Service Estimated Annually: 5+ CONSTRUCTION PHASE Theft from construction sites is one of the most commonly rel)Orted 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 lo 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 allow officers to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED BUILDING AU 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 equipped with a layer of security film. Security film can increase the strength of the glass significantly, 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 passersby. It is recommended that the commercial areas be monitored with recorded security alarm systems. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness, and this area of Renton especially is very isolated and quiet following commuter hours. 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 All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common occurring crimes), as well as provide safe pedestrian travel for customers utilizing the business. The structures should have building numbers dearly posted with numbers at leasts· in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for resl)Onse. 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, theft, and malicious mischief (property destruction). It is key for a complex of this size 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 recommend the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Page 2 of 2 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 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 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 August 30, 2013. The full amount of the fee charged for said foregoing publication is the sum of S9 I .OO. ,/ _,-J1!ldb 4/ ,?,?(1_~~ '-1:::inda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 30th day of August, 2013. /) -·t_· . / 'rl V 1c ,.,, .. {:'-..c5lc,· f /1 La',- Kathleen C. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ~,._"·,'\\"..':~\H111 ..::,'""::-. ('. "!j· .:.::--..... <.•;JJ ... t -::-: Pt;t .. ,,ri11, ~OTICEOF E:\VIRONMENTAI. DETERMINATION E:\VIRONMEN1'.'1.L REVIEW CO\-IMITTEE RE'.\'TO'\', WASHINGTON The Environmental Review Committee has issued a Determi- nation of Non-S1gniticance-Miti- gated (l)NS-Ml for the following project under the authority of the Renton Municipal Code Easts1dc Vetcrinarv Clinic LUAIJ-000911. .ECF. SA-A. MOD, MOD Lorntion 1700 NE 44th St i\dministrativc Site Plan Review and L:nvironmental R.evicw for the construction of a 10,lll SF vetermarv dirnc The l .87 acre vacan\ site 1s zoned Ci\. i\ccess would be provided via NE 44th St. The project site contains a Class 2 stream anJ Category 2 wetland The applicant is proposing buffer averaging to reduce the JOO-foot butler to no less than M-feet Appeals of the DNS-M must be filed in writing on or bef"im: 5:00 p.m on September 13. 2013, together with the required foe with: Hcarmg Examiner, City of Renton, I 055 South Cirady Way, Renton, WA 98057 Appeals to the Examiner are governed by RMC 4-8-l )() and more informa- tion may be obtained from the City Clerk's Office, I 425 i 430-6510 Published in Renton Reporter on August 30. 2013. #863401 :::--. V ,,.,;.\\\l\\\11 i""-r ,;I ='° . ....,"'Y .... <>"::c,iChJ ..::-'::,/''/;,. 'i1 ::~ ;i-... : .::-· "f;_'.~~ ---r.,··1, '"?" ,'. E -c;r: ~: ... ""-?-O i Af? ~,\ ~7 "'I 3 X i6 ~ )-}i?;·:z 1-f %Q -• -(J)§ @ ~~; ,0 (; ;;:~ •;.,, ,:J, ~,, Us\...' .:.: < E ~'l ,,\ ,,, -1~ '\~ ~ 0 = '11·''7;r.'-1111 19-,..,-....,-:-(,":-· -=- I;/ (:' 1\\\\i\\','-'" .~;,..._.. ..;:- 'lf/i Or: ,~,r,c;\1,._\\ ~ ··'i1 '" ,-.~ ·,::--' I l;HH\\\\\.''"'' • CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28th day of August, 2013, I deposited in the mails of the United States, a sealed envelope containing Combined ERC Determination, Site Plan and Modification Report and Decision documents. This information was sent to: Name Representing Agencies See Attached Renzo Nakata Contact LJ Investments LLC Owner (Signature of Sender): ~ l/lA :1 ~ ~ ,,,,•'""11 11, -==-------'=,.;1---.!..fl:....c._.__,~ ......... ===-'-----------,-.,,.,, 'c...,-GPA 11 11 $ p,.. : "1-" ,,, ::-X'· "''"'""''H1 (J~ 11 STATE OF WASHINGTON ) = $<f,i.t.SIDNJ~i ~ ~ -~.. T-4 --,;_,, ~ ) SS ; ffo +O .P,_ .. \ ~ -,::-C,J ""~ ~ COUNTY OF KING ) ~ i . . • '"j ~ ~ (l)l f .Q ,. --~ -~~ "'•\.'v ff it ~ ~ .,. ..... t, 8,29 1~.., 0 = I certify that I know or have satisfactory evidence that Stacy M. Tucker \ <" ''~""'"":",,..,. .. § ff signed this instrument and acknowledged it to be his/her/their free and voluntary act fYfljjJOe"'LtlWi~~iioses mentioned in the instrument. 1111 11\\\\\"'''" Notary P~blic in and for the State of Washington Notary (Print): __ _,_!-\;_ . ._.~c.;"1..,_. __,,;._·-'-'L"'''-'ecb....si,._1 • ______________ _ My appointment expires: A i ::' 'I, . xC ,,.J '.U 1ii, , , r·i V '.} ,,;)~roi~ct N,~~E!.(· Eastside Veterinary Clinic --~-,,-:1:-,-. ·-.,·. ' ~--,;;·}· '·'<J;: ·1 Project Number:: LUA13-000911, ECF, SA-A, MOD, MOD ' _,..,.·.,. ' ' -. . . . . . -· ~,, template -affidavit of service by mailing r Dept. of Ecology** Environmental Review Section PO Box47703 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 Boyd Powers * Depart. of Natural Resources PO Box47015 Olympia, 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 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW • Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. * 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office * Muckleshoot Cultural Resources Program * 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172"d Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-OlW Tukwila, WA 98188 Bellevue, WA 98009-0868 *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 Environmental Checklist, Site Plan PMT1 and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing I OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE· MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Eastside Veterinary Clink LUA13-000911, ECF, SA-A, MOD, MOD 1700 NE 44th Street DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. The proposed clinic would have a gross square footage of approximately 10,120 square feet. The height of the structure would be no taller than 35 feet at the highest point from existing grade. The 1.87 acre vacant site is located within the Commercial Corridor {CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northeast corner of NE 44th St and Lake Washington Blvd at 1700 NE 44th St. Access to the site would be provided via NE 44th St through the site exiting onto an existing 30-foot joint use driveway over the property to the north. The applicant is requesting two modifications including: 1.) a refuse and recycle modification in order to use bins instead of an on-site refuse and recyclable deposit area and collectlon point; and 2.) a parking modification to decrease the minimum number of parking stalls by 34 parking spaces for a total of 17 stalls. The project site contains a Class 2 stream and a Category 2 wetland. The applicant is proposing buffer averaging to reduce the 100-foot stream buffer to no less than 66-feet. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the env!ronmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and 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 Denis Law Mayor August 28, 2013 Renzo Nakata Renzo J. Nakata Architects 3152 Fuhrman Avenue E Seattle, WA 98102 Cityofl ·~Jl.Will Department of Community and Economic Development C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Eastside Veterinary Clinic, LUA13-000911, ECF, SA-A, MOD, MOD Dear Mr. Nakata: 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 and the CED Admini.sfrator approv·ed, with conditions, the Administrative Site Plan and two · modifications. Please refer to the enclosed combined Administrative Site Plan and ERC Report, for a list of the Mitigation Measures, Conditions of Approval, and Advisory Notes. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way; Renton, WA 98057. Appeals to the Examiner are governed by RMC4-8-110 and fnformation regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any further questions, please call me at (425) 430-7219. '" ""':;;;J:::::;uee, ~Timmons · ~:i; Planner · Enclosure cc: L J lnvestme·nts LLC / Owne_r(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.goy __ D.:e~'.',:..~;w _______ _..,, rf 2i~ryolf t• c· •• ·. ·• r l ~· ·""· ~_,,,_ .""' v;...,.._. August 28, 2013 Department of Community and Economic Development Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 C.E. "Chip" Vincent, Administrator Subject: ENVIRONMENTAL {SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 26, 2013: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Eastside Veterinary Clinic PROJECT NUMBER: LUA13-000911, ECF, SA-A, MOD, MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2013, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at {425) 430-7219. For the Environmental Review Committee, Yj:::/~ Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT AND ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION £RC MEETING DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: STAFF RECOMMENDATION: August 26, 2013 Eastside Veterinary Associates L J Investments Inc.; 2815 127'h Ave NE; Bellevue, WA 98005 Renzo Nakata; Renzo J. Nakata Architects; 3 Bluebird; Irvine, CA 92604 LUAB-000911, ECF, SA-A, MOD, MOD Roca le Timmons, Senior Planner The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. The proposed clinic would have a gross square footage of approximately 10,120 square feet. The height of the structure would be no taller than 35 feet at the highest point from existing grade. The 1.87 acre vacant site is located within the Commercial Corridor (CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northeast corner of NE 44'h St and Lake Washington Blvd at 1700 NE 441h St. Access to the site would be provided via NE 441h St through the site exiting onto an existing 30-foot joint use driveway over the property to the north. The applicant is requesting two modifications including: 1.) a refuse and recycle modification in order to use bins instead of an on-site refuse and recyclable deposit area and collection point; and 2.) a parking modification to decrease the minimum number of parking stalls by 34 parking spaces for a total of 17 stalls. The project site contains a Class 2 stream and a Category 2 wetland. The applicant is proposing buffer averaging to reduce the 100-foot stream buffer to no less than 66-feet. 1700 NE 44th St 81,S88 SF Proposed New Bldg. Area (gross): 10,120 SF Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS-M). ERC and Site Plan Report City of Renton Department of Community & Economic Development EASTS/DE VETERINARY ASSOC/A TES Environmental Review Committee & Administrative Site Plan Report LUA13-000911, SA-A, ECF, MOD, _MOD Report of August 26, 2013 Page 2 of 30 I A. EXHIBITS: Exhibit 1: Eastside Veterinary Associates Site Plan Report and Decision Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Elevations Exhibit 5: King County Wastewater Comment Letter Exhibit 6: Environmental "SEPA" Determination Exhibit 7: Technical Information Report, dated June 28, 2013 Exhibit 8: Geotechnical Report, dated April 22, 2013 Exhibit 9 Aerial Photograph Exhibit 10 Critical Areas Report and Supplemental Stream Study, dated July 10, 2013 [s. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: S. Neighborhood Characteristics: a. North: Restaurant (CA zone) L J Investments Inc. 2815 127th Ave NE Bellevue, WA 98005 Commercial Arterial (CA) Commercial Corridor (CC) Vacant b. East: Motel/Retail Shopping Center (CA zone) C. South: McDonalds (CA zone) d. West: Lake Washington Blvd/1-405 6. Site Area: 1.87 acres i C. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation Exit 7 Auto Sales Site Plan Review Motel Site Plan Review ERC/Site Plan Report Land Use File No. N/A N/A N/A LUA06-044 LUA98-014 Ordinance No. 5099 5100 1823 N/A N/A 11/01/2004 11/01/2004 04/21/1960 07/07/2006 02/04/1998 City of Renton Department of Community wmic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL-LJAH-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 3 of 30 i D. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main in Lake Washington Blvd NE that ends near the NW corner of the site, an existing 12-inch water-main water line in NE 441h Street that ends near the southeast corner of the site and an existing 12-inch located along the east property line. The existing 12-inch mains can deliver about 2,800 gpm. There is an existing %-inch domestic meter stubbed to the site. b. Sewer: Sewer service is provided by the City of Renton. There is a 12-inch sewer main along the property line to the east of the site. There is an existing 4-inch side sewer serving the site. c. Surface/Storm Water: There is a detention/water quality vault on site and there is storm conveyance in NE 441h Street and Lake Washington Blvd NE. 2. Streets: There are frontage improvements in NE 44th Street and Lake Washington Blvd NE. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Development Standards for Commercial Zoning Classifications 2. Chapter 3 Land Use Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions G-APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. ERC/Site Plan Report City of Ren ton Department of Community 8 omic Development Environmental Rt :ommittee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOCIATE~ _ • ..,A13:000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 4 of 30 1. Environmental Threshold Determination Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. 2. Mitigation Measures l. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by The Galli Group, dated April 22, 2013. 2. The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. 3. Environmental Impacts The Proposal wos circulated ond 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. Stoff reviewers have identified that the proposal is likely to have the following probable impacts: a. Earth Impacts: The existing site consists mostly of paved parking lot and a narrow band of land situated above a steep embankment that descends westerly toward the stream onsite. The site appears relatively flat from east to west until it descends at about 30-40% to the drainage channel on the western portion of the site. Following development, impervious surface coverage will be approximately 30 percent. According to the Geotechnical Engineering Report, prepared by The Galli Group, dated April 22, 2013, the soils encountered during field exploration are approximately 21 feet of fill under the existing pavement from the former Exit 7 Auto Sales. The fill consists of medium dense silty sand. The fill was underlain by loose to medium dense silty sand that became very dense at about 30 feet below the ground surface. On the south part of the site, where the proposed structure and pet area would be located, the site is underlain by fill about 20-feet deep. The fill is mantle loose sand and/or medium stiff clay and was determined to be alluvial deposits. Underlying the fill is alluvium, comprised of soft to medium stiff silt and loose, silty fine sand. Under that is a second alluvial layer of medium dense to very dense sand with gravel. The pet area is planned north of the building which would involve an elevated ramp which would require fill and retaining walls. The applicant proposes to excavate approximately 200 cubic yards and bring in 1,100 cubic yards of fill to the site. The fill would be imported structural fill as the on-site soils are not suitable for structural fill. Exposed cover during construction would leave soils susceptible to erosion. The applicant will be required to design a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the 2009 King County Surface Water Design Manual Erosion and Sediment Control Requirements. The provided geotechnical report recommended measures to be implemented by the applicant to mitigate the proposal's potential impact to soils and related conditions. Staff recommends a mitigation measure requiring all earthwork performed, implemented by the applicant, be consistent with the recommendations of the geotechnical report, prepared by The Galli Group, dated April 22, 2013. Mitigation Measures: All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by The Galli Group, dated April 22, 2013. Nexus: SEPA Environmental Regulations ERC/Site Plan Report City of Renton Department of Community, omic Development Environmental R Committee & Administrative Site Plan Reporl EASTS/DE VETERINARY ASSOC/AT.~ .JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 5 of 30 b. Water I. Storm Water Impacts: A Technical Information Report has been submitted with the site plan application, prepared by Taylor Engineering Consultants, dated June 28, 2013 (Exhibit 7). The report addresses compliance with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. The site is currently connected to a combined detention and treatment vault that drains to the existing wetland on the site. The vault was sized in 2007 for the Exit 7 Auto Sales according the 2005 King County Surface Water Design Manual, Level 2 Conservation Flow Control. The proposed development would increase the impervious coverage on the site by less than 500 square feet. The total developed area would increase by 7,700 square feet while the pollution generating impervious surfaces are reduced by more than 12,000 square feet. As a result the treatment volume of the existing vault is twice the volume required for the project. The report states the detention volume is adequate in that the impervious cover is not increasing. All core and any special requirements were discussed in the report. While the stream on site has not been mapped by FEMA, the City adopted 2009 King County Surface Water Design Manual Section 4.4.2 specifying requirements for determining floodplain levels on sites where there has been no formal study/mapping by FEMA. The City has determined the property is within a floodplain. No net loss of storm water storage volume within the 100-year flood plain on this property as a result of filling and grading activities will be permitted. Therefore, staff recommends the following mitigation measure: The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Mitigation Measures: The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Nexus: SEPA Regulations, 2009 KCSWDM II. Wetland, Streams, Lakes Impacts: The applicant submitted a Critical Areas Report and Supplemental Stream Study (Exhibit 10), prepared by Sewell Wetland Consulting, Inc. (dated July 10, 2013). The report identifies a Class 2 stream and a Category 2 wetland (Wetland A). A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a SO-foot buffer. Wetland A is 10,743 square feet in size and is located in the bottom of the depression on the western portion of the site. The stream on site has a channel 3 to 5 feet wide, which meanders through Wetland A. The wetland buffer is completely overlapped by the stream buffer. Due to the narrow configuration of the site the applicant has requested buffer averaging of the 100- foot stream buffer. The applicant is proposing a 6,417 square foot reduced portion of the buffer within a minimum buffer width of 66-feet. The applicant is proposing a 6,428 square foot buffer addition resulting in a net increase of 11 square feet of buffer. The applicant is also proposing a soft trail from NE 44'h St on the outer edge of the averaged buffer through the site to the abutting property to the north and eventually connecting to Lake Washington Blvd NE. Buffer width averaging may be allowed by the Administrator only where the applicant demonstrates compliance with criteria outlined in RMC 4-3-0SOL.5.d. Staff has reviewed the report submitted by the applicant and concurs with the classifications of the wetland and stream. Conceptually, the proposed buffer averaging plan meets the criteria outlined in RMC 4-3-050. However, while the ERC/Site Plan Report City of Renton Department of Community I omic Development Environmental R ':ommittee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/A re~ •~A13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 6 of 30 applicant has proposed no net loss of the stream buffer in terms of square footage they have not adequately demonstrated no net loss of ecological function. Additionally, a planting plan for mitigation of the site impacts to the buffer was not provided with the application. Staff will likely be recommending approval of the buffer averaging proposal, as part of the Site Plan Review, subject to a condition of approval requiring a resubmittal of the mitigation plan demonstrating compliance with the criteria for no-net loss of ecological function. In order to preserve and protect the wetland and its buffer the applicant will be required, as part of the Site Plan approval, to establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. Conditions associated with Site Plan approval will likely include a review and approval of a final wetland mitigation plan, planting plan, wetland signage and fencing, buffer enhancement, etc., as allowed per City Code. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. c. Transportation Impacts: The site has two public street frontages, NE 44th St and Lake Washington Blvd and is bordered to the north by a private access easement. The proposed project would have direct access onto NE 44th Street through a commercial driveway and would also have access to Lake Washington Blvd NE via the private access easement located on the abutting property to the north. In order to mitigate transportation impacts the applicant would be required to pay an appropriate Transportation Impact Fee. The impact fee for this type of land use will increase from $2.71 per square foot to $4.84 per square foot on January 1, 2014. The transportation impact fee that is current at the time of building permit application will be levied. Estimated traffic impact fee, based on current rate is $27,400.00. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given for the previous auto sales business. The estimate is an additional 38 pm peak hour trips on the conversion from a used car lot to a veterinary clinic. No street improvements are required for this project. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. d. Noise Impacts: The applicant used a number of methods to reduce potential noise emanating from the Animal Exercise Area toward the surrounding properties. Toward the north and west, distance was used to reduce the potential for noise to travel toward these directions. There is approximately 160 feet to the nearest property line to the north and approximately 140 feet to the nearest public sidewalk to the west. Additionally, a 5-foot high fence would be placed at the perimeter of the Exercise Area to block noise to the north. The building would stand between the Exercise Area and nearest pubic sidewalk to the south and would likely block noise in that direction. A 140-foot long, 5-foot high wood slat fence would be used at the property line between the Exercise Area and the eastern property line to reduce noise transmission across the property line. A row of 15-20-foot high bamboo would be used adjacent to that fence. Finally, the roof covering of the Exercise Area cover wraps down the face of the structure on its eastern face to further block noise. Artificial turf on the Exercise Area floor would provide a soft, noise absorbing material to reduce noise. The extension of the proposed 5-foot wood fence to the northern property line, along the eastern border, would assist in the mitigation of noise and aesthetic impacts of the proposed parking lot. Staff will be recommending as condition of Site Plan approval, the applicant submit a revised landscape plan depicting the proposed 5-foot fence extending to the northern border of the site along the eastern property line. ERC/Site Plan Report City of Renton Deportment of Community iom,-c Development Env,-ronmentol R Committee & Administrative Site Pion Report EASTS/DE VETERINARY ASSOC/AL_ ._Al3-000911, SA-A, £CF, MOD, MOD Report of August 26, 2013 Page 7 of 30 The soil conditions at this site also require that the building's foundations be supported with pin piles. During construction the pile driver will emit a hammering noise while in operation. Additionally, the hammering from pile driving may cause the ground to vibrate in the construction zone. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." I. ADMINSTRATIVE SITE PIAN REVIEW FINDINGS OF FACT: 1. The applicant, L J Investments Inc., is requesting Administrative Site Plan Review and Environmental, and two administrative modifications for the construction of a new veterinary facility along with associated parking, landscaping and infrastructure. 2. The proposed facility would be 10,120 square feet in area with an outdoor covered Animal Exercise Area of approximately 4,500 square feet. 3. The subject site is located on the northeast corner of the intersection of NE 44th St and Lake Washington Blvd and is abutted to the north by a private access easement. 4. The 81,588 square foot site is located within the Commercial Corridor (CC) Comprehensive Plan land use designation and the Commercial Arterial (CA) zoning classification as well as Design District 'D'. 5. The site was formerly occupied by the Exit 7 Auto Sales and is currently vacant. 6. The site appears relatively flat from east to west until it descends at about 30-40% to a drainage channel west of the site. 7. A Class 2 stream and a Category 2 wetland are located along the western portion of the subject property. A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a 50-foot buffer. The applicant has requested to average in the 100-foot required stream buffer down to a minimum of 66 feet. The criteria for approval of a buffer reduction are provided in the City's Critical Areas Regulations (RMC 4-3-0SOL). 8. Access to the site would be provided via an existing curb cut along NE 44'" St and would also have access to Lake Washington Blvd NE via the private access easement located on the abutting property to the north. 9. The facility would include interior spaces for pet examinations, pharmacy, surgery, and medical boarding for animal patients. 10. The proposed structure would have a height of 35 feet at the tallest point of the pitched roof element over the Animal Exercise Area. 11. The two story structure would contain a single story reception area at the south end of the site. 12. The building entrance is also proposed along the southern facade of the building with an orientation to NE 441 " St and has a canopy, recessed lighting, and a pedestrian access via a landscaped entry walkway from NE 441" St. 13. Horizontal painted cement board siding with metal, matching the window frame color (raw aluminum) are proposed with colored metal roofing which carries down from the roof into the facades. 14. The applicant is proposing 17 surface parking stalls to the east and south of the proposed structure. £RC/Site Plan Report City of Renton Department of Community 10mic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT _ _JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 8 of 30 15. RMC 4-4-080.F.10 requires the applicant provide a minimum number of parking spaces based on the number of hospital beds and employees staffed at the facility. The applicant is requesting a parking modification, in order to vary from the parking standards, and decrease the number of stalls required on site from the 51 to 17 parking spaces. 16. RMC 4-4-090 requires the applicant provide an onsite collection point for refuse a recyclables. The applicant is requesting a modification from the Refuse and Recyclable standards, in order to provide refuse and recycle bins as an alternative to an onsite deposit area. 17. The Planning Division of the City of Renton accepted the above master application for review on July 15, 2013 and determined it complete on August 1, 2013. The project complies with the 120-day review period. 18. Staff received a comment letter from the King County Wastewater Treatment Division (Exhibit 5) with regard to the need to complete a Non-Residential Sewer Use Certification Form. 19. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 26, 2013, the City's Environmental Review Committee issued a Determination of Non- Significance -Mitigated (DNS-M) (Exhibit 6). A 14-day appeal period will commence with this Administrative Site Plan Review Decision on August 30, 2013 and end on September 13, 2013. 20. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 21. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: a, COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY: The site is designated CommercialCorridor (CC) on the Comprehensive Plan Land Use Map. The purpose of CCis to evolve from "strip commercial" linear business districts to business areas characteri,:ed by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. The proposal is compliant with the following Comprehensive Plan policies: Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial Corridor designations including a wide range of business, financial, and professional services supported by service and commercial/retail activities. Policy LU-262. Support the redevelopment of commercial business districts located along principal arterials in the City. Policy LU-264. New development in Commercial Corridor designated areas should be encouraged to implement uniform site standards, including: 1) Parking preferably at the rear of the building, or on the side as a second choice; 2) Setbacks that would allow incorporating a landscape buffer; Front setback without frontage street or driveway between building and sidewalk; and 3) Common signage and lighting system. Policy LU-266. Development within defined activity nodes should be subject to additional design guidelines as delineated in the development standards. Policy LU-268. Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. ERC/Site Pion Report City of Renton Deportment of Community EASTS/DE VETERINARY ASSOC/AT 10mic Development Environmental R Committee & Administrative Site Plan Report _JA13-000911, SA-A, ~CF, MOD, MOD Report of August 26, 2013 Page 9 of 30 b. ZONING COMPL.IANCE AND CONSISTENCY: The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The following development standards are applicable to the proposal: - Density: Per RMC 4-2-120A the allowed density range in the CA zoning classification is a minimum of 20 dwelling units per net acre (du/ac) up ta a maximum of 60 du/ac. Net density is calculated after public rights-of-way, private access easements, and critical areas ore deducted from the gross acreage of the site. Not applicable. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. Not applicable. Setbacks: Per RMC 4-2-120A the CA zoning classification requires a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process, provided blank walls are not located within the reduced setback. There is a maximum front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is adjacent to a residential zone. The following table contains setbacks for the proposed structures: Front Yard Setback East Side Yard Setback West Side Ya rd Setback North Rear Yard Setback 13' 29' 140' 160' The proposal complies with the setback requirements of the zone. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet unless a conditional use permit is obtained. The height of the proposed structure would be 35 feet at the tallest point of the pitched element over the Animal Exercise Area (Exhibit 4). The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. The proposed building would have a footprint of 9,501 square feet on the 1.87 acre site resulting in a building lot coverage of approximately 12 percent. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. A conceptual landscape plan was submitted with the project application (Exhibit 3). The landscape plan includes a planting plan; the proposed tree species largely consist of Japanese maple and flowering cherry trees. The shrubs proposed largely consist of: wooly thyme and clumping bamboo. The applicant is proposing a range of approximately 10 feet of on-site landscaping along NE 44th St. There is also a 5-foot landscape buffer along the eastern property line. Landscaping, in the amount of 15 square feet for each proposed stall is proposed throughout the parking area. However, the landscape plan did not include a diverse planting plan nor did it include a 10-foot on-site landscape strip for the entire frontage of the site, excluding those areas within the proposed Native Growth Protection Easement. Street trees and groundcover are also required to be located within the unimproved right-of-way and were not proposed on the provided landscape plan. £RC/Site Plan Report City of Renton Department of Community, omic Development Environmental R1 Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT--__ AH-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 10 of 30 Staff recommends, as a condition of approval, the applicant submit a revised and detailed landscape plan complying with the following: a mixture of trees, shrubs, and groundcover; a 10-foot on-site landscape strip along the frontage of the site excluding the area within the Native Growth Protection Easement; and street trees and groundcover within the unimproved right-of-way. The revised landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Additionally, the applicant is proposing a species of bamboo along the eastern property line which may be invasive. Staff recommends as a condition of approval the applicant revise the landscape plan to replace the proposed bamboo with black bamboo ('phyllostachys nigra') or some alternative non-invasive species. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. Staff recommends, as a condition of approval, the applicant submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. Refuse and Recyclables: Per RMC 4-4-090 for institutional uses require a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas ond a minimum of 4 square feet per 1,000 square feet of building gross floor orea shall be provided for refuse deposit areas with a total minimum area of 100 square feet. Based on the proposal for a total of 10,120 square foot veterinary clinic; a minimum area of 100 square feet of refuse and recycle area would be required. The applicant is proposing to utilize traditional waste and recycle bins as an alternative to the required refuse and recyclable deposit area and collection point. The applicant is requesting a modification in order to eliminate the need for the refuse and recyclable deposit area and structure. Section 4-4-090 allows the Administrator to grant modifications from the refuse and recyclable standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9-250.D.2}: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and c. Will not be injurious to other property(ies) in the vicinity; and d. Conform to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to ather property(ies) in the vicinity. The requested modification conforms to the intent and purpose of the refuse and recyclable regulations by providing refuse and recycle bins for the amount necessary for the new veterinary clinic. Due to the nature of the use there is not much waste material generated. Most of the waste is recyclable materials. Staff supports a modification to provide refuse and recycle bins as an alternative to a on-site deposit area and structure. Vehicles: Per RMC4-2-120 a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need ERC/Site Plan Report City of Ren ton Deportment of Community lomic Development Environmental R Committee & Administrative Site Pion Report EASTS/DE VETERINARY ASSOC/AL. __ AlJ-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 11 of 30 to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by right-of-way to the south and west. An established hotel use and retail use exists on the property to the east. A vehicular connection to the abutting property to the east would not be appropriate at this time in that there is a slight change in elevation and the applicant is proposing a fence and landscape buffer along this property line in order to mitigate potential noise and aesthetic impacts caused by the Animal Exercise Area. The applicant is proposing to retain a vehicular connection to the property abutting to the north. It is unclear at this time if the applicant has a recorded easement to utilize the property to the north for access, specifically for the required Fire access. Staff recommends, as a condition of approval, the applicant provide a recorded emergency access easement for access through the abutting property to the north. The easement shall be recorded and provided to the Current Planning Project Manager and the Fire Plan Reviewer prior to building permit issuance. Critical Areas: The applicant submitted a Critical Areas Report and Supplemental Stream Study (Exhibit 10), prepared by Sewell Wetland Consulting, Inc. (dated July 10, 2013). The report identifies a Class 2 stream and a Category 2 wetland (Wetland A). A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a SO-foot buffer. Wetland A is 10,743 square feet in size and is located in the bottom of the depression on the western portion of the site. The stream on site has a channel 3 to 5 feet wide, which meanders through Wetland A. The wetland buffer is completely overlapped by the stream buffer. Due to the narrow configuration of the site the applicant has requested buffer averaging of the 100- foot stream buffer. The applicant is proposing a 6,417 square foot reduced portion of the buffer within a minimum buffer width of 66-feet. The applicant is proposing a 6,428 square foot buffer addition resulting in a net increase of 11 square feet of buffer. The applicant is also proposing a soft trail from NE 44th St on the outer edge of the averaged buffer through the site to the abutting property to the north and eventually connecting to Lake Washington Blvd NE. Buffer width averaging may be allowed by the Administrator only where the applicant demonstrates compliance with criteria outlined in RMC 4-3-0SOL.5.d. Staff has reviewed the report submitted by the applicant and concurs with the classifications of the wetland and stream. Conceptually, the proposed buffer averaging plan meets the criteria outlined in RMC 4-3-050. However, while the applicant has proposed no net loss of the stream buffer in terms of square footage they have not adequately demonstrated no net loss of ecological function. Staff recommends as a condition of approval the applicant be required to submit a Final Mitigation Plan including a detailed planting plan and a buffer enhancement plan demonstrating compliance with the criteria for no net loss of ecological function. The Final Mitigation Plan Shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. In order to preserve and protect the wetland and its buffer staff recommends as a condition of approval the applicant be required to establish a Native Growth Protection Easement over that part of the site encompassing the stream/wetland and buffer area. The Native Growth Protection Easement shall be recorded prior to construction or building permit approval, whichever comes first. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls be provided. The following ratios would be applicable to the site: Required Spaces Medical Office 10,120 5 spaces/ 1,000 SF 51 ERC/Site Plan Report City of Renton Department of Community 1omic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL_ .JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 12 of 30 Based on these use requirements a maximum of 51 parking spaces would be required in order to meet code. The applicant is proposing a total of 17 parking spaces. The applicant is requesting a parking modification in order to reduce the minimum stalls needed on site to the 17 parking stalls. Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards for individual cases, provided the modification meets the fa/lawing criteria (pursuant to RMC 4-9- 250.D.2}: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and c. Will not be injurious to other property(ies) in the vicinity; and d. Conform to the intent and purpose of the Code; and e. Can be shown ta be justified and required for the use and situation intended; and f Will not create adverse impacts ta other property(ies) in the vicinity. The requested modification conforms to the intent and purpose of the parking regulations by providing sufficient on-site parking for the amount necessary for the new veterinary clinic. Due to the nature of the use, the primary clientele for the facility are pets. Parking is generally used by staff and for the drop-off/pick-up of customers. The applicant would be decreasing the number of minimum parking spaces (51) by 34 stalls. Staff supports a modification to the minimum number of parking spaces. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. Sidewalks, Pathways, and Pedestrian Easements: The applicant has proposing a pedestrian connection from NE 44'h St to the entryway along the southern fa,ade. The applicant is also proposing a public pedestrian pathway connecting NE 44'" St, the abutting property (Denny's) to the north, and Lake Washington Blvd in the outer portion of the critical area buffer on site. The pathway would be constructed of pervious material. Additional pedestrian connections are provided throughout the parking lot and to the primary entrance from the street. d. DE$IGN llEG(/lAilOMCOMPtlAN~ A~~f C?N!SfE"IC'(: .· ihe ~te is Jofoted'within. Desig(I District . 'D'. T/J·en,1Jrethat buildil'lgfpre lacated·in.relation'to strketf [-'n{othef bUilrJin.gs soJhatttheVisidrio/the City oJRenton can be reolizedfor_a,high,density urban'I~nvironment; so that li~sinessetenjay visibility from puplic rights-of-way; and to encourage pe1estrian pctivity throughout the district. As demonstrated in the tablebe/ow the prop~al meets theintent of the Design Regulations on the basis of individual merit if al/conditions of approval are met.;:, L : •·. .· ... ... · .·· i. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. 1. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so thot natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as ERC/Site Plan Report City of Renton Department of Community iomic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL-_JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 13 of 30 with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lats shall be configured to encourage variety and so that natural light is available ta buildings and open space. The privacy of individuals in residential uses shall be provided far. Standard: The availability of natural light (both direct and reflected) and direct sun exposure -I' ta nearby buildings and open space (except parking areas) shall be considered when siting structures. -I' Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Standard: Buildings with residential uses located at the street level shall be set back from the N/A sidewalk a minimum of ten feet /10') and feature substantial landscaping between the sidewalk and the building or have the ground floor residential uses raised above street level far residents privacy. 2. Building Entries: Intent: Ta make building entrances convenient ta locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and a/law space far socio/ interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access ta the building from the sidewalk, parking lats, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. -I' Standard: A primary entrance of each building shall be located an the facade facing a street, shall be prominent, visible from the street, connected by a walkway ta the public sidewalk, and include human-scale elements. -I' Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Standard Building entries from a street shall be clearly marked with canopies, architectural -I' elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet /4-1/2') wide {illustration below). Buildings that are taller than thirty feet /30') in height shall also ensure that the weather protection is proportional ta the distance above ground level. -I' Standard: Building entries from a parking lot shall be subordinate ta those related ta the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to o street -I' or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. N/A Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as o courtyard or garden that is accessible from the street. 3. Transition to Surrounding Development: Intent: Ta shape redevelopment projects so that the character and value of Rentan's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used ta achieve a compatible transition where new buildings differ fram surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be considered ta promote a -I' transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (b) Building articulation to divide a larger architectural element into smaller ERC/Site Plan Report City of Renton Department of Community wmic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT __ _JA13-000911, SA-A, ECF, MOD, MOO ... --- Report of August 26, 2013 Page 14 of 30 ------------·------------------··-··---·---------- increments; or (c) Roof fines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses ore minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the N/A pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and N/A utility areas sholl be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. N/A Standard: Service enclosures shall be made of masonry, ornamental metal or woad, or some combination of the three (3). N/A Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 5. Gateways: Not Applicable ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Vi/loge; incorporate various modes of transporlotion, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. ,/ Standard: Parking shall be located so that no surface parking is located between a building and the front properly fine, or the building and side properly fine, an the street side of a corner Jot. ,/ Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. 2. Structured Parking Garages: Intent: Ta promote mare efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not ERC/Site Plan Report City of Renton Department of Community 1omic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOCIAT.J .JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 15 of 30 subordinate, pedestrian entries. Similar farms, materials, and/or details to the primary building(s) should be used to enhance garages. --· N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent {75%) af the building frontage width. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the N/A structure shall be set back at least six feet {6'} from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground caver. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, ar other architectural elements and/or materials. N/A Standard: The entry ta the parking garage shall be located away from the primary street, ta either the side or rear af the building. N/A Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Standard: The Administrator of the Department of Community and Economic Development ar designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the fallowing integrated with the architectural design of the building: N/A (a) Ornamental grillwork (other than vertical bars); (b) Decorative artwork; (c) Display windows; {d} Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or {h)Other treatments that meet the intent afthis standard .. 3. Vehicular Access: Intent: Ta maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. ,/ Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. ,/ Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. iii. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. ERC/Site Plan Report City of Renton Department of Community 1omic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOCIAT.J .uAlJ-000911, SA-A, ECF, MOO, MOO Report of August 26, 2013 Page 16 of 30 Sidewalks and/ar pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is on important aspect of connectivity and encouroges pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting .,' properties shall be provided . (a) Pathways shall be located so that there are clear sight lines, to increase safety. {b} Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Standard: Pathways within parking areas shall be provided and differentiated by material or .,' texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials . Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet {150'} apart. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade} shall provide sidewalks at least 12 .,' feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet {12 '). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. N/A Standard: Mid-block connections between buildings shall be provided. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. .,' Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. .,' (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. {b} Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, .,' canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. iv. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient ERC/Site Plan Report City of Renton Department of Community nomic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/ATc~ cUA13-000911, SA-A, ECF, MOO, MOO Report of August 26, 2013 Page 17 of 30 locations. To create usable and inviting open space that is accessible to the public; and ta promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street earner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects af quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located sa that they are appealing to users and pedestrians -- N/A Standard: All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common opens space and/or recreation areas. N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty {50} square feet per unit. - Standard: The location, layout, and proposed type of common space or recreation area shall N/A be subject ta approval by the Administrator of the Department of Community and Economic Development or designee. Standard: At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department af Community and Economic Development or designee may require mare than one of the following elements far developments having more than one hundred {100} units): (a) Courtyards, plazas, ar multi-purpose open spaces; {b} Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such spaces above the street level must feature views or amenities that are unique to N/A the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d} Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. Standard: All buildings and developments with over thirty thousand {30,000} square feet of N/A nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space. Standard: The pedestrian-oriented space for buildings and developments with over thirty thousand {30,000} square feet of nonresidential uses shall include all of the following: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a non vehicular courtyard; and N/A {b} Paved walking surfaces of either concrete or approved unit paving; and (c) On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and {d} At least three {3} lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty {60) square feet of plaza area or open space. Standard: The following areas shall not count as pedestrian-oriented space for buildings and developments with over thirty thousand {30,000} square feet of nonresidential uses: (a) The minimum required walkway. However, where walkways are widened or N/A enhanced beyond minimum requirements, the area may count as pedestrian- oriented space if the Administrator of the Department of Community and Economic Development or designee determines such space meets the definition of pedestrian-oriented space. {b} Areas that abut landscaped parking lots, chain link fences, blank walls, and/or ERC/Site Plan Report City of Renton Department of Community wmic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL_ LJAH-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 18 of 30 dumpsters or service areas. N/A Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. v. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not blond and visually appear ta be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation ot intervals of no more than forty feet {40'). Staff Comment: The proposal does not comply with this standard. However, the applicant proposed a number of mass reducing strategies. The building and Animal Exercise Area is broken into three portions: a lobby which has a smaller mass, the exam/treatment area Partially which has a slightly bigger mass, and the Animal Exercise Area which appears to have the Compliant largest mass for the structure. The applicant has proposed deep roof overhangs and covered entry canopies which help to break up the massing of the structure. The applied graphic elements along the eastern fa,ade help to break up the large wall plane. Windows have been located in a non-uniform fashion which help to eliminate the monotonous character along those fa,ades which do not have modulation. The proposal has achieved visual interest and sense of scale similar to that of surrounding uses thereby complying with the guideline for this standard. ~ Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet {16'} in height, and eight feet {8') in width. Standard: Buildings greater than one hundred sixty feet (160'} in length shall provide a N/A variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting {illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture {benches, etc.), and/or public art. ~ Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Doesn't depict human scaled elements. ~ Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). ~ Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy £RC/Site Plan Report City of Renton Department of Community nomic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL-LJA13-000911, SA-A, ECF, MOO, MOO Report of August 26, 2013 Page 19 of 30 ~·· --------·--- efficiency. The minimum amount of fight transmittance far windows shall be 50 percent. N/A Standard: Display windows shall be designed far frequent change of merchandise, rather than permanent displays. ,I' Standard: Where windows or stare/rants occur, they must principally contain clear glazing. ,I' Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank waifs visible /ram public streets, sidewalks, or interior pedestrian pathways are prohibited. A waif (including building facades and retaining waifs) is considered a blank waif if: N/A /a) It is a ground floor waif or portion of a ground floor waif over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or {e) Any portion of a ground floor waif has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Standard: If blank waifs are required or unavoidable, blank waifs shall be treated with one or mare af the fa/lawing: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen N/A ground cover, or vines adjacent ta the blank wall; {b} Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; {d/ Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the fallowing elements to create varied and interesting roof profiles: (a) Extended parapets; ,I' (b) Feature elements projecting above parapets; (c) Projected cornices; {d} Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one ta four /1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur an all facades in a consistent manner. High quality materials shall be used. ff materials like concrete or block walls are used they shall be enhanced ta create variation and enhance their visual appeal. Standard: Alf sides of buildings visible from a street, pathway, parking area, or open space ,I' shall be finished an all sides with the same building materials, detailing, and ca/or scheme, or if different, with materials of the same quality. £RC/Site Plan Report City of Renton Department of Community 10mic Devefopment Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AL_ LUA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 20 of 30 ./ Standard: All buildings shall use material variations such as ca/ors, brick or metal banding, patterns or textural changes. ./ Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cost-in-place concrete. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, Partially reveals, and/or coloring with a concrete coating or admixture. Compliant Staff Comment: In order to ensure that quality materials are used, staff recommends the applicant submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. N/A Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. ./ Standard: All buildings shall use material variations such as colors, brick or metal bonding, patterns, or textural changes. vi. SIGNAGE: Intent: Ta provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create colar and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional ta the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Entry signs shall be limited to the name of the larger development. Not Staff Comment: The sign package has yet to be submitted for the proposal. All sign permits Compliant will be reviewed separately and will be required to comply with the design standards for signs within Design District 'D'. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. N/A Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. N/A Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited ta five feet (5') above finished grade, including support structure. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or N/A shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and N/A c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection GB of this Section). vii. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: lighting that improves pedestrian safety and also that creates visual interest in the building £RC/Site Plan Report City of Renton Deportment of Community EASTS/DE VETERINARY ASSOC/AT wmic Development Environmental R Committee & Administrative Site Plan Report <UA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 21 of 30 and site during the evening hours shall be provided. Not Compliant N/A Not Compliant Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with dawn-lighting and decorative street lighting. Staff Comment: A lighting plan was not provided with the project materials. Staff recommends, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided an building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of- way-lighting, etc.). Staff Comment: See discussion and condition above. e .•. PLANNED ACTIONORDINANCE AND DEVELOl'MEN't ·AGREEMENl" C:OMl"l.lANCE-ANO cONISTENCY: Not applicable. ·•·•--•... :< .· ------.. ;+·;-.-. • . ; . ;;• f. OFF SITE IMPACTS: . . . . · Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. The single structure is located in the central eastern portion of the site. There is not a concentration of development on the site. A large portion of the property (west half) would remain undeveloped due to the presence of an onsite stream and wetland and their respective buffers. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. The proposed project would have direct access onto NE 44th Street through a commercial driveway and would also have access to Lake Washington Blvd NE via a private access easement located on the abutting property to the north. The applicant is also proposing a public pedestrian pathway connecting NE 44'h St, the abutting property (Denny's) to the north, and Lake Washington Blvd in the outer portion of the critical area buffer on site. The pathway would be constructed of pervious material. Additional pedestrian connections are provided throughout the parking lot and to the primary entrance from the street. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. All rooftop equipment would be screened from public view and/or painted to match the color of the ERC/Site Plan Report City of Renton Department of Community wmic Development Environmental R CommitteP & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT·-LUA13-000911, SA-A., ECF, MOD, MOD Report of August 26, 2013 Page 22 of 30 roof. 1------------------------------------------------~ Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. There are no large attractive natural features on or near the site for which to maintain visual accessibility. The applicant has proposed to limit the height of the proposed structure to 35 feet which mitigate view impacts from surrounding properties. Views from the east toward the trees on the subject site would be partially blocked upon completion of construction. The applicant is proposing a 5-foot landscape buffer along the eastern property line to buffer the use from abutting properties in addition to a 5-foot fence for the portion of the property's eastern property line. landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. See Landscaping discussion under Findings Section 21.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets Windows and skylights could be potential sources of glare. The primary time for glare would occur in the late evenings. However, it is not likely that the glare from the project would result in a safety hazard or interfere with views. As stated above a lighting plan was not provided with the project materials. Staff recommended, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. g. ON-SITE IMPACTS: ... . ·.·· ... . . . ·.· .. .· .. .··· . . . .....•.... Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The proposed structure will be located east of the existing wetland and stream on the central portion of the subject site. The proposed structure would have an orientation to NE 44'" St. The proposed structure is located as far from abutting properties as possible. The applicant is proposing a total of 17 surface parking stalls to the east and south of the structure. The applicant used a number of methods to reduce potential noise emanating from the Animal Exercise Area toward the surrounding properties. Toward the north and west, distance was used to reduce the potential for noise to travel toward these directions. There is approximately 160 feet to the nearest property line to the north and approximately 140 feet to the nearest public sidewalk to the west. Additionally, a 5-foot high fence would be placed at the perimeter of the Exercise Area to block noise to the north. The building would stand between the Exercise Area and nearest public sidewalk to the south and would likely block noise in that direction. A 140-foot long, 5-foot high wood slat fence would be used at the property line between the Exercise Area and the eastern property line to reduce noise transmission across the property line. A row of 15-20-foot high bamboo would be used adjacent to that fence. Finally, the roof covering of the Exercise Area cover wraps down the face of the structure on its eastern face to further block noise. Artificial turf on the Exercise Area floor would provide a soft, noise absorbing material to reduce noise. The extension of the proposed 5-foot wood fence to the northern property line, along the eastern border, would assist in the mitigation of noise and aesthetic impacts of the proposed parking lot. £RC/Site Plan Report City of Renton Department of Community 10mic Development Environmental R Committee & Administrative Site Pion Report EASTS/DE VETERINARY ASSOC/AL_ uJA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 23 of 30 Staff recommends, as condition of approval, the applicant submit a revised landscape plan depicting the proposed 5-foot fence extending to the northern border of the site along the eastern property line. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Structure Scale: Consideration of the scale of proposed structures in relation ta natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale and bulk of the building is reduced through the use of differing materials on the building facades, differences in building massing and differing roof profiles (Exhibit 4). The two story structure would contain a single story reception area at the south end of the site. The pet area is planned north of the building which would involve an elevated ramp. The mass of the building is broken down into parts with the lobby area being smaller than the main building mass. The covered exercise area is exterior to the main building area to the north. The applicant has proposed large graphic elements over the larger areas of siding and windows would be placed in a non-uniform fashion to provide character to each fa,;:ade. The roofs are designed with slopes at various pitches which reduce the apparent mass of the structure. The proposed building is designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. The applicant submitted a Critical Areas Report and Supplemental Stream Study (Exhibit 10), prepared by Sewell Wetland Consulting, Inc. (dated July 10, 2013). The report identifies a Class 2 stream and a Category 2 wetland (Wetland A). A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a SO-foot buffer. Wetland A is 10,743 square feet in size and is located in the bottom of the depression on the western portion of the site. The stream on site has a channel 3 to 5 feet wide, which meanders through Wetland A. The wetland buffer is completely overlapped by the stream buffer. Due to the narrow configuration of the site the applicant has requested a buffer averaging of the 100-foot stream buffer. The applicant is proposing 6,417 square foot reduced portion of the buffer within a minimum buffer width of 66-feet. The applicant is proposing a 6,428 square foot buffer addition resulting in a net increase of 11 square feet of buffer. The applicant is also proposing a soft trail from NE 44th St on the outer edge of the averaged buffer through the site to the abutting property to the north and eventually connecting to Lake Washington Blvd NE. Renton Municipal Code requires that 5 percent of the trees on site be retained. The site contains 26 trees of which all are located within the wetland, stream, or their associated buffers. Therefore, the tree retention requirements would not be applicable. The applicant is however proposing to remove 6 trees within the area of the buffer that is proposed to be averaged. The applicant has not provided a detailed mitigation planting plan as part of the Site Plan submittals. Staff has recommended as a condition of approval the applicant submit a detailed planting plan prior to construction/building permit approval. Topographically, the site appears relatively flat from east to west until it descends at about 30-40% to drainage channel west of the site. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. Grading and the bringing in of fill would be necessary in order to prepare the ERC/Site Plan Report City of Renton Department of Community 10mic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT--LJA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 24 of 30 ----- site for the proposed improvements. The applicant is proposing the excavation of approximately 200 cubic yards of on-site material and is proposing to bring in approximately 1,100 cubic yards of fill (Exhibit 6). Following construction the site would have an impervious surface cover of approximately 30%. Landscaping: Use of landscaping ta soften the appearance of parking areas, ta provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. The landscaping is used to provide a transition between the proposed development and NE 44'" St. Landscaping has also been incorporated into to the surface parking (Exhibit 3). Staff has recommended the applicant provide a revised landscape plan depicting diversity in the planting plan as well as additional vegetation within the unimproved right-of-way along NE 44'" St the revised landscape plan would likely soften the appearance of the parking areas and generally enhance the appearance of the project hiACCESS: '"' .... . { .,.-. -:!:_' . / . · .... : : } ... · l ·•··•·· ..... - . .. .. -..... ; .· · ........ \• -""· .. --,._ . Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points an the site and, when feasible, with adjacent properties. The site has two public street frontages, NE 44'" St and Lake Washington Blvd with one access point along NE 441 " St which connects through the site to the abutting property to the north. The proposed development is expected to maintain the safe and efficient of vehicle circulation on the site if all conditions of approval are complied with. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location1 design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. The applicant is also proposing a public pedestrian pathway connecting NE 44th St, the abutting property (Denny's) to the north, and Lake Washington Blvd in the outer portion of the critical area buffer on site. The pathway would be constructed of pervious material. Additional pedestrian connections are provided throughout the parking lot and to the primary entrance from the street. The proposed development is expected to maintain safe and efficient pedestrian circulation on the site if all conditions of approval are complied with. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Not applicable. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-0BOF.11 the number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. While the proposal requires a minimum of 51 vehicle parking stalls the applicant requested a parking modification to reduce the number of parking stalls required on site to 17 parking spaces. Staff recommended approval of the parking modification request. Therefore the applicant would be required to provide only 10% of the stalls approved for the site, or 2 bicycle parking stalls. The applicant has provided a designated long-term employee bike parking for two bikes in the second floor storage area. Customer bike parking would be provided on a check-in basis via the front desk of the site. The bikes would be stored in the lobby. Customer parking for bikes is highly unlikely due to the nature of the use. There are no public transportation stops within walking distance of the site. ERC/Site Plan Report City of Renton Department of Community 1omic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/Ar__ u.JA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 25 of 30 ·---- Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. The applicant is also proposing a public pedestrian pathway connecting NE 44th St, the abutting property (Denny's) to the north, and Lake Washington Blvd in the outer portion of the critical area buffer on site. The pathway would be constructed of pervious material. Additional pedestrian connections are provided throughout the parking lot and to the primary entrance from the street. i,i•OPE/'j SPAtEYJni:orporating open spa<f; u, fervexos distff!i:tive}5rojectfocol points and to provfde adequate areas forpassive or,d active recreation by theoccupants/users of the site, . The applicant is proposing a 4,500 square foot area Animal Exercise Area and serves as a recreation area for the primary clientele of the proposed use, the pets. j. VIEWS AND Pl)BLIC ACCESS: Whefl possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. . The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. k. NATURAL SYSTEMS: Afrangirrg project elements to protect existing natural systems where applicable. The applicant submitted a Critical Areas Report and Supplemental Stream Study (Exhibit 10), prepared by Sewell Wetland Consulting, Inc. (dated July 10, 2013). The report identifies a Class 2 stream and a Category 2 wetland (Wetland A). A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a SO-foot buffer. Wetland A is 10,743 square feet in size and is located in the bottom of the depression on the western portion of the site. The stream on site has a channel 3 to 5 feet wide, which meanders through Wetland A. The wetland buffer is completely overlapped by the stream buffer. Due to the narrow configuration of the site the applicant has requested a buffer averaging of the 100- foot stream buffer. The applicant is proposing 6,417 square foot reduced portion of the buffer within a minimum buffer width of 66-feet. The applicant is proposing a 6,428 square foot buffer addition resulting in a net increase of 11 square feet of buffer. The applicant is also proposing a soft trail from NE 44th St on the outer edge of the averaged buffer through the site to the abutting property to the north and eventually connecting to Lake Washington Blvd NE. The project elements of the proposal protect the natural systems on site if all conditions of approval are complied with. /. SERVICfS ANtYiNFRASTRUCfURE:M.akinJi.availdl:ile public seivices atld facilities to accommodate the proposed use. .: .. •• . . ..· . . . . ··: ---_ .. . . Police and Fire: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new square feet of non-residential area would be required to be paid to the City in order to mitigate the proposal's potential impacts to City emergency services. Parks and Recreation: Not Applicable Drainage: A Technical Information Report has been submitted with the site plan application, prepared by Taylor Engineering Consultants, dated June 28, 2013 (Exhibit 7). The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. The site is currently connected to a combined detention and treatment vault that drains to the existing wetland on the site. The vault was sized in 2007 for Level 2 (Conservation) Flow Control according to the 2005 King County Surface Water Design Manual, level 2 Conservation Flow Control for Exit 7 Auto Sales. The proposed development would increase the impervious coverage on the ERC/Site Plan Report City of Renton Department of Community 10mic Development Environmental R Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOC/AT _ cJAB-000911, SA-A, ECF, MOD, MOD ·- Report of August 26, 2013 Page 26 of 30 --------·-------------------------------- site by less than 500 square feet. The total developed area would increase by 7,700 square feet while the pollution generating impervious surfaces are reduced by more than 12,000 square feet. As a result the treatment volume of the existing vault is twice the volume required for the project. The report states the detention volume is adequate in that the impervious cover is not increasing. All core and any special requirements were discussed in the report. Because the proposed impervious surface area will be greater than 65% of the site, BMPs including permeable pavement and basic dispersion will be implemented. The applicant will be required to provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Transportation: The site has two public street frontages, NE 44th St and Lake Washington Blvd and is bordered to the north by a private access easement. The proposed project would have direct access onto NE 44th Street through a commercial driveway and would also have access to Lake Washington Blvd NE via the private access easement located on the property to the north. In order to mitigate transportation impact the applicant would be required to pay an appropriate Transportation Impact Fee. Credit will be given for the previous auto sales business. The impact fee for this type of land use will increase from $2.71 per square foot to $4.84 per square foot on January 1, 2014. The transportation impact fee that is current at the time of building permit application will be levied. Estimated traffic impact fee, based on current rate is $27,400.00. Payment of the transportation impact fee is due at the time of issuance of the building permit. No street improvements are required for this project. Schools: Not Applicable. Water and Sewer: Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Sewer system development fees will be owed if the size of the domestic water meter increases. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. The applicant will be required to submit separate utility plans, prepared according to City of Renton drafting standards by a licensed Civil Engineer.· I. PH~llliG: Tl\e appHtant is "Rt r~qu~stirig phasing. I. CONCLUSIONS: 1. Based on analysis of probable impacts from the proposal, staff recommends that the responsible officials issue a Determination of Non-Significance-Mitigated with two mitigation measures (Exhibit 6). 2. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met and modification for approval. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification. ERC/Site Plan Report City of Renton Deportment of Community 1omic Development Environmental R Committee & Administrative Site Pion Report EASTS/DE VETERINARY ASSOC/AL-.UA13-00091_!, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 27 of 30 6. The scale, height and bulk of the proposed buildings are appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users. 8. There are adequate public services and facilities to accommodate the proposed use. 9. Adequate parking for the proposed use has been provided and the requested modification is supported by staff. 10. Adequate refuse and recycle areas for the proposed use has been provided and the requested modification is supported by staff. 11. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 12. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 13. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. 14. The proposal complies with the critical area regulations if all conditions of approval are complied with. i J. DECISION: The proposed Site Plan, Parking Modification, and Refuse and Recycle Modification for the Eastside Veterinary Associates, File No. LUA13-000911, ECF, SA-A, MOD, MOD are approved subject to the following conditions: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated August 26, 2013 (Exhibit 6). 2. The applicant shall submit a revised and detailed landscape plan complying with the following: a mixture of trees, shrubs, and groundcover; a 10-foot on-site landscape strip along the frontage of the site excluding the area within the Native Growth Protection Easement; and street trees and groundcover within the unimproved right-of-way. The revised landscape plan, shall be submitted to, and approved by the Current Planning Project Manager prior to construction permit issuance. 3. The applicant shall revise the landscape plan to replace the proposed bamboo with black bamboo ('phyllostachys nigra') or some alternative non-invasive species. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 5. The applicant shall provide a recorded emergency access easement for access through the abutting property to the north. The easement shall be recorded and provided to the Current Planning Project Manager and the Fire Plan Reviewer prior to building permit issuance 6. The applicant shall be required to submit a Final Mitigation Plan including a detailed planting plan and a buffer enhancement plan demonstrating compliance with the criteria for no-net loss of ecological £RC/Site Plan Report City of Renton Department of Community, amic Development Environmental R, Committee & Administrative Site Plan Report EASTS/DE VETERINARY ASSOCIATE~ LUA13-000911, SA-A, £CF, MOD, MOD Report of August 26, 2013 Page 28 of 30 function. The Final Mitigation Plan Shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 8. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall submit a revised landscape plan depicting the proposed 5-foot fence extending to the northern border of the site along the eastern border. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. V C.E. nchip" Vincent, CED Administrator/Planning Director TRANSMITTED this 26'h day of August 2013 ta the Contact/Applicant/Owner: Contact: Renzo Nakata Renzo J. Nakata Architects 3 Bluebird Irvine, CA 92604 Owner/Applicant: L J Investments Inc 2815 127th Ave NE Bellevue, WA 98005 TRANSMITTED this 26" day of August 2013 to the Parties of Record: None TRANSMITTED this 26" day of August 2013 to the following: Neil Watts, Development Services Director Koyren Kittrick, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Land Use Action Appeals, Request for Reconsideration, & Expiration The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Environmental Determination Appeal: Appeals of the environmental determination must be filed in writing to the Hearing Examiner on or before 5:00 p.m., September 13, 2013. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on September 13, 2013. £RC/Site Plan Report City of Renton Department of Community i omic Development Environmental R, Committee & /1.dministrative Site Pion Report EASTS/DE VETERINARY ASSOC/A LJ .UA13-0009ll, SA-A, ECF, MOD, MOD . Report of August 26, 2013 Page 29 of 30 Parking Modification Approval Appeal: Appeals of the parking modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on September 13, 2013. Refuse and Recycle Modification Approval Appeal: Appeals of the parking modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on September 13, 2013. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. 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. Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. Sewer. 1. Sewer system development fees will be owed if the size of the domestic water meter increases. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. Surface Water: ERC/Site Plan Report City of Renton Department of Community~ omic Development Environmental R, Committee & Administrative Site Pion Report EASTS/DE VETERINARY ASSOC/AL~ L<.IA13-000911, SA-A, ECF, MOD, MOD Report of August 26, 2013 Page 30 of 30 ·--···--~--···· 1. Surface Water System Development fees of $.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 2. This project is required to comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site falls within the Peak Rate Flow Control. A drainage plan and drainage report has been submitted by Taylor Engineering Consultants. The previously developed 1.87 acre site includes a combination detention and water quality vault that was sized to meet the 2005 King County Surface Water Design Manual, Level 2 Conservation Flow Control for Exit 7 Auto Sales. The proposed development will decrease the existing pollution generating surface and increase the impervious surface area by less than 500 square feet. Because the proposed impervious surface area will be greater than 65 % of the site, BMPs including permeable pavement and basic dispersion will be implemented. 3. A geotechnical report, dated April 22, 2013, was submitted by the Galli Group. The engineer recommends that downspouts should not be connected to the subsurface drainage system. 4. The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Transportation: 1. Transportation impact fees will be owed for this new use. Credit will be given for the previous auto sales business. The impact fee for this type of land use will increase from $2.71 per square foot to $4.84 per square foot on January 1, 2014. The transportation impact fee that is current at the time of building permit application will be levied. Estimated traffic impact fee, based on current rate is $27,400.00 with credit given for the former Exit 7 Auto Sales. Payment of the transportation impact fee is due at the time of issuance of the building permit. 2. No street improvements are required for this project. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. Fire: 1. The fire flow requirement is 1,750 gpm based on a fully fire sprinklered building. A minimum of two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. It appears adequate fire flow exists in this area. One new hydrant is required within 50-feet of the fire sprinkler fire department connection. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Fee is paid at time of building permit issuance. 3. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadway angle of departure is a maximum of 10 degrees and angle of approach is a maximum of 8 degrees. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Roadway as proposed is not acceptable. A properly recorded emergency access easement is required prior to permit issuance. 5. Separate plans and permits are required for any medical gas piping and supply locations proposed in the building. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. General: 1. Separate permits and fees for side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan shall be included with the civil plan submittal. ERC/Site Plan Report I ! Ii ' i I ! :::i ·~ ' 1 ·! I :1 ' • IE) ACCESS EASEMENT \jlj ·~ ' ' . ' ~ ' A ,, . '>· NE 44th -(CA-ZONE) SITE PLAN REVIEW . oc1otes . veterinary ass easts Ide RENTON, WA 98056 1lOO NE 44th ST., ' I' , , ;~ -~ ~_g:'.' ;-(!i 11,:f C )!~ ij~ij! "' l! « '" ;! ' " ' ' '-1 H !' •I Ii ,, SITE PLAN REVIEW eastside veterinary associ-+es 1700 NE 44th ST.,RENTON, WA 98056 ::., • 1 s ' ~ I I i ! -.. _ I 'Pj 0° I i)i ~ ~ ~· ,! i! '! :.;;. ~- g, ' rn 0 0 ~ 0 0 D. = "' ' I ' +! ( !l ,i ~~ l ' ' ' s· C• .:.::.1 .._,., i?-. ·::J .:c, (D OJ (.I) l'""t' (D (D ' < I OJ l l'""t' 0 ,· :::J i ,......, ...... OJ •. n ::J. g~ lO il ml n 0 ::J 0 0 0.. lO (D OJ ::J 0.. Ul ,...,.. -, ""O 3 OJ '-' , .•. ~ I . · .· ' 11 !! ~ i:1 ;;; : , 'i j ! ' ·, '! ! I 1· • i ,, i ., • SITE PLAN REVIEW 0 a-a--< Ul (D n ,...,.. 0 ::J )> I )> ,......, :g z cm ,...,.. ~..p.. ..p.. (D l'""t' l (D :::r. < l ~(/) -·r-1" g. -~ :::J 0 ., r-1" :::r eastside veterinary associates 1700 NE 44th ST.,RENTON, WA 98056 I! I I • I I 0~ ! ' . ' , 'I I. ~I ) King County Wastewater Treatment Division Community Services and Environmental Planning King Street Center, KSC-NR-0505 201 South Jackson Street Seattle, WA 98104-3855 August 7, 2013 Rocale Timmons, Senior Planner, CED -Planning Division City of Renton 1055 South Grady Way Renton, WA 98057 RE: Eastside Veterinary Clinic LUAJ3-000911, ECF, SA-A Dear Rocale Timmons: City of Renton Plan11inq Division AL~ J '1 /Oil The King County Wastewater Treatment Division has reviewed the Notice of Application dated August 1, 2013, for the Administrative Site Plan Review and Environmental improvements; to construct a new veterinary clinic on a gross footage of approximately I 0, 111 square feet, King County requires that a capacity charge be applied to any project that constructs a new connection to the sewer system, any reconnection within five years of a disconnection, or any change in use or building remodel that includes an increase in plumbing fixtures, King County generally receives notice of new construction; however, some sewer districts and/or the cities that represent them have neglected to report changes in use and tenant improvements that involve an increase in plumbing fixtures, In an attempt to remedy this problem, we are sending this reminder to you in response to the Notice of Application, We ask that you forward this reminder to the sewer district or city department responsible for Sewer Use Certification forms: Please complete and send a Non-Residential Sewer Use Certification form for the above project to the King County Capacity Charge Program in a timely manner. The form should be sent to Ericka Stewart, Capacity Charge Program, KSC-NR-0502, at the address above, If you need additional forms or have questions about the program, please call Ms, Stewart at 206-684-1060, Thank you for the opportunity to review and comment on this proposaL Bibiana Ocheke-Ameh Water Quality Planner I Community Services and Environmental Planning cc: Ericka Stewart, Project Manager, Capacity Charge Program EXHIBIT 5 CREATING RESOURCES FROM WASTEWATER DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA13-000911, ECF, SA-A, MOD, MOD Li Investments, Inc. Eastside Veterinary Clinic PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. PROJECT LOCATION: LEAD AGENCY: 1700 NE 44th Street City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental imJ)acts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2013. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: istrator epartment August 30, 2013 August 26, 2013 Date Date r!br, hJ ~ Mark Peterson, Adm· Fire & Emergency Se ices --6_..,..,_.~~~"""==:c:'S.-~ if~ rd\] C.E. "Chip" Vincent, Administrator Department of Community & Date Economic Development EXHIBIT 6 Taylor ~-• Engineering Consultants TECHNICAL INFORMATION REPORT EXHIBIT 7 • '1 : ~···k:.'. J , .1 : .~rs· TEC Project#: 591-RNA for the Eastside Veterinary Clinic Parcel # 334330-1150 Site Location: 1700 NE 44th Street Renton, Washington Prepared by: Lorna M. Taylor, P.E. Date: June 28, 2013 485 Rainier Blvd N, Suite #201, P.O. Box 1787 • Issaquah, Washington 98027 • (425) 391-1415 I EXHIBIT 8 tZ---l" :--:.· J Geotechnical Report Eastside Veterinary Clinic 1700 NE 44th Street Seattle, Washington Project 1701-1 April 22, 2013 Prepared for: Dr. Judy Hung Eastside Veterinary Associates 8934 132nd Ave NE Kirkland, WA 98056 Prepared by: The Galli Group 5034 18 1h Avenue NE Seattle, Washington 98105 206-525-5097 Notes None 143 0 1: 1,722 0 72 WGS _ 1984 _ Web _Merca tor_ Auxiliary_ Sphere 143 Feel CityofRenl0fl 0 Finance & IT Division LUA 13-000911 Legend City and County Boundary Other [ j C ity of Renton Add resses 0 Parcels Information Technology · GIS RentonMapSupport@Rentonwa.gov 8/15/2013 EXHIBIT 9 Th is map is a user gene rated slali c output rrom an Internet mapp in g site an d is for reference o n ly. Data layers that appear o n this map may or may not be accurate . cu rre nt, or otherwise reli able. THIS M AP IS NOT TO BE USED F OR NAVIGATION July 10, 2013 Judy Hun~ Soong 2815 1271 Avenue NE Bellevue, Washington 98005 Sewall Wetland Consulting, Inc. 27641 Covington Way SE if2 Covington WA W:12. Phone: 253--859-{615 Fax: 253--852-4732 RE: Eastside Veterinary Associates -Critical Areas Report & Supplemental Stream Study swc Job#l2-169 1.0 INTRODUCTION This report describes jurisdictional wetlands on Parcel #3343301150, located along the north side of NE 44th Street in the City of Renton, Washington (the "site"). EXHIBIT 10 SE 76th St • Edward Jones NE .!3rd Pl SC 73rd Way st 7.,..'1isr ~ SE 72nd S1 • Hazefwood Park SE 75th St SE 83rd St Sf77th P1 5-~81hfJ; ~ ~ " iii SE 80th St SE85lh S1 SE 64!1'1 Sl SE 86th St SE 87th SI See Seattle Wal:~ing Tours/Events SE 891h St Sf 89th Pl DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUAB-000911, ECF, SA-A, MOD, MOD LJ Investments, Inc. Eastside Veterinary Clinic PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. PROJECT LOCATION: LEAD AGENCY: 1700 NE 44'" Street City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2013. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Tl!rry Higa hiyam~, Ad inis rator Community Servi~es Department August 30, 2013 August 26, 2013 Date Date Mark Peterson, Adm· Fire & Emergency Se ices -'-=---~:::........._-.~-===~-i~ ~f 21e ,&01] C.E. "Chip" Vincent, Administrator Department of Community & Date Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA13-000911, ECF, SA-A, MOD, MOD LI Investments, Inc. Eastside Veterinary Clinic PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 1700 NE 44 th Street The City of Renton Department of Community & Economic Development Planning Division 1. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by The Galli Group, dated April 22, 2013. 2. The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. CONDITIONS OF APPROVAL: 1. The applicant shall comply with the two mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated August 26, 2013 (Exhibit 6). 2. The applicant shall submit a revised and detailed landscape plan complying with the following: a mixture of trees, shrubs, and groundcover; a 10-foot on-site landscape strip along the frontage of the site excluding the area within the Native Growth Protection Easement; and street trees and groundcover within the unimproved right-of-way. The revised landscape plan, shall be submitted to, and approved by the Current Planning Project Manager prior to construction permit issuance. 3. The applicant shall revise the landscape plan to replace the proposed bamboo with black bamboo ('phyllostachys nigra') or some alternative non-invasive species. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 5. The applicant shall provide a recorded emergency access easement for access through the abutting property to the north. The easement shall be recorded and provided to the Current Planning Project Manager and the Fire Plan Reviewer prior to building permit issuance 6. The applicant shall be required to submit a Final Mitigation Plan including a detailed planting plan and a buffer enhancement plan demonstrating compliance with the criteria for no-net loss of ecological function. The Final Mitigation Plan Shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. 7. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 8. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site. The lighting shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 9. The applicant shall submit a revised landscape plan depicting the proposed 5-foot fence extending to the northern border of the site along the eastern border. The revised landscape plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. 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 ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 2 of 5 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 ofthe 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. Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. Sewer. 1. Sewer system development fees will be owed if the size of the domestic water meter increases. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. Surface Water: 1. Surface Water System Development fees of $.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 2. This project is required to comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site falls within the Peak Rate Flow Control. A drainage plan and drainage report has been submitted by Taylor Engineering Consultants. The previously developed 1.87 acre site includes a combination detention and water quality vault that was sized to meet the 2005 King County Surface Water Design Manual, Level 2 Conservation Flow Control for Exit 7 Auto Sales. The proposed development will decrease the existing pollution generating surface and increase the impervious surface area by less than 500 square feet. Because the proposed impervious surface area will be greater than 65 % of the site, BMPs including permeable pavement and basic dispersion will be implemented. 3. A geotechnical report, dated April 22, 2013, was submitted by the Galli Group. The engineer recommends that downspouts should not be connected to the subsurface drainage system. 4. The applicant shall provide a storage analysis of the floodplain associated with the Class 2 stream on site. If fill is placed within the 100-year floodplain an equal amount of ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 3 of 5 compensatory storage volume must be created in order to achieve no net loss of storm water storage volume. Transportation: 1. Transportation impact fees will be owed for this new use. Credit will be given for the previous auto sales business. The impact fee for this type of land use will increase from $2.71 per square foot to $4.84 per square foot on January 1, 2014. The transportation impact fee that is current at the time of building permit application will be levied. Estimated traffic impact fee, based on current rate is $27,400.00 with credit given for the former Exit 7 Auto Sales. Payment of the transportation impact fee is due at the time of issuance of the building permit. 2. No street improvements are required for this project. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. Fire: 1. The fire flow requirement is 1,750 gpm based on a fully fire sprinklered building. A minimum oftwo fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. It appears adequate fire flow exists in this area. One new hydrant is required within SO-feet of the fire sprinkler fire department connection. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Fee is paid at time of building permit issuance. 3. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadway angle of departure is a maximum of 10 degrees and angle of approach is a maximum of 8 degrees. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Roadway as proposed is not acceptable. A properly recorded emergency access easement is required prior to permit issuance. 5. Separate plans and permits are required for any medical gas piping and supply locations proposed in the building. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre- fire planning purposes prior to occupancy of the building. ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 4 of 5 General: 1. Separate permits and fees for side sewer connection and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan shall be included with the civil plan submittal. ERC Mitigation Measures, Conditions of Approval, and Advisory Notes Page 5 of 5 King County Wastewater Treatment Division Community Services and Environmental Planning King Street Center, KSC-NR-0505 201 South Jackson Street Seattle, WA 98104-3855 August 7, 2013 Rocale Timmons, Senior Planner, CED -Planning Division City of Renton 1055 South Grady Way Renton, WA 98057 RE: Eastside Veterinary Clinic LUA! 3-000911, ECF, SA-A Dear Rocale Timmons: Citv ot Rentar :'l:·u111.\r1q L1i1,11:;ion AU~ 1 ') 'lDl3 The King County Wastewater Treatment Division has reviewed the Notice of Application dated August 1, 2013, for the Administrative Site Plan Review and Environmental improvements; to construct a new veterinary clinic on a gross footage of approximately I 0, 111 square feet King County requires that a capacity charge be applied to any project that constructs a new connection to the sewer system, any reconnection within five years of a disconnection, or any change in use or building remodel that includes an increase in plumbing fixtures, King County generally receives notice of new construction; however, some sewer districts and/or the cities that represent them have neglected lo report changes in use and tenant improvements that involve an increase in plumbing fixtures, In an attempt to remedy this problem, we are sending this reminder to you in response to the Notice of Application. We ask that you forward this reminder to the sewer district or city department responsible for Sewer Use Certification fonns: Please complete and send a Non-Residential Sewer Use Certification form for the above project to the King County Capacity Charge Program in a timely manner. The form should be sent to Ericka Stewart, Capacity Charge Program, KSC-NR-0502, at the address above. If you need additional forms or have questions about the program, please call Ms. Stewart at 206-684-1060. Thank you for the opportunity to review and comment on this proposal. Sincerely, ~}-.J,(,' /\ +:."f.C/l ' ,J .. A/ ··, .. Bibiana Ocheke-J\.meh Water Quality Planner I Community Services and Environmental Planning cc: Ericka Stewart, Project Manager, Capacity Charge Program CREATING RESOURCES FROM WASTEWATER Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: D Residential D Retail X Non-retail Calculation: S# 911 Eastside Veterinary Clinic 1700 NE 44th Street L J Investments LLC LUA 13-000911 10,111 square foot veterinary clinic Method of Calculation: D ITE Trip Generation Manual, 9'" Edition D Traffic Study X Other Ordinance 5670/ Medical Clinic $2.71/square foot 10,111 X $2.71 = $ 27,400.81 Transportation IMPACT Fee: Calculated by: Date of Payment: 27 400.81 K.Kittrick Date: 8/8/2013 _;..;~~~------------- NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Ma<ter Application h"" been file,d and aceflpted with tl>o D•partment of Cnmmunity & ~nomlc D•••lopment (CEO)-PlannlnJ plvl•lon of tho City of Renton. Th• followin& briefly d-,crlbu th• applk.al1on and the""'""""' Publk Appravals. DATE Of NOTICE OF APl'I.ICATION: LANO USE NUMBER: PROJECT NAME: August 1. 2013 lUAB-000911, ECF,SA·A East.Id• Velennary Clinic SCRIPTION· The applicaot 1, requesling Adminls!ra!We _Site Plan Review and Envlmnmental ::~:CTI~~ 1t,e const~.ldlon of a new ~torinary clinic with .. ,ociated parkml, land,c1P<ng Md inlraom,cturo Im ,o,emenl•-Th,; prope,sed cllnlc would n,,,., 1 gro,. SQuare footoge of appro_.,m•t•'I' 10,111 squ,ro feel. The hei ht ol th• muctu"' would be no tall~r than 3S feet at the hlghe,t po,nt from u,st1n1 &ride. Th<! 1.8? acr_• we.ant ,11:;, locat•d within th• Commordal Corridor (CC:l land u>e desigoatlor\ Commercial Artul,I (CA) ion log du.,ficatlM, d D<!<I n Dlst~ct 'D'. Th• sub~ct pro pen¥ ;s locat•d on the nonheut comer of NE 44th St and uke Wuhlngton Bl'id :~ l700 ~E 44th St. Ace•" to tr.I! slte would De pro"1d•d "1, NE 44th St thro'.'llh the >It• e,cltlng ooto th• OM~ an existlo ;0-root joint u•• drive.,.1y 0 v,,r the proJ>"rty to th• north. Th• applicant .rs requ .. tlng two modlficat,o~, lncludi~g: 1.1 • ,,fo,e and recycle modifltatlon In order to"'" bin, instea<l of .•n on-,,t• r,fu,e 1nd '"':"dabl• depo, l area and ,ollect;on po.nt; and I.) • parking modlflcatlon to de,:rea,. tt>e minimum numb•• or parking ,tall, Ir/ 34 perklni ,pacu for I total of l7 stalls. The proj•ct ,ite contains • c;.,, 2 stream and one Category l wetland. The appllcaot 1, proposlrig buffer averaglo! to rtduce the 100-foot buffer to no less tt>an 66-feet. PROJECT LOCATlON: 1700 NE 44~ Strut OPTIONAt OflERMINATION Of NON·SlGNIFlCANCE (DNS]: As tt>e Lead Agenq, the City ol R,nton has determined th31 ,iinir.cant en~ironmontal lmpocu •r• unl,ki,ly 10 re,~1_1 from th• propo,.d project The ref,:;•· •i:s";~,~~:d ~:d:~ th• ~CW 4l.llC.llO, th• City al Renton" u,in1 the Opt>onal DNS pmce,.. ta give notice t • '. dly Th · d for the praje<! and th• propo,ed DNS are lnte1raled Into• ,lnglo cornmeal P•no · er(' ~:rb: ~0 ,:;;::n~n~;~~i:d foll awing the "'uonce c! the Thre,hcl<J Determination of Non-Significance (DNS). A J4,day appeal porlod will fol law the lssuanco af the DNS PERMIT APPLICATION DATE, JulylS, 2013 NOTIO: CF COMP LIT£ APPLICATION: August 1,20B APPLICAIH/PIIOJECT CONTACT PERSON: Renl<l Nal>.au, Nakai• J. Archltects; 3152 Fuhrman Annu• E; Seattle, WA 98102; Eml: ,.n,c@~NArchltuts.com othor Permlt!a which may be requln,d: !lequested stud;,,.: Location where applleat!Qn m•y l,e rtlllew•d: Enlllronmtntal (SEPAi Review, Admlnl•ttatlvt Site Plan 11 ... iew Bulldln,c, Construction, Fire, ano Sl1n Permits OralnaJe !leport •nd Wetland An.,sment Department of Community & Emnomlc Developmonl ICED)-Plannln1 Dlvlsk>n, sl~th Floor Ronton Cit\' Hall, 1055 South Grady Woy, Renton, WA 9!057 If 10 u would like to be mild<, pany of '('cord to rocef';e further lnfurmatlon on thl• propo,ed project, comple1• tr.is form '"d roturn to: aty of R•nton, cm -Pl~nnlng D1V1•ion, 10S5 S<>. Grady Way, Renton, WA 9MS7. Namo/Flle No.: EamideVeterlnary Clln1c/lUA13-000Sll, ECF, !-A-A NAME;------------------------------ MAILINGADDRESS: _____________ Clty/Stat,iflip: ________ _ Tll[PHONE NO.: ------------ PU~UCHEARING: CONSISTENCY OVERVIEW: Zoning/Land U•e· E,wlroomontal Oocumenu tliat Ev,olu,te th• Proposed ?rojec'\: Development Rei;ulatlon, U•ed for Project Ml11gotlon: The S\/bJ•ct ,ite ·, designated Commercial Co'.rldor [C,C) on 1he City of R:nto> camp·chensivo Land Use M•p aod Commerrnl Artecoal I'-") or, the C,ty' Zonlog Map. Eovlcunmc~tal lS(PA] Chetkllst The project will be ,ubje<l to the c,ty'< SEPJ\ ordinance, RMC ~-2-llOJ\ and other applicable ,odes and regulations as appropriate. • 11 ,,tlon must b• submltt•d ln·w,ltlns 10 Roule Timmons, Senior Planntr, cm -Planning camment• on the abc,v• PP 98057 0 5.00 PM on Augu<L 15 20n. 1f ycu ha-. q~e,t,ons ,t>oul 11>,, Division, 1055.Sout\Gr;,dyd;:~3~;~~~:~ and r~coyt,, .. add,tiooal Mti(;cat,~n by rnall, conta<l the ProJ•cl Man:ger prop,:,sal. or w,sh to • ma •• 111 utomatlc.,;ru become O part~ of record and will bo notified of any deca,on Anyone who submits wntten com men,., w a ,, on this project. CONTACT PERSON: Rocale Timmons, Senior Planner: Te!: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CERTIFICATION I, _____;U(.::...." 1 -". "--';:?.'-9/'--'h'-"~'--L~!.!./ fll.!.!..:..;/)'--'----"-t/).-'-"-i-'J__,-, hereby certify that ..? copies of the above document were posted in';~> conspicuous places or nearby the described property on if"/; b/3 Signed: #1 • /.~ _ __;c._ ~ I , STATE OF WASHINGTON ' Date: ss COUNTY OF KING I certify that I know or have satisfactory evidence that '? ocde T1·mmoa 5 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. No~ P~ic i[rntf~;;;;~ State of Washington Notary (Print): HA My a p poi ntme nt expires : __ -,1.t\-:<='""'j'""'lc""-s ... ..ct___:62""'-<f-4-, ..:.ix""'0""-/,3.;,;i.. __ _ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT-PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1st day of August, 2013, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application, Environmental Checklist, Reduced Site Plan documents. This information was sent to: Name Representing Agencies See Attached Renzo Nakata Contact LJ Investments LLC Owner/Applicant 300' Surrounding Property Owners See attached (Signature of Sender): ~,(,.1 7'J1 Vi.l~ ., 0 STATE OF WASHINGTON ) "''''"""11 1111 ... ~ <261C1... ,,,. ) ss ~ G~.,._ •1 ~ bi.• "''\\\\\\"'" 'T \ \ COUNTY OF KING ) ff.,._.•., .... ~" t.t..;.:,,,~ \ ~ "'-f o1 """ '\t ~ ~ :; ~ i ~ I certify that I know or have satisfactory evidence that Stacy M. Tucker ::: ~8 -· -u i ~ ~ -.,_ , ~..a.J!..J.,i, -signed this instrument and acknowledged it to be his/her/their free and voluntary ~t fo~ihe 6~'c'\''!!fl'e Rfses mentioned in the instrument. \11IP;,j/11 ,11 1~\:;.,, ... : ........... ~~~ .ff 11111 ~OF"" p-.'5 ,,~ D d , j 1· ''\ JJ 111 1\\11,,,,,,,,,, .... ate : 0411 ,4 / GJ. D/3 Il Notary (Print): __ -'Jw.:J.......,_4:i..a __ G,,,.·_,_r«J,=i'L"'--------------- My appointment expires: A J " r, ao1 I ::i-~j l,cS ""-l / -V · Proje,ct N~me:, ;, Eastside Veterinary Clinic l"'·'·.,-,;-:•·-__ .,, ,:·--,. -· .>:·.-;"·· . ~-l;'roject_Num~er:; LUAB-000911, ECF, SA-A template -affidavit of service by mailing Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSOOT 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 Boyd Powers * Depart. of Natural Resources PO Box47015 Olympia, 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 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Larry Fisher' 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 Ouwamish Tribal Office * 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 City of Newcastle Attn: Steve Roberge Director of Community Development 13020 Newcastle Way Newcastle, WA 98059 Puget Sound Energy Municipal liaison Manager Joe Jainga PO Sox 90868, MS: XRD-01 W Bellevue, WA 98009-0868 Muckleshoot Indian Tribe Fisheries Dept. * Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program * Attn: Ms Melissa Calvert 3901517t1d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation• Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Mr. Fred Satterstrom, AICP Acting Community Dev. Director 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Steve Lancaster, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing I ---• i I I ' - .1 I i i ' QUENDALL TERMINALS PO BOX 477 RENTON, WA 98055 PUBLIC STORAGE DEPT-PT-WA-08170 PO BOX 25025 GLENDALE, CA 91201 KALF CORPORATION 4710 LAKE WASHINGTON BLVD NE RENTON, WA 98056 EXIT 7 INC PO BOX 777 MERCER ISLAND, WA 98040 DEITCH MICHAEL J 4613 LK WASH BLVD NE KIRKLAND, WA 98033 COLBY RE LLC 2828 COLBY AVE EVERETT, WA 98201 GIA MANAGEMENT INC 10575 NE 4TH ST BELLEVUE, WA 98004 DWO LLC 1 CENTERPOINTE DR #400 LA PALMA, CA 90623 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LANO USE NUMBER: PROJECT NAME: PROJECT DESCRIPTION: August 1, 2013 LUA13-000911, ECF, SA-A Eastside Veterinary Clinic The applicant is requesting Administrative Site Plan Review and Environmental Review for the construction of a new veterinary clinic with associated parking, landscaping and infrastructure improvements. The proposed clinic would have a gross square footage of approximately 10,111 square feet. The height of the structure would be no taller than 35 feet at the highest point from existing grade. The 1.87 acre vacant site is located within the Commercial Corridor !CC) land use designation, Commercial Arterial (CA) zoning classification, and Design District 'D'. The subject property is located on the northeast corner of NE 44th St and Lake Washington Blvd at 1700 NE 44th St. Access to the site would be provided via NE 44th St through the site exiting onto the onto an existing 30-foot joint use driveway over the property to the north. The applicant is requesting two modifications including: 1.) a refuse and recycle modification in order to use bins instead of an on-site refuse and recyclable deposit area and collection point; and 2.) a parking modification to decrease the minimum number of parking stalls by 34 parking spaces for a total of 17 stalls. The project site contains a Class 2 stream and one Category 2 wetland. The applicant is proposing buffer averaging to reduce the 100-foot buffer to no less than 66-feet. PROJECT LOCATION: 1700 NE 44t,., Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21(.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: July 15, 2013 NOTICE OF COMPLETE APPLICATION: August 1, 2013 APPLICANT/PROJECT CONTACT PERSON: Renzo Nakata, Nakata J, Architects; 3152 Fuhrman Avenue E; Seattle, WA 98102; Emf: ren:r.o@RJNArchitects.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: Environmental (SEPA) Review, Administrative Site Plan Review Buildlng, Construction, Fire, and Sign Permits Drainage Report and Wetland Assessment Department of Community & Economic Development (CED)-Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Eastside Veterinary Clinic/LUA13-000911, ECF, SA-A NAME:------------------------------------ MAILING ADDRESS:----------------City/State/Zip:----------- TELEPHONE NO.: --------------- PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: N/A The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-120A and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, CEO -Planning Olvlslon, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 15, 2013. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager, Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Rocale Timmons, Senior Planner; Tel: (425) 430-7219; Eml: rtimmons@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Denis Law Mayor August 1, 2013 Renzo Nakata Renzo J. Nakata Architects 3152 Fuhrman Avenue E Seattle, WA 98102 t .• t\,._.,_ Department of Community and Economic Development CE."Chip"Vincent, Administrator Subject: Notice of Complete Application Eastside Veterinary Clinic, LUA13-000911, ECF, SA-A Dear Mr. Nakata: The Planning Division 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 26, 2013. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Siocere~ Roe e Timmons Se ior Planner cc: L J Investments LLC / Owner(s) Renton City Hall • 105S South Grady Way • Renton.Washington 98057 , rentonwa.gov City of Renton ,. '.' ... LAND USE PERMIT MASTER APPLICATION: ;'f J/ 1 /: ,, I PROPERTY OWNER(S) ! NAME L J Investments LLC ; ADDRESS 2815 127th Ave NE CITY: Bellevue, WA ZIP: 98005 i I TELEPHONE NUMBER 206 660 4589 I APPLICANT {If other than owner) ' I NAME. ' COMPANY (if applicable): I I ADDRESS: L ' CITY: ZIP: : TELEPHONE NUMBER: I CONTACT PERSON . NAME: Renzo Nakata, Architect : COMPANY (if appl1cableJ: Renzo J. Nakata Architects j A SS· 3152 Fuhrman Ave E. : DORE · 3 Bluebird I,' CITY: Seattle, WA f--Irvine, CA ZIP· 98102 · 92604 ! TELEPHONE NUMBER AND EMAIL ADDRESS: I 206-390--4334 RenzO@RJNarchitects.com I ' I i I ! l I ! I I PROJECT INFORMATION i PROJECT OR DEVELOPMENT NAME: I Eastside Veterinary Asscciates I PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: ! 1700 NE 44th St Renton, WA 98056 I i I KING COUNTY ASSESSOR'S ACCOUNT.NUMBER(S):---~ I ' I 334330-11 so-oo i I 1 II EXISTING LAND USE{S) 11 1 . Vacant used car lot , I lp_R_O_P_O_S_E __ D_LA_N_D_U_S_E_(S-): _________ ____, ! Veterinary Facility I EXISTING COMPREHENSIVE PLAN MAP DESIGNATION. : cc ' I PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION i i EXISTING ZONING ' CA-D ______ j i (1f applicable) no change I l··;-;;,OPOSED ZONING (If applicable): No change ! SITE AREA (in square feet): ! 81,588 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE I DEDICATED: o ~-------------. ~ SQU~RE FOOTAGE OF PRIVATE ACCESS EASEMENTS I PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET kRE (if applicable) nla , NUMBER OF PROPOSED LOTS (if applicable) i n/a ! NUMBER OF NEW DWELLING UNITS (If applicable): nla Will .... ··-··---------PROJECT INFORMATIONJcontinuedL _ . NUMBER OF EXISTING DWELLING UNITS (11 applicable): PROJECT VALUE S1.5M n/a ! ··-----------~--. --·-------i IS THE SITE LOCATED IN ANY TYPE OF -I I SQUARE FOOTAGE OF PROPOSED RESIDENTIAL 1 BUILDINGS (1f applicable): n/a ' ! ) ENVIRONMENTALLY CRITICAL AREA PLEASE INCLUDE -~---------------~--·-------I i SQUARE FOOTAGE OF EXISTING RESIDENTIAL I : BUILDINGS TO REMAIN (11 applicable) n/a I :·SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL · BUILDINGS(ifapplicablei 10,111 • SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL I . SQUARE FOOTAGE (11 applicable), u AQUIFIER PROTECTION AREA ONE I :J AOUIFIER PROTECTION AREA 1WO ;J FLOOD HAZARD AREA sq. ft. ! BUILDINGS TO REMAIN (if applicable): O ;J GEOLOGIC HAZARD ___ sq.ft. 1 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if u HABITAT CONSERVATION sq. ft . . applicable): 10,111 u SHORELINE STREAMS & LAKES sq ft . NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW : · PROJECT(ifapphcable): 10 . ;)( WETLANDS 11.702 sq. ft LEGAL DESCRIPTION OF PROPERTY (Attach legal descrintlon on seoarate sheet with the followlno infonnatlon included) . SITUATE IN THE SE QUARTER OF SECTION~. TOWNSHIP~. RANGE _5 _, IN THE CITY j I OF RENTON, KING COUNTY, WASHINGTON I AFFIDAVIT OF OWNERSHIP I I. . ( L J --LJ ],;1,.r,r.it-.--.....c-.... 7 J, l, { Print Namels) J ., 0 "J t:.,,., c v .,..1e I ! LZ'-"' 5 , Plln 1 • declare under penalty of perjury under the laws of the State of Washington that I am (please check one)~-~ the current own.er of the property involved 1n this apphcaton or~ the authorized representative to act for a corporation (please attach proof of authonzation) and that the foregoing statements and answers herein contained and the infom1ation herewith are in arJ respects true and correct to r,bestof ~ knowledge and belief. I I ' , •' i , V !t:J I,!, )y;r/,~ ' ~ -.--- St n a 11.1 re of/. rf~epresentat1'1 Date Signature of Owner/Representatwe Date STATE OF WASHINGTON ) ) ss Notary Pullllc COUNTY OF KING ) Stall of -n ... n l certify that I know or have satisfactory evidence that ""J<J.C""''4-..L.,-"'""'-lc<.=~-"'Eo iy ~ab:.: t:!;ICZ,, 27, 2015 signed this instrument and acknowledge 1t to be h1sfher/their fre uses and purpose mentioned in the instrument Ju.vu.. , Dated Notary Public in and for the state of Washington Notary (Print): _#f_lJ_JJ_t:__. __ L£_1~!t_e_l,~-------- My appointment expires __ 4,_,_'j_;z._f'-+-/~!=3 ___________ _ I , 03/1 ! "' 1700 NE 44th St., Renton, WA 98156 LEGAL DESCRIPTION: HILLMANS LK WN GARDEN OF EDEN #3 TR 184 LESS PORL Y W OF ELY R/W SR 405 LESS POR LY S OF N R/W LN OF NE 44TH TGW POR OF TR 185 LY S OF LN BEG AT NE COR SD TR 185 TH S 00-56-18 W 367.36 FT ALGE LN SD TRTO TPOB TH N 88-47-17W PLW N LN OF SD TR 187 FT TH S 00-56-18 W 4 FT TH N 88-47-17 W 40.6 FT TAP ON El Y MGN SD HWY & TERMINUS SD LN LESS POR SD TR LY W OF ELY R/W OF SR 405 AKA LOT 2 RENTON LLA 015-82 REC NO 8301259003 PLANNING DIVISION WAIVE. OF SUBMITTAL RE.QUII MENTS FOR LAND USE APPLICATIONS Calculations 1 Construction Mitigation Description 2 AND 4 .q~~~IA~ Rl$~tfpt;w~%P~~ii:~ffiiiif :: > . Density Worksheet 4 Drainage Report 2 ~HW~t·qr~i4rs~1t~piy/~1~;J~~! t::::{rr > Environmental Checklist 4 Floor Plans 3 AND, ~~Pi~m~ffii§\RiAijf~~J? r >·•••·•··········. Grading Plan, Conceptual 2 qrrii~in$Fi#niP~~i/ijg••••·• > Habitat Data Report 4 im~rrq*~m@fP~rt#!~ u > >········· · Irrigation Plan 4 ~1m~•s~m!Yfl~*~~w:~•M~ifi.r~if#11m~•iji§•i•:••·•·•······· Landscape Plan, Conceptual, ~~m1#F~W~ Piim! p~t~1rf~\ ••••••••·••t·•· >·•········. Legal Description 4 MAA• qf§*1~1•n$ ~it~ .¢8,r~iw,r~ t/ • • ••• > > •·· · ··· ··· ·· · Master Application Form 4 ffii4.wrt9~r1~:{~m~·p~{mp@rn~rt1•i••·••••·••·••••••·•·•······ Neighborhood Detail Map 4 R~~tm~·Y>f qpYffii~~·.~ Y~r~i~i@flii~ii#t~i·•••·•• Plan Reductions (PMTs) 4 This requirement may be waived by: 1 . Property Services 2. Public Works Plan Review PROJECT NAME: £:.,_ s +41A< Vcfv-,·1,1 ;:i,~ Az;..s«:. 3. Building 4. Planning DATE: __ ·~J _l-l_(L+/--'I_I ,_I 7.._()~! )'----- H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls 06/09 PLANNING DIVISION WAIVEI )F SUBMITTAL REQUIR.ENTS FOR LAND USE APPLICATIONS ~NPY~~ffl~~'I§ij~MITT~~••••••••••••••••••• "" ...••.•. • ...•. A .... •··.\V·".:.• ... ~::,: .... o ...•.•..•.•. !.•. ti :\\i~QVIR~Ml;!,IT$f:::• /:::••·• ,·.·. "'' Plat Name Reservation 4 A~~mmi,p~ii\imM~~1,m~~1rnrn~o/:?:\/ , ,, Public Works Approval Letter, Traffic Study 2 it~~ gy~\n~~~m~ gi~~ri/wffli~r ~ • ::: • > Urban Design Regulations Analysis 4 ~iji(ti~~•fiijmii@#r~r~i,~{••:: •: ::•••, , , , Wetlands Mitigation Plan, Final 4 *"'~11~mi~Mii~il!?m mirA~1!rnim~r0~··•:•••••••••••,•,•·•······ Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites ZAND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations 2 ANo3 This requirement may be waived by: 1. Property Services PROJECT NAME: /;;~./~C, V<,ft,Yl'V!~ /tt',c,,tJC('i}/tf 2. Public Works Plan Review 3. Building DATE: ,Ju[~ / l 1 ,Z..Cl'? 4. Planning H:\CED\Data\Fomis-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls 06109 PREAPPLICATION MEETING FOR EASTSIDE VETERINARY 1700NE44TH ST CITY OF RENTON Department of Community and Economic Developmenf- Planning Division PRE12-079 November 01, 2012 Contact Information: Planner: Roca le Timmons Phone: 425.430. 7219 Public Works Reviewer: Jan Illian Phone: 425.430. 7216 Fire Prevention Reviewer: Corey Thomas Phone: 425.430.7024 Building Department Reviewer: Craig Burnell Phone: 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. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to 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, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT r , ·c c;_,yof, ____ _ _ ------ ----------r ( , __, r I [ f -,r I '.'·.; >') ) ,,,,·,-' --~--------~ M E M O R A N D U M DATE: TO: FROM: SUBJECT: October 12, 2012 Rocale Timmons, Associate Planner Corey Thomas, Plans Review Inspector Eastside Veterinary Associates 1. The fire flow requirement is 1,750 gpm based on a fully fire sprinklered building. A minimum of two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code. It appears adequate fire flow exists in this area. One new hydrant is required within SO-feet of the fire sprinkler fire department connection. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. Fee is paid at time of building permit issuance. 3_ Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadway angle of departure is a maximum of 1 O degrees and angle of approach is a maximum of 8 degrees. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Roadway as proposed is not acceptable. A properly recorded emergency access easement is required prior to permit issuance. 5. Separate plans and permits are required for any medical gas piping and supply locations proposed in the building. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M October 30, 2012 Roca le Timmons, Planner Jan Illian, Plan Review g2- Eastside Veterinary 1700 NE 44th Street PRE 12--079 -----------------------------------~ NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced proposal_ The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is an existing 12-inch water main in Lake Washington Blvd NE that ends near the NW corner of the site, an existing 12-inch water line in NE 44th Street that ends near the southeast corner of the site, and an existing 12-inch water line located along the east property line. The existing 12-inch mains can deliver about 2,800 gpm (refer to City water project plans no. W-3346)_ The proposed project is located in the 320-water pressure zone and is outside an Aquifer Protection Zone_ There is a 3/4-inch domestic meter serving the existing building at this time. 2. Preliminary fire flow required by the fire department is 1,750 gpm. One hydrant is required for each 1,000 gpm of required fire flow. Two hydrants are required to serve this site. One hydrant is required to be within 150 feet and one additional within 300 feet. 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. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting if not already in place. 3. Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. See fee schedule attached. Eastside Veterinary PRE 12-079 Page7of3 October 30, 2012 4. A fire sprinkler system will 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 the fire sprinkler line. S. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly. 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. '..J. 6. The applicant will be required to install a reduced pressure backflow assembly (RBBA) downstream of ""the domestic water. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is a 12-inch sewer main along the property line to the east of the site. There is an existing 4-inch side sewer serving the building. 2. A sewer system development fee is owed if the size of the existing domestic water meter is increased. The system development fee is payable prior to issuance of the permit. Storm Drainage 1. There is a storm vault on site and conveyance system in Lake Washington Blvd. 2. A drainage plan and drainage report will be required with the building permit application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Forested Conditions. This developed site may only trigger Small Site Drainage Review, Appendix C. 3. A geotechnical report for the site may be required. 1 4. A Construc![Qn...StoITTlWi!terPerrntr_frc:irnO@aftrj"ient2f_Ecology is required if clearing and grading of __ ~ sLte exceeds-one acre: · -· 5. A surface water system development fee of $.405 per square foot of !!fil« impervious surface may apply, although it appears the site is 100% impervious. This is payable prior to issuance of the construction permit. Transportation/Street 1. No street improvements are required. There is existing sidewalk along all frontages of the site. 2. Traffic mitigation fees may be owed if SEPA is triggered and if the new use creates new daily trips. Fee will be $75 per additional generated daily trip as determined by the ITE trip generation manual. H:\CED\Planning\Current Planning\PREAPPS\12-079.Rocale\Plan Review Comments PRE 12-079.doc ' Eastside Veterinary PRE 12-079 Page 3 of 3 October 30, 2012 General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the new water meter installation, side sewer connection and storm water connection if required. H:\CED\Planning\Current Plannlng\PREAPPS\12-079.Rocale\Plan Review Comments PRE 12-079.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 1, 2012 TO: Pre-Application File No. 12-079 FROM: Rocale Timmons, Associate Planner SUBJECT: Eastside Veterinary -1700 NE 44th St General: We have completed a preliminary review of the pre-application for 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, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, 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 $SO.OD plus tax, from the Finance Division on the first floor of City Hall or on line at www.rentonwa.gov Project Proposal: The subject property is located on the northeast corner of the intersection of NE 44'" St and Lake Washington Blvd NE at 1700 NE 44'" St. The project site totals 1.87 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct an 11,860 square foot veterinary office/boarding structure. Access to the site is proposed via one curb cut along NE 44'h St through the site exiting onto an existing 30-foot joint use driveway over the property to the north. The project site contains a Class 2 stream and one Category 2 wetland. Current Use: A auto sales lot was formerly sited on the property. Currently the site is vacant. Zoning: The property is located within the Commercial Corridor {CC) land use designation and the Commercial Arterial (CA) zoning classification. A wide range of commercial uses are outright allowed within the CA zoning classification. Veterinary offices/clinics are an outright permitted use within the CA zone. The property is also located within Urban Design District 'D', is subject to additional design elements. Proposals are required have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. i:\rtimmons\preapps\12-079 (ca vetinary offce).doc Eastside Veterinary Page 2 of6 November 1, 2012 Development Standards: The project would be subject to RMC 4-2-120A, "Development "" Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Minimum Lot Size, Width and Depth -There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot Coverage -The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The proposal appears to comply with the lot coverage requirements of the zone. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard setback. The proposed structure appears to have a zero front yard setback. There is adequate area on site to site the building to meet the minimum and maximum front yard setback requirements. The applicant would be required to revise the site plan to locate the proposed structure between 10 and 15 feet from the front yard.property line along NE 44 1h St. Gross Floor Area -There is no minimum requirements for gross floor area within the CA zone. Building Height -The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 2-story and has a height well beneath the SO-foot maximum. Building elevations and detailed descriptions of elements and building materials are required with your conditional use permit review submittal. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For commercial developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. The location and size of the refuse and recyclable area could not be verified with the pre- application materials. landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. The applicant would be required to provide a 10-foat on-site landscape strip along NE 44th St. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis i:\rtimmons\preapps\12-079 (ca vetinary office).doc fasts'ide Veterinary Page 3 of 6 Novc~mber 1, 2012 meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review. Parking -The following ratios would be applicable to the site: '-· -u~~--I Sq~ore Foot~qe dvse ! -----Ratio·--·--i -Re-;;;;;r~Spo~es I I ---------'----------, ---·--·---i r Office ' 110,000 SF., 1 Min 2.0 spaces/ 1,000 SF II Min: 20 / /______ __ __ I Max: 4.5 spaces/ 1,000 SF Max: 45 J Where practical difficulties exist in meeting parking requirements. the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. Staff would be supportive of a reduction in the number of required parking stalls due to the nature of the use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of SY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations {RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and intNnally from buildings to abutting properties. Signage -Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fa<;ade, to which it is applied, are also permitted. Building Design Standards -Compliance with Urban Design Regulations, District 'D', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. All building facades shall include modulation or articulation at intervals of no more than forty feet {40"). • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. i:\rtimmons\preapps\12-079 (ca vetinary office}.doc Eastsidc Veterinary Page 4 of6 November 1, 2012 • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.ISf): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas As part of the land use application for the Exit 7 Auto Sales (LUA06-044) a Wetland and Stream Analysis Report and Concept Mitigation Plan dated March 21, 2006 and a subsequent Revised Wetland and Stream Analysis Report and Concept Mitigation Plan dated May 30, 2006 prepared by 8-12 Consulting, Inc. was submitted. The reports identify a Class 2 stream and a Category 2 wetland on the western portion of the subject property. A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a SO-foot buffer. The applicant will need to provide a new stream/wetland reconnaissance and delineation. In addition, if impacts are proposed to the stream, wetland or their buffers the applicant would need to provide a conceptual mitigation plan. The City's approved consultant list is enclosed in the information packet. It is the applicant's responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act {SEPA) review. Therefore, an environmental checklist is a submittal requirement. 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. Permit Requirements The proposal would require Administrative Site Plan Approval and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be i:\rtimmons\preapps\12-079 (ca vetinary office).doc Eastside Veterinary Page 5 of 6 November 1, 2012 compatible with the physical characteristics of a site and with the surrounding area. /\n additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. : c. On-Site Impacts. Mitigation of impacts to the site. Outdoor facilities will be required to be constructed to provide shelter for animals from the weather and associated elements while providing sufficient space for animal movement and exercise. Adequate drainage must be provided to prevent water buildup and subsequent damage and to facilitate waste removal. Adequate fences or retaining walls must be constructed ta contain animals and prevent intrusion by others. d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location - to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The Site Plan Review application fee is $1,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the parking modification would be $100. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. i:\rtimmons\preapps\12-079 (ca vetinary office).doc Eastside Veterinary Page 6 of 6 November 1, 2012 Impact Mitigation Fees: In addition to the applicable building and construction fees, on January 1, 2013 impact fees, which would replace mitigation fees, will become effective. The following fees would be applicable to the proposed development. A handout listing the current impact fees is attached and is subject to change. + A Transportation Mitigation Fee based on fee, calculated at the time of building permit, per new daily trip attributed to the development; + A Fire Mitigation Fee based on a fee, calculated at the time of building permit, per square foot of new commercial building area. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. i:\rtimmons\preapps\12-079 (ca vetinary office).doc Renzo J Nakata Architects Project Narrative: Eastslde Veterinary Associates, 1700 NE 44th St., Renton, WA 98056 1) Project name: Eastside Veterinary Associates 2) Location of site: 1700 NE 44th St., Renton, WA 98056 3) Size of site: 1.84 acres, 81,588 sf. 4) Land use permits required for proposed project: Administrative Site Plan Review 5) Zoning designation of the site and adjacent properties: CA-D 6) Current use of the site and any existing improvements: Vacant lot, formerly a used car lot. Existing asphalt pavement, light standards, curbs, and underground storm water detainage vault. 7) Special site features (i.e. wetlands, water bodies, steep slopes): There are wetlands at the North-west corner of the site, with steep slopes running North-South down to the drainage existing creek. 8) Statement addressing soil type and drainage conditions: There is soft, silt and clay interpreted as undocumented fill approximately 12 feet thick underlain by alluvial clay and silt. Surface water is collected form impervious areas to an existing stormwater collection facility. Surface water from impervious areas drains via sheet flow toward the north and west across vegetated terrain with surface soils consisting of organic rich silty clay and silty sand. Existing class 2 stream along west side of property conveys drainage from SE through culvert on 44th and then under 1-405 toward Lake Washington. 9) Proposed use of the property and scope of the proposed development: The property will be home to a new 10,100 sf veterinary facility with Animal Exercise area and parking lot. 3152 Fuhrman Ave E. Seattle, WA 206.390.4334 10) For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots: N/ A 11) Access: Access to the site is in the location of an existing curb-cut from NE 44th St. to the South and an existing driveway to an existing easement to the Denny's parking lot to the North. 12) Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): All proposed improvements are on-site. 13) Total estimated construction cost and estimated fair market value of the proposed project: Estimated construction cost: $1.5M, Fair Market value: $1.SM. 14) Estimated quantities and type of material involved if any fill or excavations proposed: Cut= approximately 200 cu. yds. Fill = approximately 1,100 yds., for a total balance of+ 900 cu yds. 15) Number, type and size of any trees to be removed: We will be removing (2) 16", (1) 14" and (1) 6" Cottonwoods. (1) 7" and (1) 9" Maple will also be removed at site path on the North edge of the site. 16) Explanation of any land to be dedicated to the City: No land will be dedicated to the City. A 5' wide pathway of crushed gravel will be constructed from the NE 44th St. near the building entrance heading northerly and then westerly along the wetland buffer edge and terminating at Lake Washington Blvd. The public will have access to this path. 17) Any proposed job shacks, sales trailers, and/or model homes: A contractor's job shack may be erected during construction. 18) Any proposed modification being request (include written justification): a. Parking Modification: We are requesting a reduction in the number of required parking spaces from 51 to 17. Due the nature of the use of our facility the majority of clients (pets) do not generate as many parking spaces as is required by the City. Parking is for staff and drop-off customers. This reduction is in keeping with the City of Renton's goals to reduce parking spaces. b. Recycle Modification: Our facility does not generate large amounts of trash as would be stored in a dumpster. Most of the waste is recyclable material and it is part of the business plan to recycle most of the waste material 3152 Fuhrman Ave E. Seattle, WA 206.390.4334 generated by the facility. Traditional waste and recycle bins are sufficient for the waste generated by this facility. We will use (2) 96 gallon waste bins and (2) 96 gallon recycle bins. 19) For projects located within 100 feet of a stream or wetland, please include distance in feet from the wetland or stream to the nearest area of work: The nearest area of work is approximately 75' to the nearest stream or wetland. 20) For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following additional information. N/A a. Distance from closest area of work to the ordinary high water mark. N/ A b. Description of the nature of the existing shoreline N/ A c. The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level. N/A 21) Bike Parking: A designated Long-term employee bike parking for 2 bikes will be located in the second floor storage area. Access for bikes to the storage area will be via the ADA accessibility ramp. Customer bike parking will be on a check-in basis via the front desk. The bikes will be stored in the Lobby. Customer parking of bikes is highly unlikely since owners do not usually bike with their pets in tow. 3152 Fuhrman Ave E. Seattle, WA 206.390.4334 , • PLANNING DIVISION ENVIRONMENTAL CHECKLIST . I , . ----------------------------------· _ .. PURPOSE OF CHECKLIST: City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 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 information 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. -1 -06/09 H:\CEO\Data\Forms-Templales'8etf-Help Hanclol.Jts\Planning\envchltt.doc ' A. 1. 2. 3. 4, 5. 6. BACKGROUND Name of proposed project, if applicable: Eastside Veterinary Associates Name of applicant: LJ Investments LLC Address and phone number of applicant and contact person: 2815 127th Ave NE, Bellevue, WA 98005 Contact: Renzo Nakata, 3152 Fuhrman Ave E. Seattle, WA 98102, 206-390-4334, Renzoli'ilRJNarchitects.com Date checklfst prepared: 7/10/13 Agency requesting checklist: City of Renton Planning department Proposed timing or schedule (including phasing, if applicable): Construction begins September 2013 with completion estimated to be in September 2014 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 no plans for future additions, expansion or further activity related to or connected with this proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Critical Areas report by Sewall Wetland Consultants is prepared. 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. There are no known applications pending for governmental approval of other proposals directly affecting the property. 10. List any governmental approvals or permits that will be needed for your proposal, if known. City of Renton Site Plan approval, and Building department approval and other permits will be required by the City of Renton. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. We propose to construct a new Veterinary Facility that provides for the health and well being of veterinary patients. The uses include pet examinations, pharmacy. surgery, and medical boarding for animal patients. The facility will be 10,120 sf., with an outdoor covered Animal Exercise Area of approximatedly 4500 sf The site is 1.84 acres in area. -3- H:\CEO\Oata\Forms-Templates\Setf-Heli, Handouts\Plannlnglenvchlst.doc 06/09 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. See attached. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other flat with sloped areas b. What is the steepest slope on the site (approximate percent slope?) Portions of the embankment approach 40% slope. 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. Existing soil is soft, silt and clay interpreted as undocumented fill approximately 12 feet thick underlain with alluvial clay and silt d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no surface indications or history of unstable soils in the immediate vicinity e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 200 yds of soil will be cut on the site and 1,100 cu yds will be added to provide a flatter building area to accomodate ADA accessibility. The total balance is 900 cu yds. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion will be prevented through the use of City of Renton required Erosion control measures (TESC) during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 30% of site will be covered with impervious surfaces after project construction. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: City of Renton standard Erosion Control measures (TESC) will be employed. -4- H:\CED\Oata\Forms-Temptates\Self-Help Handouts\Planning\en'I/Chl&t.doc 06/09 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Exhaust from grading machinery would likely be experienced during construction. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No off-site sources of emissions or odor that may affect our proposal are known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. WATER Emissions controls for construction machinery will be per DOT regulations. a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is a class 2 stream located on the western portion of site. This stream flows into Lake Washington. 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. The work will be within approximately 75 feet of the stream/wetland. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed or removed from surface water or wetlands. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. The project will not require surface water withdrawals or diversions. S) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. The project is outside of the 100 year flood plain. 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 discharge of waste materials will be made to surface waters. -5 - H:\CEO\Oata\Forma-T emplset\Self-Help Handouts\Plannlng\envc:hlst.doc 06/09 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 ground water will be withdrawn or discharged to ground water. 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. Liquid animal waste (urine) will be discharged into the soils underlying the Animal Exercise Area, and treated naturally in loamy sand then run laterally toward the stream. An average of 20 pets will utilize the Animal Exercise Area per day. 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. Surface water is collected form impervious areas to an existing stormwater collection facility and drains via sheet flow toward the north and west across vegetated terrain with surface soils consisting of organic rich silty clay and silty sand. Existing stream along west side of property conveys drainage from SE through culvert on 44th and then under 1-405 toward Lake Washington. 2) Could waste material enter ground or surface waters? If so, generally describe. Liquid animal waste (urine) will be discharged into the soils underlying the Animal Exercise area, and treated naturally as it travels through loamy sand. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. PLANTS Storm water will be collected in an on-site retention vault that slowly discharges to the on-site stream. BMP's will also be employed to manage storm water. a. Check or circle types of vegetation found on the site: _x_ deciduous tree: aider, maple, aspen, other _x_ evergreen tree: fir, cedar, pine, other _x_ shrubs __ grass __ pasture __ crop or grain _x_ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other _x_ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Shrubs, and bushes will be cleared at the building site and in the wetland buffer mitigation area. Approximately 14,000 sf of area will be removed or altered. c. List threatened or endangered species known to be on or near the site. No threatened or endangered species are known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Wetland buffer mitigation area will be enhanced with native spetfes vegitation. 06109 H:\CEO\Oata\f'orms-Templates\Self-Help HlndoUll\Plannlng'Wflvchlst.doc S. 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 _ro_b_in_s _____ _ 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. No threatened or endangered species are known to be on or near the site. c. Is the site part of a migration route? If so, explain The site is not part of a migration route. d. Proposed measures to preserve or enhance wildlife, if any: The mitigated wetland buffer will preserve or enhance wildlife habitat. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will be used for heating and power for the completed project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Our project will not block solar access to adjacent properties. 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: This project will adhere to the requirements of the Washington State Energy Code. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any: None. ·8· H:\CEO\Oata\Forms-T emplates\Self~Hmp Henctout,\Ptannlng\envchtstdoc 06/09 b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from 1-405 is the most prominant source of noise in the area. 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. Typical construction noise will occur during City of Renton approved building hours. Vibration driven piles (with a sound similar to a jack hammer) will be installed for foundations for approximately 2-3 weeks The maximum noise level for pile driving will be 135 dba at the source per regulatory limitations. lt is possible noise may em1nate from animals in the outdoor exercise area during daylight hours 3) Proposed measures to reduce or control noise impacts, if any: Construction noise will be limited per City of Renton regulations. Noise from Animal Exercise Area is shielded and deflected toward 1-405 with fencing, planting, the walls of the Accessibility ramp and canopy walls/roofs. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site's current use is a vacated used car sales lot. To the north there is a Denny's restaurant. To the East is an Econolodge and a strip mall. b. Has the site been used for agriculture? If so, describe. The site has not been used for agriculture as far as we know. c. Describe any structures on the site. No building structures are on the site. There are several lighting standards. d. Will any structures be demolished? If so, what? No building structures will be demolished. Several light standards will be removed. e. What is the current zoning classification of the site? CA-D is the current zoning classification. f. What is the current comprehensive plan designation of the site? CC is the current comprehensive plan designation. g. If applicable, what is the current shoreline master program designation of the site? n/a h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. The existing wetland is classified "environmentally sensitive." i. Approximately how many people would reside or work in the completed project? Appoximately 10 people would work in the completed project. -10-06/09 H:\CED\D8ta\Forms-Templates\Se1Mie1p Hatldouta\Plannlng\en-.d'llst.doc j. Approximately how many people would the completed project displace? No people will be displaced by the completed project k. Proposed measures to avoid or reduce displacement impacts, if any: n/a I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: City of Renton site plan review is being employed. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. n/a b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. nla c. Proposed measures to reduce or control housing impacts, if any: nla 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 tallest height is approximately 35' above grade and the principal exterior building material is painted lap siding and windows. b. What views in the immediate vicinity would be altered or obstructed? Views to vacant car lot would be eliminated. Views from the East toward trees on site would be partially blocked. c. Proposed measures to reduce or control aesthetic impacts, if any: City of Renton RMC 4-2-120A "Building Design Standards" will be employed which govern location of entrance, parking. curb cuts, modulation of facades, 11• LIGHT AND GLARtndow area, roof profile, building materials. a. b. What type of light or glare will the proposal produce? What time of day would it mainly occur? Windows and skylights could be potential sauces of glare. The main time for glare would be in the late afternoon. Site lighting would occur in night time hours. Could light or glare from the finished project be a safety hazard or interfere with views? It is possible, but not likely that glare from this project could be a safety hazard or interfere views. -11 - H:\CEO\Oeta\Forms-Templat:es\Self.Help Handouts\Planning\envchlst.doc 06/09 c. What existing off-site sources of light or glare may affect your proposal? There are no known sources of light or glare that may affect our proposal. d. Proposed measures to reduce or control light and glare impacts, if any: Non reflective glazing will be employed to reduce light and glare impacts, if any. City of Renton compliant site lighting will be 12. RECREATION employed. a. What designated and informal recreational opportunities are in the immediate vicinity? Lake Washington provides recreational opportunities nearby. b. Would the proposed project displace any existing recreational uses? If so, describe. No recreational uses will be displaced by this project. 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 places or objects listed on, or proposed for, national, state, or local preservation registers are known to be on or next to the site. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. No landmarks or evidence of historic, archaeological, scientific or cultural importance are known to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: None. 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. NE 44th St. is located to the South. 1-405 and exit 7 are located toward the Southwest and West. Our primary driveway will access NE 44th St. at the location of the existing curb cut. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? There are no public transportation stops within walking distance of the site. · 12 · H :\CEO\Oatalf'orms-T emplates\Self-Help Handout,\Ptanning\enl/d'llstdoc 06/09 c. How many parking spaces would the completed project have? How many would the project eliminate? The project will eliminate 3-5 existing spaces to be replaced by 16 parking spaces for the completed project. 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 new roads or streets or improvements to existing roads or streets will be required. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The project is generally close to water, rail, and air transportation, but it is not ancipated that these are primary means of accessing the project. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 40 vehicular trips per day will be generated by the completed project. The peak volumes will be from 9:00am to 5:00pm g. Proposed measures to reduce or control transportation impacts, if any: City of Renton Traffic mitigation fees will be assessed. 15. PUBLIC SERVICES 16. C. 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. b. The project would result in an increased need for fire and police protection. Proposed measures to reduce or control direct impacts on public services, if any. UTILITIES A fire sprinkler and alarm system will be employed in the facility. City of Renton fire mitigations fees will be assessed. A security system and site lighting will be employed to reduce impacts on police protection. a. Circle utilities curre~ ay;ilable at the site:€Iectricitv~.~ ~l:E[ephonlt, nita sew)), septic system, other. 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, Natural gas, water, refuse service, telephone and sewer will be used by the project. Standard providers will SIGNATURE provide these services. Construction will include extending existing services to the facility typically in underground utility pathways. I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, 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. -13-06/09 H:\CEO\Data\Forms-Templstes.\Self·HelP Hal'IClouts\Pfanning\envchlet.doc Proponent Signature: _ __jfc#-·E..~-~q;...::::=..:==4 ---,- Name Printed: ,,,)kl d ~ fu]"'1® '::) Date: »k'j t 1 1,: D 1.) -14-06/09 City of Renton TREE RETENTION WORKSHEET 26 1. Total number of trees over 6" in diameter1 on project site: 1. ------trees·· 2. Deductions: Certain trees are excluded from the retention calculat~n: Trees that are dead, diseased or dangerous2 trees Trees in proposed public streets __ O __ trees Trees in proposed private access easements/tracts O trees Trees in critical areas3 and buffers 26 trees Total number of excluded trees: 2. ___ 2_6 __ trees 3. Subtract line 2 from line 1: 3. ___ o ___ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industlial zones 4. trees 0 ------ 5. List the number of 6" or larger trees that you are proposing 5 to retain a 5. ______ trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. ___ a __ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6by 12" for number of required replacement inches: 7. ____ o __ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. ______ inches 9. Divide line 7 by line 8 for number of replacement trees6 : (if remainder is .5 or greater, round up to the next whole number) 1 · Measured at chest height. per tree 9. ____ a __ trees 2· Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, flood~ains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (AMC). 4· Count only those trees to be retained outside of critical areas and buffers. 5· The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6. but are greater than 2· can be used to meet the tree replacement requirement. H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\TreeRetentionWorksheet.doc 12/08 Renzo J Nakata Architects Construction Mitigation Description: Eastside Veterinary Associates, 1700 NE 44111 St., Renton, WA 98056 1) Proposed construction dates (begin and end dates): Approximate beginning date is September 15, 2013. Approximate end date is September 15, 2014. 2) Hours and days of operation: Proposed hours are Mon -Friday 7:00am to 8:00pm and Saturdays 9:00am -8:00pm. No work on Sundays. 3) Proposed hauling/transportation routes: Hauling and transportation routes will be via surrounding surface streets and the 1-405 Freeway. Trucks will access NE 44th Street and Lake Washington Blvd with immediate access to 1- 405. 4) Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: City of Renton standard TESC erosion control measures will be employed including: covered mounds, silt fence, hay bales, etc. Water sprinklered dust suppression will also be employed and a rocked wheel wash construction entrance when necessary. ' _;, SJ Any special hours proposed for construction of hauling (i.e., weekends, late nights): Hauling will be restricted to Monday-Friday, 8:30am to 3:30pm, unless approved in advance by the Development Services Division. 6) Preliminary traffic control plan: No traffic control is required for this project. 3152 Fuhrman Ave E. Seattle, WA 206.390.4334 I~ Iirst.Atnerican lo;-ner's Policy Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 5011453- Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at the address shown in section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXQUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDffiONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation (the "Company'') insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk indudes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting ntle not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. {c) Any encroachment, encumbrance, violation 1 variation 1 or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the land. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks Continued on Page 2) In Witness Whereof, First American Title Insurance Company has caused its corporate name to be hereunto affixed by its authorized officers as of Date of Polley shown in Schedule A. First American Title Insurance Company Timothy Kemp Secretary (This Policy is valid only when Schedules A and B are attached) This Jacket was created electronically and constitutes an original document copyright 2006-2009 American Land rrt1e Association. All rig his reserved. The use of thiS form rs restricted to ALTA lira,sees and AL TA members 1n good stand mg as of the date of use. All other uses are prohibited. Reprinted under lieense from the American Land Title Association I Fon11 50!1453 (8-1-12) Page 1 of9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting 1 or relating to (a) the occupaney, use, or enjoyment of the Land; (b) the character, dimensions, or locatlon of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or· (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or enrumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. 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 that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (lv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion l(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion l(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exdusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured daimant; (b) not Known to the Company, not recorded in the Public tonn 5011453 (8-1-12) Page 2 of9 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 Oaimant; ( d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. ALTA Owner's Policy of Title Insurance (6-17-06) Washington CONDmONS 1. DEFINmON OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section B(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, suivivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly- owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned by the same person or Entity, or ( 4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not indude any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive iForn, 5011453 (8·H2) I Page 3 of 9 notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk S(d)1 "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. U) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section S(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Oaimant to provide prompt notice, the Company's liability to the Insured Oaimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a daim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice ( subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. ALTA Owner's Policy of Title Insurance (6-17-06) Washingto CONDmONS (Continued) (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED ClAIMANTTO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Oaimant shall grant its pemiission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Oaimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Oairnant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall temiinate any liability of the Company under this policy as to that claim. !Form 5011453 (8-1-12) I Page4of9 7. OPTIONS TO PAY OR OTHERWISE SETTLE ClAIMS; TERMINATION OF UABIUTY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Oaimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties other Than the Insured or With the Insured daimant. (i) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Oaimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Oaimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Oaimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF UABIUTY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between th€ value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage detemiined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. ALTA Owner's Policy ofTrtle Insurance (6-17-06 Washingto CONDmONS (Continued} 9. UMITATION OF UABIUTY (a) If the Company establishes the lltle, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully perfonned its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the lltle, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUcnON OF INSURANCE; REDUcnON OR TERMINATION OF UABIUTY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. UABIUTY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or whid, is exeruted by an Insured after Date of Policy and which is a diarge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Oaimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Oaimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Oaimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Oaimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Oairnant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title )Form 5011453 (8-1-12) i Page 5 of9 Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. UABIUTY UMITED m THIS POUCY; POUCY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. ( d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABIUTY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Oloice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its tenitories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at First American Tltle Insurance Company, Attn: Claims National Intake Center, 1 First American Way; Santa Ana, CA 92707. Phone: 888-632- 1642. ALTA Owner's Policy ofTltle Insurance (6-17-06) Washington · -~if;. First American Schedule A Owner's Policy of Title L ,J..irance ISSUED BY First American Title Insurance Company POLICY NUMBER Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. File No.: NCS-561750-WAl Address Reference: 1700 Northeast 44th Street, Renton, WA Premium:$ 1. Name of Insured: U Investment Properties LLC Amount of Insurance: $670,000.00 Date of Policy: January 3, 2013 at 5:00 p.m. 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: U Investment Properties LLC, a Washington limited liability company 4. The Land referred to in this policy is described as follows: PARCEL A: LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LLA-015-82, RECORDED JANUARY 25, 1983 UNDER RECORDING NO. 8301259003, IN KING COUNTY, WASHINGTON. PARCEL B: AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES AS RESERVED IN DEED RECORDED MARCH 14, 1983 UNDER RECORDING NUMBER 8303140298 OVER, UNDER, UPON AND ACROSS THAT PORTION OF LOT 1, CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LLA-015-82, RECORDED JANUARY 25, 1983 UNDER RECORDING NUMBER 8301259003, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1; THENCE SOUTH 00° 56' 18" WEST, A DISTANCE OF 338.36 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 88° 47' 17" WEST TO A POINT ON THE WEST LINE OF THE ABOVE DESCRIBED TRACT AND THE TERMINUS OF THE LINE HEREIN DESCRIBED, IN KING COUNTY, WASHINGTON. APN: 334330115000 iForm 5011453 (8-1-12) I Page 6 of9 ALTA Owner's Policy of Title Insurance (6-17-06 Washington : ~·· .... ~.,,~ 1··~1' ,rJ~G· I ""~ _,4$ First American 1 Schedule B Owner's Policy of Title In~urance ISSUED BY First American Title Insurance Company POLICY NUMBER EXCEPTIONS FROM COVERAGE File No.: NCS-561750-WAl This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. (AJ Unpatented mining claims; (BJ Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (CJ Water rights, claims or title to water; whether or not the matters excepted under (AJ, (BJ or (CJ are shown by the public records; (DJ Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. 7. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. Part Two: Easement Coverage $ 40.00 $ 1. General Taxes for the year 2012 Tax Account No.: 334330-1150-00 Amount Billed: $ 10,803.43 Amount Paid: $ 10,803.43 Amount Due: $ 0.00 Assessed Land Value: $ 815,800.00 Assessed Improvement Value: $ 0.00 3.80 jFonn 5011453 (8+12) I Page 7 of9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington At the date of policy there are no charges for hook-up, connection or latecomer charges. 2. Restrictions, conditions, dedications, notes, easements and provisions, if any, as contained and/or delineated on the face of the plat of Hill man's Lake Washington Garden of Eden Addition to Seattle, Division No. 3 recorded in Volume 11 of Plats, page 81, in King County, Washington. 3. Relinquishment of all existing and future rights to light, view and air, together with the rights of access to and from the State Highway constructed on lands conveyed by document in favor of the State of Washington: 4. 5. 6. 7. Recorded: Recording No.: November 2, 1950 4075146 Relinquishment of all existing and future rights to light, view and air, together with the rights of access to and from the State Highway constructed on lands conveyed by document in favor of the State of Washington: Recorded: Recording No.: January 16, 1964 5687948 Condemnation in King County Superior Court by the State of Washington, of rights of access to state highway and of light, view and air by decree entered May 15, 1964, Cause No. 613780. Easement, including terms and provisions contained therein: Recording Information: August 20, 1975 under Recording No. 7508200650 ,..,-- In Favor of: City of Renton, a Municipal Corporation For: Public Utilities (including water and sewer) Affects: The East 10 feet Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revision) LLA-015-82: Recorded: Recording Information: January 25, 1983 8301259003 8. Easement, including terms and provisions contained therein: Recording Information: September 16, 1983 under Recording No. 8309160605 v In Favor of: City of Renton, a Municipal Corporation For: Public Utilities (including water and sewer) Affects: A 10 foot wide strip through the Easterly and Northerly portions 9. Easement, including terms and provisions contained therein: Recording Information: May 18, 1988 under Recording No. 8805180714 In Favor of: King County Water District No. 107 and its successors and assigns For: Sewer lines Affects: The North 25 feet of the East 10 feet 10. The terms and provisions contained in the document entitled "Cross Easement Agreement" recorded September 18, 2003 as Recording No. 20030918001785 of Official Records. By and between Denny's Realty, Inc., a California Corporation and Denny's Inc., a California Corporation and THC Exit Seven, L.L.C., a Washington Limited Liability Company, d/b/a Microtel Inn and Suites. rom, 5011453 (8-1-12) I age8of9 ALTA Owner's Policy of Title Insurance (6-17-06) Washington . . 11. Easement, including terms and provisions contained therein: Recording Information: July 15, 2008 under Recording No. 20080715001320 •· In Favor of: For: Affects: Form 5011453 (8-1-12) Page 9 of 9 Puget Sound Energy, Inc., a Washington corporation Transmission, distribution and sale of gas and electricity as described therein. ALTA Owner's Policy of Title Insurance (6-17-06) Washington RECEIPT EG00010696 BILLING CONTACT Judy Soong LJ Investments 2815 127TH AVE NE BELLEVUE, WA 98005 REFERENCE NUMBER FEE NAME •=-L--. '. ·-~ ·--~·-· ·-· LUA13-000911 PLAN -Environmental Review PLAN -Modification PLAN -Site Plan Review -Admin Technology Fee Printed On: 7/15/2013 Prepared By: Rocale Timmons -···-~- TRANSACTION TYPE '--·· "~ ._ Fee Payment Fee Payment Fee Payment Fee Payment of ' ( ( ) i Transaction Date: July 15, 2013 ,/(// l S 20/J PAYMENT METHOD . --,, ""'-~-~- lcredit Card lcredit Card k;redit Card !credit Card ----- SUBTOTAL TOTAL i!]) AMOUNT PAID ~" hh ........ '"" $1,000.00 $200.00 $1,000.00 $66.00 $2,266.00 $2,266.00 Page 1 of 1