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The Riley Group Inc.
MAY
GEOTECHNICA.L ENGINEERING REPORT
Regional Veteran's Center
403 South 2nd Street
Renton, WA 98055
Project No. 2008-034
Prepared By:
The Riley Group, Inc.
17522 Bothell Way NE
Bothell, WA 98011
Prepared for:
Mr. Len Brannen Mr. Rick Friedhoff
Shelter Resources, Inc. Compass Center
1200 112th Ave. NE, C-163 77 South Washington St.
Bellevue, WA 98004 Seattle, WA98104
March 4, 2008
serving the Pacific Northwest
Main Office: 17522 Bothell Way NE, Bothell, WA 98011
Tel (425) 415-0551 . Fax (425) 415-0311
W1
The Riley Group Inc.
March 4, 2008
Mr. Len Brannen
Shelter Resources, Inc.
1200 112'[' Avenue NE, C-163
Bellevue, WA 98004
Mr. Rick Friedhoff
Compass Center
77 South Washington Street
Seattle, WA 99104
Subject: Geotechnical Engineering Report
Regional Veteran's Center
403 South 2"d Street
Renton, WA 98055
Project No. 2008-034
Dear Mr. Brannen and Mr. Friedhoff:
As requested, The Riley Group, Inc. (Riley) has performed a geotechnicai engineering
study for the above referenced subject site. Riley understands that the client is planning to
demolish the existing buildings and build a four-story mixed use Regional Veteran's
Center with associated parking and utilities. The attached report presents our findings and
recommendations for the geotechnical anticipated aspects for the project design and
construction.
Our field exploration indicates that the site is generally underlain by 7 to 20 feet of loose
silty SAND with soft silt layer overlying medium dense to dense SAND with trace gravel
to sandy GRAVEL. Groundwater seepage was encountered at depth of 13.0 feet below
ground surface during our field exploration.
Based on the subsurface soil condition, the site that is underlain by loose sand has a
potential of liquefaction during earthquake event. If the proposed building is directly
supported on spread footing foundation bearing on the loose soil, it will experience
excessive settlements during earthquake event. Therefore, we recommend supporting the
proposed building and floor slab on pile foundation to transfer the structure load to the
competent native soil below loose layer. The pavement can be supported on 12 inches of
structural fill after overexcavation.
Serving the Pacific Northwest
Main Office: 17522 Bothell Way NE, Bothell, WA 98011
Tel (425) 415-0551 9 Fax (425) 415-0311
Geotechnical Engineering Report
Regional Veteran's Center, Renton, WA
March 4, 2008
Project 92008-034
This report provides recommendations for geotechnical aspects of the project. These
recommendations should be incorporated into project design and construction.
We trust the information presented is sufficient for your current needs. If you have any
questions or require additional information, please call.
Sincerely yours,
THE RILEY GROUP, INC.
LIN C
41353
sIatvat.. ON 31*1
'
�XPI7�S SEPT,
Chien -Lin (Johnny) Chen, P.E.
Project Engineer
JC/RW
Ricky R. Wang, Ph.D., P.E.
Principal Engineer
The Riley Group, Inc.
TABLE OF CONTENTS
1.0 PROJECT DESCRIPTION..................................................................................... I
2.0 SCOPE OF WORK................................................................................................... I
3.0 SITE CONDITIONS................................................................................................. I
3.1 SURFACE.....................................................................................................................1
3.2 SOILS.......................................................................................................................... 2
3.3 GROUNDWATER.......................................................................................................... 2
3.4 SEISMIC CONSIDERATIONS.......................................................................................... 2
4.0 DISCUSSION AND RECOMMENDATIONS....................................................... 3
4.1 GENERAL.................................................................................................................... 3
4.2 SITE PREPARATION AND GRADING.............................................................................. 3
4.3 FOUNDATIONS.............................................................................................................4
4.4 SLAB -ON -GRADE CONSTRUCTION ........................ --.................................................. 6
4.5 DRAINAGE...................................................................................................................6
4.6 UTILITIES.................................................................................................................... 7
4.7 PAVEMENTS................................................................................................................ 7
5.0 ADDITIONAL SERVICES...................................................................................... 8
6.0 LIMITATIONS......................................................................................................... 8
LIST OF FIGURES
FigureI....................................................................:............................................... Site Vicinity Map
Figure 2.............................................................................................. Geotechnical Exploration Plan
LIST OF APPENDICES
Appendix A ...... --............................................................. Field Exploration and Laboratory Testing
Appendix B...................................................................................................... Liquefaction Analysis
The Riley Group, Inc.
Geotechnical Engineering Report 1 March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
1.0 PROJECT DESCRIPTION
The project site is located at 403 South 2°d Street in Renton, Washington, shown in the
project vicinity map (Figure 1). The site is currently occupied by a church.lauiIding and
two buildings. The site is essentially asphalt paved around the buildings.
Riley understands that the client intends to demolish the existing buildings and construct a
mixed use building for Regional Veteran's Center (approximately 65,000 square feet) with
associated parking and utilities. Riley's understanding of the project is based on the pre -
application site plans prepared by Baylis Architects, Inc, dated December 20, 2007. Based
on the plans, the proposed building will be a four-story structure supported on perimeter
bearing walls and a series of isolated columns. We anticipate that the building loads will be
from 6 to 8 kips per linear foot for perimeter walls, and up to 250 kips for interior isolated
columns.
The recommendations in the following sections of this report are based upon our
understanding of the above design features. If actual features vary or changes are made,
we should review them in order to modify our recommendations as required. In addition,
Riley requests to review final design drawings and specifications to verify that our project
understanding is correct and that our recommendations have been properly interpreted and
incorporated into project design and construction.
2.0 SCOPE OF WORK
On February 5, 2008, Riley drilled a total of three test borings to a maximum depth of 31.5
feet below ground surface (bgs). Test borings were drilled with truck -mounted, hollow -
stem auger drill rigs. Test borings were drilled within the proposed building footprint and
parking area. The approximate test boring locations are shown on Figure 2.
Using the information obtained from our subsurface exploration, we performed analyses to
develop geotechnical recommendations for project design and construction on the
following:
➢ Soil and groundwater conditions
➢ Seismic considerations
➢ Site preparation and grading
➢ Structural fill recommendations
➢ Foundation support
3.0 SITE CONDITIONS
3.1 Surface
➢ Slab -on -grade support
➢ Drainage
➢ Utilities
➢ Pavements
The site includes three parcels of land approximately 27,770 square feet. The site is
bounded by South 2nd Street to the north, Morris Avenue South to the east, an office
building and utility easement to the south, and Whitworth Avenue South to the west.
The Riley Group, Inc.
Geotechnical Engineering Report 2 March 4, 2008
Regional Veteran's Center Renton, WA Project #2008-034
The site is currently occupied by a two-story brick building (Renton Lutheran Church) in
the west portion of the site. A one-story building for church classroom and a single-family
residence occupy in the east portion of the site. The rest of the areas are asphalt -paved
parking lots and driveways. The site is relatively flat with an overall elevation less than
two feet across the site.
3.2 Soils
The soils encountered in the test borings are relatively consistent across the site. The soil
profile includes 7 to 20 feet of loose silty SAND with soft silt layer overlying medium
dense to dense SAND with trace gravel to sandy GRAVEL.
The Geologic Map of King County, Washington, by V.E Livingston Jr, (1970) indicated
that the native site soils were mapped as alluvium deposit (Qa). The soils include mostly
unconsolidated silt, sand, and gravel valley fill with some clay and local artificial fill and
peat layers. This description is generally consistent with our findings during field
exploration except peat was not encountered.
More detailed descriptions of the subsurface conditions encountered are presented on the
Test Boring Logs, Figures A-2 through A-7 in Appendix A. Sieve analysis was performed
on selected soil samples. Grain size distribution curves are included in Figures A-8 and A-
9.
3.3 Groundwater
Groundwater seepage was encountered at 13.0 feet bgs in the test borings during our field
exploration. The groundwater table seems to be the static water level in the area. Based on
the soil color change, the season -high groundwater Ievel may be up to 5 feet bgs during the
wet season.
Fluctuations in groundwater level should be expected on a seasonal and annual basis. The
level will be highest during the extended periods of heavy seepage in the wet winter
months. Given the time that the field exploration was performed, Riley believes that the
groundwater should be below the season -high level.
3.4 Seismic Considerations
Based on the 2003 International Building Code (IBC), the site soil is Class E (Table
1615.1.1). The earthquake spectral response acceleration at short periods (SS) is 133% g
and at 1-second period (SI) is 46% g. Riley reviewed the Seismic Hazard Areas Map
prepared by Technical Services, City of Renton dated January 22, 2008. The review
indicates that the project site is mapped as a potential seismic hazard area.
Liquefaction
Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength
due to an increase in water pressure induced by vibrations from a seismic event.
The Riley Group, Inc.
Geotechn.ical Engineering Report 3 March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
Liquefaction mainly affects geologically recent deposits of fine-grained sands that are
below the groundwater table. Soils of this nature derive their strength from intergranular
friction. The generated water pressure or pore pressure essentially separates the soil grains
and eliminates this intergranular friction, thus reducing or eliminating the soil's strength.
For liquefaction analysis, soil information obtained from the test borings B-3 was used.
Groundwater level was assumed to be 5 feet bgs. Analysis indicated the loose layer
intercepted between 5 and 20 feet bgs may liquefy under severe earthquake ground
motions (Magnitude 7 and horizontal acceleration 0.25g) or moderate ground shaking of
significant duration. The total ground settlement of up to 5.0 inches is possible upon
dissipation of excess pore pressures generated during a seismic event. The resulting
differential settlement may be up to 3.5 inches. The analysis was attached in Appendix B.
4.0 DISCUSSION AND RECOMMENDATIONS
4.1 General
Based on our study, the major geotechnical concern for the development is that the site has
a potential of liquefaction during an earthquake event. if the building foundation is directly
supported on spread footing foundation bearing on loose soil, it will subject to a significant
amount of settlement during an earthquake. To avoid the excessive settlement, the general
practice in the area is to support the building on pile foundations to transfer the structural
load to competent soil below the liquefaction zone. The building slab can be similarly
supported on pile foundation. The pavement section can be supported on structural fill
after overexcavation
Detailed recommendations regarding the above issues and other geotechnical design
considerations are provided in the following sections. These recommendations should be
incorporated into the final design drawings and construction specifications.
4.2 Site Preparation and Grading
To prepare the site for construction, the existing buildings and pavement within the
proposed development area should be demolished and stripped. Surface stripping depths of
up to 6 inches should be expected to remove the asphalt surface. All remnants related to
previous site construction should also be cleared and removed from the site. Once
stripping, clearing and other preparing operations are complete, cuts and fills can be made
to establish desired building grades.
The native soil has a high percentage of fines and is characteristically moisture sensitive.
Riley recommends that all site grading and earthwork activities be performed in dry
weather conditions. The owner/contractor should be prepared to deal with soft ground
problems if the earthwork occurs during periods of precipitation, particularly if
construction occurs during the wet winter season.
The Riley Group, Inc.
Geotechnical Engineering Report 4 March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
Based on our experience in the Pacific Northwest, a combination of 18 inches of crushed
rock over a geotextile fabric such as Mirafi 50OX on native soil subgrade should be
sufficient to establish a stable grade for construction equipment if the construction occurs
during periods of precipitation or in the wet season.
The native soil has a high percentage of fines and will not be suitable for being used as
structural fill. We recommend importing a material that meets the grading requirements
listed in Table 1.
Table 1. Structural Fill
U.S. Sieve Size
Percent Passing
3 inches
100 percent
No. 4 sieve
0 to 75 percent
No. 200 sieve
0 to 5 percent
*Based on minus 3/4 inch fraction.
Prior to use, Riley should examine and test all materials imported to the site for use as
structural fill. Structural fill materials should be placed in uniform loose layers not
exceeding 12 inches and compacted to a minimum of 95 percent of the soil's maximum
density, as determined by ASTM Test Designation D-1557 (Modified Proctor) until the
desired finished grade is met. The moisture content of the soil at the time of compaction
should be within about two percent of its optimum, as determined by this ASTM method.
4.3 Foundations
As discussed above, the major geotechnical concern with this project is loose soil
underlying the site. If the foundation is directly supported on the existing ground surface,
the building will subject liquefaction settlement. To avoid excessive building settlement,
we recommend supporting the building using piles to transfer building loads to the
competent native soil.
Driven Piles
The proposed building can be supported on drivel timber pile foundations. Based on our
experience, Riley recommends that &- to 10-inch diameter timber piles be used. The
minimum pile embedment depth is 10 feet into the competent native soil (dense sandy
gravel) below the loose soil layer. For structural design and pile layout, the pile capacities
listed in Table 2 should be used.
The Riley Group, Inc.
Geoteehnical Engineering Report 5 March 4, 2008
Regional Veteran's Center, Renton, WA Project 92008-034
Table 2: Pile Axial Compression Loads (tons)
Pipe Diameter
Compression Load
Uplift Load
Lateral Load*
8"
25
T 5
2.5
10"
35
12.5
3.5
*Assume one inch deflection on top of pile.
Riley expects that the pile capacities can be reached at 25 to 30 feet bgs. However, the
actual pile termination depth should be determined in the field based on pile driving
conditions. A pile load test is recommended to verify the design pile capacities.
Full single pile capacities can be used, provided that pile spacing is at least three pile
diameters. For closer spacing, there will be a slight reduction in the allowable single pile
capacity due to group effects. The amount of this reduction will depend on the number of
piles in the group and their spacing. We can provide this information, if required. The
lateral load capacity assumes 1-inch deflection on the top of the pile.
Following the successful installation of the driven piles, you should expect maximum total
and differential post -construction settlements of/4-inch to'/2-inch.
Augercast Pile
As an alternative, the proposed building can be supported on augereast pile foundations.
Augercast piles are constructed using a hollow stem auger advanced in the ground to a
predetermined tip elevation. When the bearing depth is reached, cement grout is injected
under pressure through the stem of the auger, and the auger is slowly extracted froze the
ground. Reinforcing steel, as required, is then set into the completed grout column. Table 3
Iists recommended allowable axial and lateral capacities for the most common 12 and 18-
inch diameter auger cast pile used in the area.
The soil profile was rased on the soil information obtained from test borings B-1 and B-3.
Riley recommends that the minimums pile depth be 25 feet bgs. The augercast piles can be
designed and constructed using the following pile capacities detailed in Table 3.
Table 3, Augercast Pile Design Capacities (tons)
Pile Diameter
129'
Compression Load
40
Uplift Load
15
Lateral Load*
4
18"
60
25
5
*Assume one inch deflection on top of pile.
Full single pile capacities can be used, provided that pile spacing is at least three pile
diameters. For closer spacing, there will be a slight reduction in the allowable single pile
capacity due to group effects. The amount of this reduction will depend on the number of
The Riley Group, Inc.
Geotechnical Engineering Report b March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
piles in the grouping and their spacing. We can provide this information, if required. The
lateral load capacity assumes 1-inch deflection on the top of the pile,
The pressure used to inject the grout and construct the pile column will compress the soils
immediately adjacent to the pile. As a result, the amount of grout needed to form the pile
will be greater than the computed grout volume. For estimating purposes, a volume
increase of 25 percent should be used. Also, the installation sequence should be such that
piles are constructed at a minimum spacing of five diameters. Once the grout has achieved
its initial set, usually in 24 hours, installation between these locations can be completed.
The auger should be extracted slowly and uniformly below a sufficient and consistent head
of grout. If the auger is extracted too quickly, the pile may neck down and soil may
collapse into the pile, reducing its structural integrity. At an accessible and easily read
location along the inject line, the piling contractor should install a pressure gauge to
monitor the grout pressure during construction. The amount of grout used in forming the
pile should also be determined. This can be accomplished by calibrating the grout pump
and determining the volume of grout pumped per piston stroke.
4.4 Slab -on -Grade Construction
The floor slab should be supported on pile foundation. With site preparation completed as
described in the Site Preparation and Grading section, suitable support for slab -on -grade
construction should be provided. Immediately below the floor slab, we recommend placing
a 4-inch thick capillary break layer of clean, free -draining sand or gravel that has less than
5 percent passing the No. 200 sieve. This material will reduce the potential for upward
capillary movement of water through the underlying soil and subsequent wetting of the
floor slab.
Where moisture by vapor transmission is undesirable, an S to 10-mil thick plastic
membrane should be placed on a 4-inch thick layer of clean gravel. The membrane should
be covered with 1 to 2 inches of clean, moist sand to guard against damage during
construction and to aid in curing of the concrete.
4.5 Drainage
Surface
Final exterior grades should promote free and positive drainage away from building. Water
must not pond or collect adjacent to foundations or within the immediate building area. We
recommend providing a minimum drainage gradient of 3% for a minimum distance of 10
feet from the building perimeter, except in paved locations. In paved locations, a minimum
gradient of 1% should be provided unless provisions are included for collection and
disposal of surface water adjacent to the structure.
The Riley Group, Inc.
Geotechnical Engineering Report 7 March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
4.6 Utilities
Utility pipes should be bedded and backfilled in accordance with American Public Works
Association (APWA) specifications. For site utilities located within the City of Renton
right-of-ways, bedding and backfill should be completed in accordance with City of
Renton specifications. The trench backfill should be placed and compacted as structural
fill, as described in the Site Preparation and Grading section. Since Iiquefiable soil is
underlying the proposed utilities, the utilities will experience settlement during seismic
events. Riley recommends that flexible joints should be used to avoid damages due to
settlements.
Where utilities occur below unimproved areas, the degree of compaction can be reduced to
a minimum of 90 percent of the soil's maximum density as determined by the referenced
ASTM standard. As noted, excavated soils are not suitable to be used as backfill. The
backfill material should satisfy the structural fill requirements listed in the Site Preparation
and Grading section.
4.7 Pavements
Pavement subgrades should be prepared as described in the Site Preparation and Grading
section of this report and as discussed below, The subgrade should consist of 12 inches of
structural fill over native soil. Typically, a geotextile fabric such as Amoco 2002 or
equivalent should be placed on the SUbgrade. Regardless of the relative compaction
achieved, the subgrade must be firm and relatively unyielding before paving. This
condition should be verified by proof -rolling with heavy construction equipment or hand
probe by inspector.
With the pavement subgrade prepared as described above, we recommend that the general
parking area be paved with flexible pavement surface. The following pavement sections
are recommended:
➢ For heavy truck traffic areas: 3.5 inches of asphalt concrete (AC) over 8 inches
of crushed rock base (CRB) over 12 inches of structural fill; and
➢ For general parking areas: 2.5 inches of AC over 6 inches of CRB over 12 inches
of structural fill.
The asphalt paving materials used should conform to the Washington State Department of
Transportation (WSDOT) specifications for Class B asphalt concrete and CRB surfacing.
Long-term pavement performance will depend on surface drainage. A poorly -drained
pavement section will be subject to premature failure as a result of surface water
infiltrating into the subgrade soils and reducing their supporting capability.
For optimum pavement performance, surface drainage gradients of no less than two
percent are recommended. Also, some degree of longitudinal and transverse cracking of
The Riley Group, Inc.
Geotechnical Engineering Report & March 4, 2008
Regional Veteran's Center, Renton, WA Project #2008-034
the pavement surface should be expected over time. Regular maintenance should be
planned to seal cracks when they occur.
5.0 ADDITIONAL SERVICES
Riley is available to provide further geotechnical consultation as the project design
develops. We should review the final design and specifications in order to verify that
earthwork and foundation recommendations have been properly interpreted and
incorporated into project design and construction.
Riley is also available to provide geotechnical engineering and monitoring services during
construction. The integrity of the earthwork and construction depends on proper site
preparation and procedures. In addition, engineering decisions may have to be made in the
field in the event that variations in subsurface conditions become apparent. Construction
monitoring services are not part of this scope of work. If these services are desired, please
let us know and we will prepare a cost proposal.
6.0 LIMITATIONS
This report is the property of The Riley Group, Inc., Shelter Resources, Inc., Compass
Center, and their designated agents, and was prepared in accordance with generally
accepted geotechnical engineering practices. This report is intended for specific application
to the Regional Veteran's Center at 403 South 2`id Street in Renton, Washington, and for
the exclusive use of Shelter Resources, Inc., Compass Center, and their authorized
representatives. No other warranty, expressed or implied, is made.
The analyses and recommendations presented in this report are based upon data obtained
from the test borings drilled on -site. Variations in soil conditions can occur, the nature and
extent of which may not become evident until construction. If variations appear evident,
The Riley Group, Inc. should be requested to reevaluate the recommendations in this report
prior to proceeding with construction.
The Riley Group, Inc.
The Riley Group, Inc.
17522 BOTHELL WAY NE
BOTHELL, WASHINGTON 98011
Regional Veteran's Center
I Site Vicinity Map I Figure I i
Site Address: 403 South 2nd Street, Renton, Washington
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Reference:{
Figure modified from Topographic Survey prepared by Core Design, Inc. dated September 2007, 1 `�
Geotechnical test boring location drilled by The Riley Group, Inc. on February 5, 2008.
B-9 DRAWING NOT TO SCALE
Regional Veteran's Center
The Riley Group, Inc.
17522 BOTHELL WAY NE Geotechnical Exploration Plan Figure 2
BOTMLL, WASHlNGTON 98011
Site Address: 403 South 2nd Street, Renton, Washington
Geotechnical Engineering Report March 4, 2008
Regional Veteran's Center, Renton, WA Project 92008-034
APPENDIX A
FIELD EXPLORATION AN]) LABORATORY TESTING
Regional Veteran's Center
403 South 2nd Street
Renton, WA 98055
On February 5, 2008, we performed our field exploration using truck -mounted drill rigs.
We explored subsurface soil conditions at the site by advancing three test borings to a
maximum depth of 31.5 feet below existing grade. The test boring locations are shown on
Figure 2. The test boring locations were approximately determined by measurements from
existing property lines and streets. The Test Boring Logs are presented on Figures A-2
through A-7.
A geologist/engineer from our office conducted the field exploration and classified the soil
conditions encountered, maintained a log of each test boring, obtained representative soil
samples, and observed pertinent site features. All soil samples were visually classified in
accordance with the Unified Soil Classification System (USCS) described on Figure A-1.
Representative soil samples obtained from the test borings were placed in closed
containers and taken to our laboratory for further examination and testing. The moisture
content of a typical sample was measured and is reported on the Test Boring Logs. Grain
size analyses were performed on selected samples, the results of which are shown on
Figure A-8 and A-9.
The Riley Group, Inc.
MAJOR DIVISIONS
LETTER
TYPICAL DESCRIPTION
SYMBOL
—Weill-graded
CLEAN
gravels, gravel -sand i mix ures, e
❑
s
L
GRAVELS
o
More than 50%
GRAVELS
or no fines.
G P
Poorly -graded gravels, gravel -sand mixtures,
W
<5% fines
little or no fines.
Z
cc
of coarse
CaM
Silty gravels, gravel -sand -silt mixtures,
Q
a)
fraction is larger
GRAVELS
non- lasticfines.
GC
Clayey gravels, gravel -sand -clay mixtures,
O� CO .Q)
than No. 4 sieve
with fines
_
plastic fines.
SANDS
CLEAN
SIIV
Well -graded sands, gravelly sands, little or no
W E
C%jU)
U)
C'
Z
More than 50o/u
SANDS
fines.
SP
Poorly -graded sands or gravelly sands, little or
0
of coarse
�5%fines
no fines.
U
E;
fraction is
SANDS
SM
Silty sands, sand -silt mixtures, non -plastic fines.
L_
a
�
smaller than No.
4 sieve
with fines
S C
Clayey sands, sand -clay mixtures, plastic fines.
y y y
M L
Inorganic silts, roc our, clayey silts withs ight
❑
L4
•L
SILTS AND CLAYS
plasticity.
CL
Inorganic clays a ow o medium plasticity, can
clay).
W CD
16 CD
Liquid limits
Z
—
fl)
J
�
o
"'
less than 50%
OL
Organic silts and organic clays of low plasticity.
0
5
CD
r_
z
ca
MH
Inorganic silts, elastic.
W
.�
Z
SILTS AND CLAYS
z
L
a?
Liquid limits greater
CH
Inorganic clays of high plasticity, (fat clays).
W
70
E
than 50%
OH
Organic clays of high plasticity.
HIGHLY ORGANIC SOILS
PT
Peat.
DEFINITION OF TERMS.AND SYMBOLS
O
Density SOT (Blows/Foot)_
Very loose 0-4
I
2„ Outside diameter split spoon
W
sampler
❑
Z
>
�
Loose 4-10
Medium dense 10-30
2.4" Inside diameter ring sampler or
<
Dense 30-50
Shelby tube
07
0
Very dense >50
Y
Tr
Water level (date)
Torvane reading, tsf
Consistency SPT (Blows/Foot)
L
Very soft 0-2
pp
Penetrometer reading, tsf
o
Soft 2-4
DID Dry density, pcf
J
Q
Medium stiff 4-8
LL
Liquid limit, percent
C)
Stiff 8-15
Pi
Plasticity index
Very stiff 15-30
N
Standard penetration, blows per foot
Hard >30
The Riley Group, Inc.
Regional Veteran's Center
Unified Soil Classification System
Figure A-1
17522 BOTHELL WAY NE
BOTHELL, WASHINGTON 9901
Site Address: 403 South 2nd Street, Renton, Washington
Boring No. B-1
Logged by: PL
Date: 2/5/08 Approximate Elev.: NIA
Consistency/
a
(N)
Moisture
Soil Description
Relative
Depth
E
Blows
Content
Density
(feet)
cn
/ft
N
Surface: Asphalt -- 3".
Brown SAND, damp, loose,
(Fill).
Loose
- 5
�
5
19.7
--
Brown SAND with 1" silt lens
(I V-2" to 1 V-3"), damp to
Medium Dense
0
moist, medium dense, (SP).
14
17.7
(2i5108)
Gray SAND (SM) till 16'-1",
15
transitioning to sandy GRAVEL
Medium Dense--
I
28
24.6
to GRAVEL with little sand, wet,
medium dense, (GP).
20
25
9.6
(Continued)
191 The Riley Group, Ine.
Regional Veteran's Center
Test Boring Log B-1
Figure A-2
17522 BOTHELL WAY NE
SOTHELL, WASHINGTON 98011
Site Address: 403 Sou#h 2nd Street, Renton, Washington
Boring No. B-'I (cont.)
Logged by: PL
Date: 2/5/08 Approximate Elev.: NIA
Soil Description
Consistency/
Relative
Density
Depth
(feet)
E
rn
(N)
Blows
/ft
Moisture
Content
(°Io)
(continued)
25
44
10.7
Gray SAND till 26'.8" (SP),
transitioning to sandy
__
Dense
GRAVEL with some silt, moist
to wet, dense, (GM).
30
Terminated at 30.0' due to
excessive heave.
1.8' heave encountered at 20.0'.
Groundwater seepage
-
encountered at 13.0'.
r� The Daley Group, Inc,
Regional Veteran's Center
Test Boring Log B--1 Figure A-3
17522 BOTHELL WAY NE
BOTHELL, WASHINGTQN 98011
Site Address: 403 South 2nd Street, Renton, Washington
Boring
No. B-2
Logged by: PL
Date: 2/5108
Approximate Elev.: NIA
Consistency/
Q
(N)
Moisture
Soil Description
Relative
Depth
E
Blows
Content
Density
(feet)
w
/ft
(%}
Surface: Asphalt -- 3".
Grayish brown SILT with some
sand, low plasticity, damp to
Soft
3 30.9
moist, soft, (ML).
Brawn SAND with little gravel
Medium Dense
10 12 10.9
to 1l'-2", damp, medium
dense, (SP).
V (2/5/03)
15
Brown sandy GRAVEL, trace
Dense
I 36 10.5
silt, moist to wet, medium
dense to dense, (GP).
Medium Dense
--
20
Z 28 18.9
(continued)
�'� The Riley Group, Inc.
Regional Veteran's Center
17522 BOTHELL WAY NE
Test Boring Log B-2 Figure A--4
BOTHELL, WASHINGTON 9801
l
Site Address: 403 South 2nd Street, Renton, Washington
Boring No. B-2 (cont.)
Logged by: PL
Date: 215108 Approximate Elev.: NIA
Consistency/
(N)
Moisture
Soil Description
Relative
Depth
E
Blows
Content
Density
(feet)
/ft
(°/Q)
(continued)
- 25
Brown SAND (SP) till 25'-10",
transitioning to sandy
Dense
30
9.9
GRAVEL, moist to wet, dense,
(GP).
30
Brown SAND (SP) till 31',
transitioning to GRAVEL,
Dense
T
47
7.2
moist to wet, dense, (GP).
1.
Terminated at 31.5'.
Groundwater seepage
encountered at 13.0'.
r� The Riley Group, Inc.
Regional Veteran's Center
Teat Boring Log B-2
Figure A-5
17522 BOTHELL WAY NE
BOTHELL, WASH1NCsTON 98011
Site Address: 403 South 2nd Street, Renton, Washington
Boring No. B-3
Logged by: PL
Date: 215/08 Approximate Elev.: NIA
Consistency/
a
(N)
Moisture
Soil Description
Relative
Depth
E
Blows
Content
Density
(feet)
'
/ft
(%)
Surface: Asphalt - 2"
Grayish brown silty SAND,
Loose
damp to moist, loose, (SM).
5
T
I
I
5
3
24.5
36.5
--
Brownish gray SILT with some
-
Soft
fine sand, low plasticity, damp
10
to moist, soft, (ML).
(216/O8)
I7
22.6
Brown silty SAND to SAND
15
with little gravel and silt, damp
Loose
I
g
19.6
to wet, loose, (SM).
—L
20
I
6
2g
13.4
11.3
Brown sandy GRAVEL, damp,
Medium Dense
medium dense, (GP).
(continued)
r The Riley Group, Inc.
Regional Veteran's Center
Test Boring Log B-3
Figure A-6
17522 BOTHELL WAY NE
BOTHELI., WASHINGTON 9$0I
Site Address; 403 South 2nd Street, Renton, Washington
Boring No. B-3 (cont.)
Logged by. PL
Date: 2/5/08 Approximate Elev.: N/A
Consistency/
n
(N)
Moisture
Soil Description
Relative
Depth
E
Blows
Content
Density
(feet)
cn
/ft
(°Io)
(continued)
25
Brown sandy GRAVEL, damp
to moist, dense, (GP).
Dense
35
15.1
- 30
Terminated at 30.0' due to
excessive heave - 3.0'.
_
Groundwater seepage
encountered at 13.0'.
The Riley Group, Inc.
Regional Veteran's Center
Test Boring Lag B-3
Figure A-7
17522 BOTHELL WAY NE,
BQTHELL, WASi-IINGTON 98011
Site Address: 403 South 2nd Street, Renton, Washington
THE RILEY GROUP, INC.
17522 Bothell Way NE
Bothell, WA 98011
GRAIN SIZE ANALYSIS
ASTM D 421, D 22i7, D 1140, C 117, D 422, C 136
PROJECT TITLE
Regional Veteran's Center
PROJECT NO.
2008-034
TECHIDATE
PLL 2/27109
WATER CONTENT (Delivered_
Moisture)
Wt Wet Soil & Tare (gm)
(wl)
423A0
WtDry Soil & Tare (gm)
(w2)
314.30
Weight of`I'are (gin)
(w3)
15.00
Weight of Water (gm)
(w4=w1-w2)
109.10
Weight of Dry Soil (gin)
(w5=w2-w3)
299,30
Moisture Content M)
(w4/w5)*1001
36.45
% COBBLES
C GRAVEL
%FGRAVEL
C SAND
0/6 M SAND
F SAND
FINES
% TOTAL
D10 (mm)
D30 (mm)
D60 (mm)
Cu
Cc
0.00
12.0"
3.0"
2.5"
2.01,
1.5 °
1.0"
0.75"
0.50'
0.375"
#4
910
#20
#40
#60
0.00
0.00
0.30
2.41
17.04
80.25
100.00
N/A
0.0018
0.017
N/A
N/A
#l00
#200
PAN
100
90
so
P 70
A 60
S 50
S 40
1 30
N 20
G 10
0
PHONE: (425) 415-0551
FAX; (425) 415-0311
SAMPLE ID/TYPE B-3 S-2
SAMPLE DEPTH 7.5'-9.0'
Weight Of Sample (gm)
Tare Weight (gm)
(w6) Total Dry Weight (gm)
SIEVE ANALYSIS
Cu olative
Wt Ret t-Tare (%Retained) % PASS
�-T.rP rrwt ms 1100-%mtl
15.00
0.00
0.00
100.00
15.00
0.00
0.00
100.00
15.00
0.00
0.00
100.00
15 A0
0.00
0.00
100.00
15.00
0.00
0.00
100.00
15.00
0.00
0,00
100.00
15.90
0.90
0.30
99.70
23.10
8,10
2.71
97.29
45.60
30.60
10.22
89.78
74.10
59.10
19.75
80.25
314.30
299.30
100.00
0.00
1000 100 10 1
Grain size in millimeters
DESCRIPTION SILT with some F sand
USCS ML
The Riley Group, Inc.
0.1
Descriptive Terms
trace 0 to 5%
Little 5 to 12%
some 12 to 30%
and 30 to 50%
314.30
15.00
299.30
;obbles
:oarse gravel
;oarse gravel
coarse gravel
.parse gravel
;oarse gravel
Fare gravel
Fine gravel
Fme gravel
:oorse sand
medium sand
medium sand
fine sand
Fine sand
flee sand
r'ures
silt/clay
0.01 0.001
FIGURE A-8
THE RILEY GROUP, INC.
17522 Bothell Way NE
Bothell, WA 98011
PHONE: (425) 415-0551
FAX: (425) 415-0311
GRAIN SIZE ANALYSIS
ASTM D 421, D 2217, D 1140,
C 117, D 422, C 136
PROJECT TITLE
Regional Veteran's Center
SAMPLE ID/TYPE B 3
S3
PROJECT NO.
2009-034
SAMPLE DEPTH IMP-14.0'
TECH/DATE
PLL
2127108
WATER CONTENT (Delivered
Moisture
Total Weight Of Sample Used Fo Sieve Corrected For H
roscopicMoiskre
Wk Wet Soil Fc Tare (gm)
(w1)
318.10
Weight Of Sample (gm)
262.11
Wt Dry Soil & Tare (gm}
(w2)
262.50
Tare Weight (gin)
16.00
Weight of Tare (gm)
(w3)
16.00
(w6)
Total pil Weight (m)
246.50
Weight of Water (gm)
(w4=w1-w2)
55.60
SIEVE ANALYSIS
Weight of pry Soil (gm)
(w5=v2-w3)
246.50
Cumulative
Moisture Content %
(w4lw5)*1001
22,56
WtRet
t-Tare
(°loRetained) %PASS
$- are
(lau2o o.*LOOS 100-%Yet
COBBLES
0.00
12.0" 16.00
0.00
D.00
100.00
cobbles
C GRAVEL
0.00
3.0" 16.00
0.00
0.00
100,00
coarse gravel
% F GRAVEL
1.38
2.5"
"arse gravel
% C SAND
1.58
2.0"
coarse gravel
16.oQ
0.D0
Q.Do
1aQ.00
Riley Group, Inc.
Georechnical Engineering Report
Regional Veteran's Center, Renton, WA
APPENDIX B
LIQUEFACTION ANALYSIS
Regional Veteran's Center
403 South 2"d Street
Renton, WA 98055
The Riley Group, Inc.
March 4, 2008
Project #2008-034
LIQUEFACTION ANALYSIS
Regional Veteran's Center
Hale No.=B-3 Water Depfh=5 ft
Shear Stress Ratio Factor of Safety Settlement
(M0 1 0 1 5 0 (in.) 10
—5
—10
— 15
-- 20
— 25
E
m —
fs1=1.0
— 30 CRR — CSR fs4L—
— Shaded Zone has Liquefaction Potential
a
N _
i
L]
a — 35
a
4
Saturated
Unsaturat.
Soil Description
Magnitude=7
Acceleration=0.25g
Raw Unit Fines
SPT Weight %
5 120 20
7 115 30
W-IMU` &I
6 115 12
23 125 10
35 125 10
CivilTech Corporation 2008-034 Plate B-1
t •
CORE
D1=SfGN
r
K
i Id
PRELIMINARY STORM DRAINAGE
REPORT
FOR
REGIONAL VETERAN'S COMPLEX
Project Manager:
Prepared by:
Date:
Core No.:
RENTON, WASHINGTON
(PRE, -APP07-113)
David E. Cayton, P.E.
Jason A. Toba, E.I.T.
April 2008
07137
�aEs6-12--p
Core Design,lnc.
14711 N.E.29thPlace, Suite 107
Bellevue, Washington 98007
425.885.7877 Fox425.885.7963
www.coredesigninc.com
ENGINEERING - PLANNING SURVEYING
REGIONAL VETERAN'S COMPLEX
TABLE OF CONTENTS
1. Project Overview
2. Surface Water Drainage
3.Off-Site Analysis
1. PROJECT OVERVIEW
The proposed mixed -use development is named "Regional Veteran's Complex" and will
consist of a 4-story mixed -use building located on the south side of South Second Street
and between Whitworth Avenue South and Morris Avenue South. The 0.68 acre site is
currently developed and is located in the northwest quarter of Section 18, Township 23,
Range 5 in Renton Washington. The site is within the Urban Center — Downtown (UC-
D) Comprehensive Plan designation and is implemented by the Center Downtown Zoning
(CD) to provide high -density residential and mixed -use commercial centers serving a
regional market as well as adjacent residences.
The existing ground coverage over the site is mostly pavement with some grassy
landscaped areas and is relatively flat. No wetlands are located on or within the vicinity
of the site. Pre -application comments from the City of Renton are attached in the
Appendix of this report. Per the pre -application comments received from the City of
Renton, the 1990 King County Surface Water Manual (KCSWM) was adhered to in the
design of the onsite stormwater facilities. The Regional Veteran's Complex project is
exempt from detention and water quality requirements.
2. SURFACE WATER DRAINAGE
As discussed at the pre -application meeting, no detention will be required for the
proposed project. Core Requirement #3 Flow Control of the 1990 King County Surface
Water Design Manual (1990 KCSWDM) states that on -site peak runoff control will not
be required if the project proposes to construct 5,000 square feet, or less, of new
impervious surface. The existing site is practically 100% impervious and will remain that
way in the developed condition. This project proposes to construction 4,392 square feet
of new impervious surface, and is therefore, exempt from the on -site peak runoff control
requirement
This project will reduce the amount of pollution generating impervious surface (pgis)
from 21,714 square feet to 6,739 square feet due to the increased roof size of the
proposed building. KCSDWM Section l .2.3 does not require project runoff to be treated
prior to discharge for areas smaller than 5,000 square feet of new impervious surfaces.
Therefore, no water quality treatment is required.
3.OFF-SITE ANALYSIS
3. OFF -SITE ANALYSIS
Upstream Tributary Area
The existing topography of the site is higher than the surrounding areas. All offsite flow
is collected by a series of catch basins along the adjacent roadways; therefore, no
upstream areas contribute runoff to this property.
See below for a detailed narrative of the dovsnstream system.
Downstream Analysis
On April 17, 2008 a site visit was conducted. The purpose of this site visit was to
determine the surface water flow characteristics of this site and assess the locations of
surface water running off of this property. The weather was cool with overcast skies and
the temperature was around 60 degrees. There were no signs of substantial precipitation
noticed at the site.
The site is bordered by South Second Avenue to the north, Morris Avenue South to the
east, Whitworth Avenue South to the west, and existing buildings to the south. The
existing topography of the existing Parcel A slopes towards the south and east into two
existing catch basins, which then conveys water offsite to a nearby catch basin. The
existing topography of Parcel C slopes towards an existing catch basin located in the
northwestern corner of the parcel and also discharges to a nearby catch basin. During
rainfall events, all runoff from the site is captured by these three existing catch basins and
conveyed offsite.
The downstream investigation began along the southwestern boundary of the site on
Whitworth Avenue South. There are two catch basins located in Whitworth Avenue
South. Our connection into the existing system will be into the larger, bricked -up catch
basin (See Photo 43). To the north of this catch basin is a Type 1 catch basin. The lid of
this Type 1 catch basin was lifted to verify that offsite street runoff was discharge from the
Type I into the bricked -up catch basin. The bricked -up catch basin, which had a "sewer"
lid on it, had one outlet and three inlet pipes. The pipes to the north and south were 6"
concrete pipe and the pipes to the northwest and southeast were 12" concrete pipe.
Following the pipe to the southwest a distance of 155', a Type I catch basin (See Photo
#2) was found with a crack in the existing 12" concrete pipe. From the orientation of the
connection of the pipe, it was assumed that flow travels from southeast to northwest. To
confirm this, the pipe was followed 100' to the southwest where a Type I catch basin (See
Photo #1) was found with only an outlet pipe, which was also a 12" concrete pipe.
Starting back at the bricked -up catch basin along Whitworth Avenue South it was hard to
determine exactly where the 12" concrete pipe discharged to. Standing over the manhole
and lining up with the outlet pipe it appeared as if the outlet pipe ran straight through the
adjacent building. Walking along the backside of the adjacent building, a Type I catch
basin was found with no 12" inlet or outlet pipe. A small 4" pipe was found which
appeared to be a footing drain. It was the only pipe entering this catch basin.
Approximately 330' northwest of the bricked -up catch basin along Whitworth Avenue
South was another manhole located on Shattuck Avenue South with a "sewer" lid on it.
Opening this manhole revealed a 12" concrete pipe entering from the southeast and
discharging to the northwest. 80' to the northwest was a Type II manhole, which only
had a pipe flowing to the north and south. Walking 550' west on the north and south side
of South Second Avenue, there was no outlet pipe for this 12" pipe found. The City of
Renton's Storm — Surface Water Plans confirms that this pipe just ends with no outfall
(See Appendix). At the current time we are still coordinating efforts with the City of
Renton's Surface -- Water Division to determine the discharge location of this pipe.
APPENDIX
• City of Renton Storm — Surface Water Map (1 page)
• Down Stream Map (1 page)
• Site Photos (1 page)
• City of Renton Pre -application Comments
�'APROJECT SITE 1 ' ,
31
r.
71.
t�JFs ' r, ji
rr
17,
oli
� � j •/I
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41 t..'.
...
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_ � 1�6;Hb •
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" v ��r' ``mow - ._. x bJGr-•$ 3 -17f 16041
16,F7- !y 16 G7-1
11114
CITYOFRENTON
STORM- SURFACE WATER MAP
Nor TO scALc' REGIONAL VETERANS COMPLEX
CORENO.07137
3JOI F 12
CONC. PIPE
-S--.--2--n. d
Nl' PIPE
r —3
JL-
116,4675
6,F6-14
Jf 1 OL 12 BS,
riviol ! C NC APE
3rs.+-.
tiYI 24
97,
t. 4�,
h- J
%!L—
W-C
16 7-e
�ym
7
51;
-Tv
i6
6.
ISA7-e
J47
u
16,r I
I6jG7-
114'
DOWN STREAM MAP
R-rGlolvAt. vETERAWS COMPLEX
CORENO. 07137
NOT 70 SCALE
a.IL
Photo # 1 — Looking Northwest
I
Photo f# 2 — Looking North
Photo 43 -- Looking South
DATE:
TO:
FROM:
SUBJECT:
I a I R-WIMINIA 10 1 DW I I
M E M O R A N D U M
01/08/08
Elizabeth Higgins, Senior Planner
David Pargas, Assistant Fire Marshal
PRE-APP07-113 Regional Veterans Center — Mixed Use
Review of the plans and material submitted regarding the Regional Veterans Center
mixed use has disclosed that the following Fire Code requirements shall need to be met
for this project.
The Fire Code requirements are as follows:
1. FIRE FLOW: The minimum fire flow requirement for this project shall bd 2500 ..s '
gallons per minute. Fire flow shall be determined as in accordance to Renton Fire
Department Standards. and as in accordance with Table B, Appendix B of the
2006 international Fire Code. A water availability certificate shall need to be
provided
2. # Of REQUIRED HYDRANTS: The number of hydrants for this project is
based on the size of the building and the minimum required fire flow. Based on
these two issues, a minimum of 3 hydrants shall be required. One of the 3
hydrants shall be dedicated to serving the Fire Department Connection and is to
be within 50 feet of the FDC. The number of hydrants is also subject to meeting
installation spacing requirements that are in accordance with sound engineering
practices.
3. HYDRANTS: Hydrants main port shall be equipped with a 5 inch Storz fitting
4. HYDRANT SPACING: Commercial Structure.
A) Spacing for commercial projects shall be no greater than 300 feet apart.
B) Hydrants shall, be no greater than 250 feet to the front of any structure.
C) Primary Hydrants shall not be greater than 150 feet to the structure.
5. LADDER & FIRE APPARATUS ACCESS:
A) Review of this project discloses that there is substantial access on three (3)
sides of this project. This meets the required Fire Apparatus and Ladder
access standards for this type of structure.
B) Fire Apparatus having an access width of 20 to 26 feet wide shall require
Fire Lane signage. Contact the Fire Marshal's office for specific Fire Lane
signage requirements. This does not appear to be an issue with this project.
i:icity memos107 pre app memoslpre-app07-113 regional vetrans center mixed use.doc
Addressee Name
Page 2 of 2
Date of Memo Here
6. FIRE SPRMLER SYSTEM: A National Fire Protection Association Standard
13 fire sprinkler system shall be required for this building as well as for the
covered parking.
7. STANDPIPE SYSTEM: A Class I Standpipe System shall be required for this
structure.
S. FIRE ALARM SYSTEM: A total coverage fire alarm system shall be required
for this structure. Some of the residential twits may be required to meet American
Disabilities Act requirements, The installation of the Fire Alarm system shall be
required to meet National Fire Protection Association Standard 72,
9. FIRE MITIGATION FEES: Fire mitigation fees for the commercial portion of the
project shall be at .52 cents per square foot. Credit shall be given equal to the
amount of square footage of the church that is being removed. Fire Mitigation
fees for the residential units shall be at $388.00 per unit.
Any questions or concerns regarding Fire pre -application review comments may be
directed to Fire Marshal Dave Pargas at 425-430-7023
iAcity memos107 pre app menios\pre-app07-113 regional vetrans center mixed use.doc
PLANNING/BUILDING/
♦ PUBLIC WORKS DEPARTMENT
"TrrV M E M O R A N D U M
DATE: January 10, 2008
TO: Elizabeth Higgins
FROM; Mike Doison;
SUBJECT: Regional Veteran's Center Mixed Use Building — 205
Morris Ave S. Pre-app 07-113
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINMI IN THIS REPORT:
The following comments on development and permitting issues are based on the pre -application submittals
made to the City of Renton by the applicant. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision masters (e.g. Hearing
Examiner, Boards of Adjustment, Board of Public works and City Council). Review comments may also need
to be revised based on site planning and other design changes required by the City or made: by the applicant.
We have reviewed the information provided in the preliminary application for this proposed plat.
The following are comments concerning utility and transportation issues with regard to the
potential subdivision of the subject property.
WATER
1. There is a 4, 8-inch and 12-inch waterlines along the frontage of the proposed site.
2. The modeled fire flow available at the site is approximately between 3000-5000 gpm. Static
pressure is approximately 72 psi.
3. Fire flow requirements will dictate the sizing and layout for new watermains to serve the site.
New watermains may be required to be looped around the building or complex of buildings,
in accordance with the required fire flow.
4. The proposed project is located within the 196-water pressure zone.
5. The site is not within the Aquifer Protection Area.
6. If fire sprinkler systems are necessary, then a separate fire sprinkler permit will be required.
7. Any existing sub -standard hydrants will need to be replaced and/or retrofitted with a quick
disconnect Storz fittings.
8. A Water System Development Charge are based on new water meters required to serve the
new site development, The site would be credited with existing water meters. This fee is due
at time of issuance of a construction permit.
SANITARY SEWER
1. There is an existing 8-inch sewer main in Morris Ave Sand South 2na Street.
2. The Sanitary Sewer System Development Charges will be determined with the Utility plan
review.
I:IPlan ReviewlPlan Review 20071Veterens Center Mixed Use Pre App.doc
Addressee Name
Page 2 of 2
Date ofMerno Here
SURFACE WATER
1. This site drains to the Black River; sub -basin to Lake Washington,
2. A drainage analysis and design is required to comply with the requirements and standards of
the 19M. King County Surface Water design manual.
3. The Surface Water System Development Charge is SOA05 per square foot of new
impervious surface. This fee is due at the time the utility construction permit is issued
STREET Il11"ROVEMENTS
1. Fully improved right of way currently exists at the site. The site is surrounded with
sidewalk, curb, gutter and street lighting. A traffic study may be required if the proposed
new development exceeds the traffic impact thresholds as outlined in the attached guidelines.
2. Transportation Mitigation fees are $75 per additional generated trip/day generated, These
fees shall be assessed -for new multi -family units at a rate of 6.63 trips/day.
3. All wire utilities shall be installed underground per the City of Renton Under -grounding
Ordinance. If three or more poles are required to be moved by the development design, all
existing overhead utilities shall be placed underground,
GENERAL COMMENTS
1. Permit application will required separate plan submittals for all proposed public utilities,
drainage and street improvements. Plans are required to be prepared by a licensed Civil
Engineer according to City of Renton drafting standards.
2. Permit application must also include an estimated cost of construction for water, sewer and
roadway/drainage improvements, The cost estimate will be used to calculate the fee(s) due
for review and inspection of the utility improvements. Separate permits for water meters,
and side sewers are required. And a separate utility permit to cut and cap existing utilities to
existing structures on site will be required as part of the demolition permit.
1APlan Revlew\Plan Review 2007Wcterens Center Mixed Use Pre App,dao
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: January 10, 2008
TO: Pre -Application File No, 07-113
FROM: Elizabeth Higgins, Senior Planner x 7382
SUBJECT: Regional Veteran's Center Mixed Use Development
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, Zoning Administrator,
Planning/Building/Public Works Administrator, and City Council), Review comments may
also need to be revised based on site planning and other design changes required by City staff
or made by the applicant. The applicant is encouraged to review all applicable sections of the
Renton Municipal Code. The Development Regulations are available for purchase for $50,
plus tax, from the Finance Division on the first floor of City Hall, Development Regulations
are also available for review at no charge in the office of the City Clerk on the 7�' floor, at
Development Services on the 6th :door and at the Renton Library.
Project Proposal: The proposal is to construct a 4-story mixed -use building on 3 abutting
parcels in downtown Renton (7841800045, 7841800080, and 7841800075). The combined
area is approximately 29,772 square feet (0.68 acre). The site fronts on S 2nd St, between
Whitworth and Morris Avenues NE, across from Renton High School and the IKEA
Performing Arts Center.
The project would include 57 apartment residential units on three floors above 8,000 square
feet of commercial space. Parking would be outside of the building, both covered, but not
enclosed on the site and surface parking on the abutting public utility right-of-way.
The apartments would consist of studio, 2-bedroom, and 3-bedroom units. The building would
contain a total of 38 studio, 9 two bedroom, and 11 three bedroom units.
Recreational space would include a youth and children's recreational room and an outdoor
community terrace and play area on the second floor, a smoking lounge and shared outdoor
deck on the third floor, and a recreational room and shared outdoor deck on the third floor.
Commercial uses on the ground floor are subject to the use table for the Center Downtown,
RMC 4-2-070L (included herewith).
A portion of the building would be used for continuing Lutheran Church ministry,
Current Use: The property is currently the site of the Renton Lutheran Church, a multi -story
brick structure built in 1946; 2 single -story wood frame buildings constructed in 1924 and
Pm07-113 Regional Veteran's Center (CD, mixed-use).doc
1930 and used as classrooms or office by the church; and associated surface parking. All
structures would be removed from the site prior to construction.
Comprehensive Plan: The site is within the Urban Center —Downtown (UC-D)
Comprehensive Plan designation. The UC-D is expected to redevelop as a destination
shopping area providing neighborhood, citywide, and sub -regional services and mixed -use
residential development. UC-D residential development is expected to support urban scale
multi -family projects at high densities, consistent with Urban Center policies. Projects in the
UC-D area expected to incorporate mixed -uses including retail, office, residential, and service
uses that support transit and further the synergism of public and private sector activities. In
the surrounding neighborhoods, infill urban scale townhouse and multi -family residential
developments are anticipated.
Zoning: The UC-D is implemented by the Center Downtown Zoning (CD). The intent of the
CD zone is to provide high -density residential and mixed -use commercial centers serving a
regional market as well as adjacent residences. In addition, the site is located within the
Urban Design Overlay District (see below).
Development. Standards: The proposal's compliance with the CD zone development
standards and the parking regulations is addressed below;
Lot Size, Width and Depth; There are no standards for lot size, width, or depth in the CD
zone.
Lot Coverage — For properties located outside the Downtown Core Area, as is this site, the
standards regarding maximum lot coverage for buildings are applicable. The maximum
coverage is 65 percent of the total property area or 75 percent when parking is within a garage
or within the building (structured parking). The parking is proposed to be surface parking; a
portion covered by the 2r'd floor terrace and other upper story building areas, but not enclosed
in a parking garage ("open on three sides"). Therefore the maximum site coverage by the
building is 65 percent. It appears the proposed project would cover about 60 percent of the
site with the building, The site data must include the lot coverage calculations.
Density — The permitted density range in the CD zone is a minimum of 25 dwelling units per
acre to a maximum of 100 dwelling units per acre (du/ae). Net density is calculated after
sensitive areas, access easements, and areas to be dedicated to public right-of-way are
deducted from the gross area of the site.
It does not appear that there are sensitive areas, access easements, or public rights -of -way to
be deducted from the gross area of the property. The proposal for 44 units on the 29,772
square foot site arrives at a net density of 64.3 8 du/a, which is within the permitted density
range for the CD zone.
Setbacks: In the CD (outside of the Downtown Core) the minimum front setback is 10 feet
for the first 25 feet of building height. For that portion of the building greater than 25
feet in height; the minimum ,setback is 15 feet. It appears that the proposed setback is 5
feet.
For side yards along a street, the minimum setback is 15 feet for the first 25 feet of
building height. There is no side yard requirement for portions of a building greater than 25
feet in height. These setbacks would be required on the east and west sides of the
building (Morris and Whitworth).
Pre07-113 Regional Veteran's Center (CD, mixed-use),doc
There is no rear yard setback requirement.
Land s_ca in -- There is a minimum landscaping requirement in the CD of 10 along street
frontages.
Height — The CD zone allows a maximum building height of 95 feet. The proposed structure
would be a 4-story building with a maximum height of less than 60 feet, which is less than the
maximum height permitted. Building elevations and detailed descriptions of elements and
building materials are required with the site plan review submittal.
Screening — Screening must be provided for all surface -mounted and roof top utility and
mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened
pursuant to RMC section. 4-4-090.C.7. Approval of the proposed locations of dumpster areas
by Rainier Waste Management is recommended prior to the submittal of the formal land use
application. The site plan application will need to include elevations and details for the
proposed methods of screening.
Refuse/Recyclable Areas — For multi -family developments a minimum of 1 1/2 square feet per
dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per
dwelling unit is required for refuse deposit areas. For retail 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. Calculations must be provided with the application.
Access/Parking.—It appears that the applicant proposes to gain access to the parking garage
from both Whitworth and Morris. Minimum parking ratios are provided in RMC 44
080.F.10 based on the proposed land use. The following parking ratios apply to attached
residential developments:
, 1;8 stall per 3 bedroom dwelling unit
F
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• 1.6 stall per 2 bedroom dwelling unit
• 1.2 stall per studio or 1 bedroom dwelling unit
The parking ratios for retail developments outside the downtown core:
• 0.4 space per 100 square feet of net floor area.
Calculations demonstrating that the parking requirements would be met on site must be
submitted with the application. Off site (on street) parking is not applicable to meeting
these requirements.
In addition, the City's parking regulations provide specific requirements for accessible
parking spaces.
Surface parking spaces must comply with the minimum dimensions for standards and
compact stalls, with a maximum of 50 percent compact allowed).
Deskk — The site is subject to the Urban Center Overlay District Regulations RMC 4-3-
100. These regulations contain both standards and guidelines that affect site planning
and architecture including building and parking siting, design and materials,
modulation, common open space, access and parking. Several standards are directly
applicable to this project and should be considered thoroughly before a detailed design
Pre07-I 13 Regional Veteran's Center (CD, mixed-use),doo
is fmalized. Within the regulations, the intent of each element must be met and clearly
demonstrated by the project. The "Minimum Standards" for Design District `A' are
required. "Guidelines" for District `A' are suggestions of how the intent may be met, but are
not required outright.
Sensitive Areas: Based on the City's Critical Areas Maps, the site is located in a Seismic
Hazard Area. The seismic hazard is related to potential liquefaction of soils during an
earthquake event. A geotechnical analysis for the site is required. The analysis needs to
assess soil conditions and detail construction measures to assure building stability..__._..... .
In addition to the geotechnical analysis, the applicant may be required to submit an
archeological resource survey of the site due to the poten.tial.of archeological resources
present on site. This report will not be required at the time of formal land use
application, however it may be required at a later time based on comments the City
receives from the State Office of Archeology and Historic Preservation. In order to
complete this report, the applicant will be required to hire a state approved archeologist to
conduct the site investigation and prepare a report to the State Office of Archeology and
Historic Preservation.
Environmental Review: The proposed project would be subject to Environmental CEP. )
Review as the proposal would result in the construction of more than 4 dwelling units and "is
not Categorically Exempt per WAC 197-11-800.
Permit Requirements: Religious institutions in the CD are subject to a Hearing
Examiner Conditional Use Permit, Conditional Use Permits are also required when an
existing religious institution expands its use on a site (St Matthew's Lutheran Church
Expansion, LUA00-056; Living Hope Church Expansion, LUA06-157, etc.).
The proposal would require Site Plan approval, a Hearing Examiner Conditional Use Permit,
and Environmental ($EPA) Review.
In addition to the required land use pennits, 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.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following mitigation fees would be required prior to the issuance of building permits.
t A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to
the development;
w A Parks Mitigation Fee based on $354.51 per new multi -family unit; and,
♦ A Fire Mitigation Fee based on $388.00 per multi -family unit.
A handout listing all of the City's Development related fees in attached for your review.
cc: Jennifer Henning
Pre07-113 Regional Veteran's Center (CD, mixed-use).doc
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WAIVER OF SUBMITTAL REQUIREMENTS
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� ORDINANCE NO.
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AN CRDINANCS OP THE CITY OF RENTON, WASHING'lt7N, VACATING A 0RTAIN ALLEY
IN BLACK 2, SMITHERS-679 ADDITION, RENTON, KINC COUNTY, WA,SAINOWN
WHEREAS a proper petition for vacating a certain alley as herein more
'particularly described was duly filed with the City Clerk on or about April 10,
1968, and said petition has been signed by the owners of more than two-thirds
of the property abutting upon such alley sought to be vacated,
AND WHEREAS the City Council by Resolution No. 1542 approved on May 6, 1968,
and after due investigation did eix and determine the 3rd day of June, 1969 at the
hour of 8 pm, in the City Council Chambers of the City of Renton to be the time
and place for public'hearingthereon; and directed the Clerk to give notice of
such hearing in the manner provided by law and such notice has been duly given and
published and all persona having been heard Appearing in favor of or in opposition
thereto;
AND WHEREAS the Planning Commission having duly considered said petition and
said vacation as hereinafter more particularly described being Found to be in the
public interest and for the public benefit and no injury or damage to any person or
properties will result therefrom,
AND WHEREAS the City Council caused to have made an appraisal of the properties
sought to be vacated as provided for in City of Renton Ordinance No. 2349;,
NOW TH=FORE, BE IT 09DAINED BY TEE MAYOR AND TH8 CITY COUNCIL OF THE CITY
OF RENIDN, AS FOLLOWS:
SECTION I: The following described alley, to -wits
Alley in Block 2, 5mithers 6th Addition, according to pl8t recorded
in volume 26 of plate, page 47, records of King County, Washington
BE AND THE SAME IS HEREBY VACATED, subject to payment unto the City by the abutting
Owners thereof, or tteir assignees, of the total sum of $1312,SJ (One thouaaa&
three hundred and twelve dollars and fifty cents) which sum does not exceed one
half of the appraised value of the area so vacated.
SECTION II: This Ordinance shall be in full force and effect from and after
its passage, approval and legal publication as provided by law. A certified copy of
this Ordinance shall be filed with the King County Auditor's Office.
PASSEL) by the City Council this,day of
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APPROVED by the Mayor, thisL%)4�rday of t
Approved as to form: Dons
Gerard M,Shellan. City Attorney, Date of 'Publication,
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