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SR_HEX_Report_and_Exhibits_KC_Parks_Renton_Shops_190611_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 A. REPORT TO THE HEARING EXAMINER Hearing Date: June 18, 2019 Project File Number: PR19-000190 Project Name: King County Parks - Renton Shop Land Use File Number: LUA19-000090, SA-A, CU-H, V-A, MOD Project Manager: Clark H. Close, Senior Planner Owner: King County Parks and Recreation Division, 201 S Jackson St, #700, Seattle, WA 98104 Applicant: See Owner Contact: Brenda Bradford, Capital Project Manager, King County Department of Natural Resources and Parks, 201 South Jackson Street, #700, Seattle, WA 98104 Project Location: 3005 NE 4th Street, Renton, WA 98056 (APN 1434000012) Project Summary: The applicant is requesting Administrative Site Plan Review, Hearing Examiner Conditional Use Permit, a landscape variance, and a refuse and recyclable modification to replace the existing Central Maintenance Facility at 3005 NE 4th St. The proposed project would consists of three (3) new buildings, separate staff and visitor parking areas, fleet and equipment parking, and covered and uncovered storage. Building A is a 27,000 sf 2-story Crew/Administration building located along the south edge of the property, Building B is a 20,900 sf 2-story Shop building located near the middle of the site and Building C is a 4,500 sf single-story enclosed and covered storage building along the northern boundary. The site would also include a variety of storage areas using ecology blocks as material storage bins, utility trailers and other equipment parking along the north and west boundaries. Roughly 7,700 sf of this storage area would be covered, but not fully enclosed. The applicant is requesting a landscape variance to not provide the full perimeter parking lot landscaping and the required interior parking lot landscaping for parking stalls located within the gated rear storage yard area. In addition, the applicant is requesting a modification to refuse and recyclables standards for the two (2) trash compactor areas within the gated rear storage yard area. Access to the site is from Jefferson Ave NE. The site is located within the Aquifer Protection Area (Zone 2) and contains regulated slopes. Five (5) out of the eight (8) on-site trees are proposed to be retained. Project completion date is by 2022 and the existing facility would continue to operate throughout construction. Site Area: 5.7 acres NE 4th St Monroe Ave NE Jefferson Ave NE City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 2 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 B. EXHIBITS: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Civil Site Plan Exhibit 3: Composite Plan Exhibit 4: Neighborhood Detail Map Exhibit 5: Existing Conditions Survey Exhibit 6: Conceptual Landscape Plans Exhibit 7: Architectural Elevations Exhibit 8: Floor Plans Exhibit 9: Erosion Control Plans Exhibit 10: Civil Grading and Paving Plans Exhibit 11: Civil Utility Plans (Utility Master Plan, Water Master Plan and Sanitary Sewer Plan) Exhibit 12: Tree Inventory Plan Exhibit 13: Tree Assessment, prepared by King County Parks, dated January 11, 2019 Exhibit 14: Draft Stormwater Technical Information Report, prepared by HDR Engineering, Inc., dated January 15, 2019 Exhibit 15: Preliminary Geotechnical Evaluation, prepared by Aspect Consulting, dated March 20, 2018 Exhibit 16: Traffic Impact Analysis, prepared by HDR Inc., dated November 16, 2018 Exhibit 17: Critical Areas Overview Technical Memorandum, HDR Inc., dated November 2018 Exhibit 18: Environmental Checklist Exhibit 19: State Environmental Policy Act (SEPA) Determination of Non-Significance and Notice of Action Taken Exhibit 20: Public Comment Email from P. Gilroy Exhibit 21: Comments from King County Parks and Recreation Division Exhibit 22: Staff Response Letter to Public Comments Exhibit 23: Transportation Concurrency Memo Exhibit 24: Letter of Understanding of Geological Risk Exhibit 25: Construction Mitigation Description Exhibit 26: Affidavit of Neighborhood Meeting Posting, Neighborhood Meeting Materials and Written Response to Comments Exhibit 27: Conditional Use Permit Justification Exhibit 28: Parking Lot Landscaping Variance Request Exhibit 29: Trash Enclosure Modification Request Exhibit 30: Advisory Notes City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 3 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 C. GENERAL INFORMATION: 1. Owner(s) of Record: King County Parks and Recreation Division, 201 S Jackson St, #700, Seattle, WA 98104 2. Zoning Classification: Light Industrial (IL) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Parks Maintenance and Operations Facility 5. Critical Areas: Regulated Slopes (>15% & <=40%) and Maplewood Wellfield Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Former King County Public Health Office Building and future expansion parcel for Renton Technical College. Commercial & Mixed Use (CMU) Comprehensive Plan Land Use Designation; Commercial Arterial (CA) zone b. East: Beyond the access road is a vacant private parcel that historically was mined for sand and gravel and is now being used to accept fill dirt (known as the Upper Balch Pit). Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential- 10 DU/AC (R-10) zone c. South: Vehicle and equipment storage for King County Roads Division. Employment Area (EA) Comprehensive Plan Land Use Designation; Light Industrial (IL) zone d. West: Commercial property for Stor-House Self Storage. Employment Area (EA) Comprehensive Plan Land Use Designation; Light Industrial (IL) zone 7. Site Area: 5.7 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Balch Annexation A-66-004 2249 06/20/1966 Short Plat of Lot A, Cassidy Cove Plat LUA15-000676 N/A 11/05/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch City water main located in Access Road, south of the property that can deliver a maximum capacity of 2800 gallons per minute (gpm). There is an existing 2-inch water meter serving building 3005. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 21-inch wastewater main located in NE 4th St. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 4 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 c. Surface/Storm Water: There is an existing 12-inch stormwater main located in NE 4th Street, north of the property. There is no existing stormwater conveyance system on the project site. The existing topography is generally flat with a steep slope at the west property line. The site is mostly impervious. 2. Streets: The proposed development does not have direct frontage onto any public right-of-way. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. 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 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-130: Industrial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 10 Street Excavations a. Section 9-10-11: Trench Restoration And Street Overlay Requirements 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on April 26, 2019 and determined the application complete on May 2, 2019. The project complies with the 120-day review period. 2. A neighborhood pubic meeting was held on December 18, 2018 at Renton Highlands Library. Three (3) members of the public attending the meeting and provided comments and questions regarding the following issues: See Exhibit 26. 3. The project site is located 3005 NE 4th Street, Renton, WA 98056. 4. The project site is currently developed a King County’s Central Maintenance Facility (Renton Shop) headquarters for operations and maintenance for the Department of Natural Resources and Parks, Parks and Recreation Division. 5. Access to the site would be provided via a private road (Jefferson Ave NE) owned and maintained by King County. Jefferson Ave NE connects via a signalized intersection with NE 3rd St, north of the project site. The new facility would include two (2) access drives off Jefferson Ave NE. 6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 7. The site is located within the Light Industrial (IL) zoning classification. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 5 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 8. There are eight (8) trees located on-site, of which the applicant is proposing to retain a total of five (5) trees along the west property line. 9. The site is mapped to be within the Maplewood Wellfield Protection Area Zone 2 and the site contains regulated slopes along the west property line. 10. Approximately 13,000 cubic yards of material would be cut or excavated on-site and approximately 19,500 cubic yards of fill material is proposed to be brought into the site. 11. The applicant is proposing to begin construction in 2020 and end in 2022. The existing facility would continue to operate throughout construction of the new structures, with demolition of the existing buildings following occupancy of the new buildings. 12. Staff received one (1) public comment letter (Exhibit 20). To address public comments the following report contains analysis related to concerns with the proposed ecology block material storage bins along the west boundary of the project site. Specifically, with regard to any topsoil or dirt that may be stored in these bins and the dust typically associated with such storage areas in the warm, drier summer months. 13. Staff received comments from King County Parks and Recreation Division (Exhibit 21). No other public or agency comments were received. 14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), the King County Department of Natural Resources and Parks, Parks and Recreation Division issued a Determination of Non-Significance (DNS) for the King County Parks – Renton Shop (Exhibit 19) under WAC 197-11-340(2). A 14-day appeal period commenced on December 6, 2018 and ended on December 20, 2018. A SEPA environmental impact statement (EIS) was not required under Revised Code of Washington (RCW) 43.21C.030(2)(c). No appeals of the threshold determination were filed. 15. 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 30). 16. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA is to provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through zoning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following land use element policies and goals if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-M: Strengthen Renton’s employment base and economic growth by achieving a mix of industrial, high technology, office, and commercial activities in Employment Areas.  Goal L-N: Sustain industrial areas that function as integrated employment activity areas and include a core of industrial uses and other related businesses and services, transit facilities, and amenities.  Policy L-18: Place areas primarily used for industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, in the Employment Area (EA) land use designation.  Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 6 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 practice where feasible, through leadership, policy, regulation, and regional coordination.  Goal L-Y: Protect clean air and the climate for present and future generations through reduction of greenhouse gas emissions at the individual, household, and community levels, and promote efficient and effective solutions for transportation and development.  Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development.  Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality.  Policy L-42: Encourage environmentally friendly construction practices, such as Leadership in Energy and Environmental Design, Built Green, Salmon Safe, and Living Building Challenge.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development.  Policy L-48: Address privacy and quality of life for existing residents by considering scale and context in infill project design.  Policy L-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy L-56: Complement the built environment with landscaping using native, naturalized, and ornamental plantings that are appropriate for the situation and circumstance and provide for respite, recreation, and sun/shade.  Policy L-60: Improve the appearance of parking lots through landscaping and screening.  Policy L-61: Promote environmentally friendly, energy efficient development, including building and infrastructure. 17. Zoning Development Standard Compliance: The purpose of the Light Industrial Zone (IL) is to provide areas for low-intensity manufacturing, industrial services, distribution, storage, and technical schools. Uses allowed in this zone are generally contained within buildings. Material and/or equipment used in production are not stored outside. Activities in this zone do not generate external emissions such as smoke, odor, noise, vibrations, or other nuisances outside the building. Compatible uses that directly serve the needs of other uses in the zone are also allowed. The proposal is compliant with the following development standards, as outlined in RMC 4-2-130.A, if all conditions of approval are met: Compliance IL Zone Develop Standards and Analysis  Use: Pursuant to RMC 4-2-060, Other Government Offices and Facilities require a Hearing Examiner Conditional Use Permit in all zones. Other Government Offices and Facilities is defined as facilities of any unit of county, state, federal, or special district City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 7 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 government. Types of facilities include community centers, vehicle and drivers licensing offices, public works maintenance facilities, courts of law, school support facilities, and other types of county, state, school district, special district, or federal facilities. This definition excludes offices, jails, parks, transit centers, park & rides, sewage treatment plants, schools, municipally owned golf courses or airports, and libraries. Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit to replace the existing Central Maintenance Facility (Renton Shop). The new facility consists of three (3) new buildings, staff and visitor parking, fleet and equipment parking, and covered and uncovered storage. The Renton Shop would be the headquarters for operations and maintenance staff for parks administration, crew dispatch, fleet vehicle and large equipment maintenance and storage, warehouse and inventory storage. The new facility is anticipated to improve the function and space for shop operations, enhance vehicle and pedestrian safety within the facility with better site circulation and flow, and provide office space, meeting rooms, storage and shape space to support planned growth. There are 84 staff that currently report to the site; however, that number is projected to increase to 103 by 2023 when the Renton Shop facility is operational. The Crew/Administration Building A (aka Building CA) would a 27,000 square foot 2- story building along the south edge of the property. The Shop Building B (aka Building SH) would be a 20,900 square foot 2-story building located near the middle of the site. Building C (aka Building ST) would be a 4,500 square foot single-story enclosed and covered storage building along the northern boundary. In addition to the buildings, a variety of storage areas would include ecology block material storage bins, utility trailers and other equipment parking along the north and west boundaries. Approximately 7,700 square feet of this storage area would be covered, but not fully enclosed. No outside storage is proposed within the required setback areas. The proposed project would provide improved function and space for shop operations, enhanced vehicle and pedestrian safety, better site circulation and flow, and provide needed office space, meeting rooms, storage, and support spaces to support planned growth (Exhibits 2 and 3).  Lot Dimensions: The minimum lot size required in the IL zone is 35,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: The project site was subdivided into an approximately 5.7 acre (248,672 square feet) parcel from a larger King County-owned property in 2016 (REC No. 20160303900006). No changes are proposed to the lot dimensions of the parcel.  Setbacks: The minimum front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 20 feet. The minimum secondary front yard setbacks are 20 feet along principal arterial streets and 15 feet along other streets, provided for lots adjacent to residentially zoned properties this setback increases to 50 feet. There are no side or rear yard setback requirements, except 20 feet if abutting a lot zoned residential, which may be reduced to 15 feet through Site Plan Review. Staff Comment: The site is a landlocked parcel that is served via a private road (Jefferson Ave NE) owned and maintained by King County. Jefferson Ave NE connects via a signalized intersection with NE 3rd St, north of the project site. The applicant is proposing a larger public parking area along Jefferson Ave NE and the buildings are proposed west of the parking area. From the east property line, Building A would be City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 8 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 setback approximately 93 feet, Building B would be setback approximately 150’-10” and Building C would be setback 143’-2”. From the south and west property lines, Building A would be setback approximately 8’-3” and 170 feet, respectively. Building C would be setback approximately 11’-6” from the north property line. The property separated from the residential property to the east (Upper Balch Pit) by a 60-foot wide King County access road (Jefferson Ave NE). The closet structure to the residential property would be approximately 153 feet. The building locations comply with the minimum setback requirements of the IL zone.  Building Standards: The maximum lot coverage requirements for buildings in the IL zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 50 ft., except 100 feet when located within the Employment Area Comprehensive Plan Land Use Designation. Staff Comment: The applicant is proposing to construct three (3) new buildings with a combined first floor area of 39,454 square feet (Crew/Administration Building A – approx. 18,598 sf, Shop Building B – approx. 16,356 sf, Building C – approx. 4,500 sf) on the 248,672 square foot parcel. The combined building footprints would cover approximately 15.9 percent of the lot (39,454 sf / 248,642 sf = 15.9%). The provided elevations (Exhibit 7) include building heights for all three proposed structures: Building A – 28’-3” above finished grade, Building B – 34’-0” and Building C – 15’-0” T.O.S. Each building complies with the 100-foot maximum building height allowed in the IL zone. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 9 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: A conceptual landscape plan with fencing was submitted with the project application (Exhibit 6). The conceptual landscape plan illustrates materials that would be used to enhance the visual character of the site and buildings. Together the retained and new landscaping would consist of a variety of vegetation along the property edges and visitor parking lot to help create human scale, add visual interest along key portions of building façades, reduce noise and glare, improve the aesthetic quality and enhance the landscape character of the City, and provide a transition between fleet/staff parking areas and visitor parking. The applicant is requesting a landscape variance from RMC 4-4-070.F.6 to not provide the full perimeter parking lot landscaping and the required interior parking lot landscaping for parking stalls located within the gated rear storage yard area. See FOF 23, Variance Analysis for more information. The proposed landscape planting plan includes a predominantly native plant pallet with a variety in plant branching structure, heights, evergreen cover, and fruiting plants. The Renton Shops landscape plan proposes 103 new trees as follows: 8 - pacific madrone, 18 - vine maple, 17 - ‘bowhall’ red maple, 7 - serviceberry, 7 - incense cedar, 7 - Douglas fir, 8 - Garry oak, 13 - cascara, 10 - western hemlock, and 8 - Redmond linden. The preliminary plant schedule also includes meadow planting, stormwater planting, perimeter screening planting, visitor parking lot interior planting, perimeter planting, street frontage planting, general shrub and perennial planting, and pre-grown sedum mat with native and adaptive perennial wildflower plugs for a green roof (see plant schedule for more information). The landscape plan includes an eighteen-foot (18') wide fully sight-obscuring landscaped visual barrier along the abutting stor-house self-storage property to the west, a ten-foot (10’) wide to 23’-6” wide partially sight-obscuring landscaped visual barrier to the Commercial Arterial (CA) property to the north, enhanced parking lot perimeter planting throughout the visitor parking lot, and a ten-foot (10') wide street frontage landscape strip along Jefferson Ave NE. Other important site features include hardscape, a two-foot (2’) high gravity block wall along portions of Jefferson Ave NE between the parking and the landscape frontage, a six-foot (6’) high black metal ornamental picket fencing around three sides of the visitor parking lot (north, south and east), an eight-foot (8’) high perimeter chain link and security fencing to cordon off the shops, storage, and fleet vehicle and equipment storage area, a crushed rock path south of Building A, decks and benches, bike racks to the east of Building A, yard lights, and a ground mounted flagpole (former Kingdome Stadium flag pole). The location of the flag pole is pending final King County approval. At the time of building permit submittal, a detailed landscape plan would be submitted to, and approved by, the Current Planning Project Manager prior to engineering permit approval. Staff recommends as a condition of approval, that the applicant provide a final detailed landscape plan to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 10 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: A Tree Assessment was prepared by King County Parks (dated January 11, 2019; Exhibit 13) and submitted with the land use application. The applicant also prepared and submitted a corresponding Tree Retention Inventory Plan (dated December 21, 2018; Exhibit 12) with the land use application. The 5.7 acre site is largely developed with only eight (8) trees growing on the site. Just outside the property limits is 12 more trees to the north. With the exception of Tree Nos. 1-3 (30” - western white pine, 6”, 7” and 8” - Japanese maple with 3 stems, <4” - Japanese Maple with 5 stems) the trees are viable and are at a low risk for several years to come. The applicant is proposing to retain Tree Nos. 4 through 8 (black cottonwoods), along the western portion of the site. The saved trees range in caliper from 4” to 14” DBH. The three (3) trees proposed to be removed were a result of their proximity to the proposed new improvements to the site. The applicant is required to retain ten percent (10%) of the trees located within the industrial zone that are not located within the proposed rights-of-way or access easements. The applicant is proposing to retain more than the minimum required ten percent (10%) trees onsite. In addition, the applicant is also proposing a landscaping plan to enhance the perimeter and visitor parking area to increase the number of trees onsite. During construction, trees required to be retained (i.e., protected trees, including off- site trees), would be required to comply with the tree protection measures during construction per RMC 4-4-130.H.9. The central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot- high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Additional landscaping (shrubs, rocks, and groundcover) would be incorporated into the project’s Landscape Plan to work in conjunction with the retained tree (Exhibit 6). Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 11 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Staff Comment: No rooftop equipment was identified in the elevations or the site plan. At the rear of the property, three (3) rainwater harvest cisterns (approximately 5,000 gallons each), a rainwater harvest pump, and an emergency overflow structure was identified to the west of Building A. Also, a transformer was identified west of Building B. The proposed improvements include an energy efficient design, with a goal of meeting Net Zero Energy to contribute to the long-term reduction in greenhouse gas (GHG) emissions. Through design of the new facility, King County is striving to reduce carbon emissions through sensitive design and equipment. The existing facilities have a benchmark Energy Use Intensity (EUI) range between 60-70 EUI. To achieve Net Zero Energy, preliminary energy modelling EUI target is less than 22 and the design is anticipated to achieve this through techniques such as daylight harvesting, use of photovoltaic, HVAC & natural ventilation measures, and incorporating carbon cutting efforts related to the building envelope. The estimated CO2 (GHG) emission from the proposed design is 125.32 MTE per year. The photovoltaic system would offset up to 180.92 MTE per year of CO2 (more than produced) emissions resulting in a range of - 55.6 MTE per year to 125.32 MTE per year of CO2 emissions. As design progresses, these strategies and calculations would be refined by King County for reporting purposes. The project design includes adequate onsite screening for utility equipment from public view through the combination of landscaping, fencing, and building architecture and placement. The project proposal includes a storage building (Building C) and an accessory storage yard with covered but not enclosed storage along the west and north property lines (approximately 7,700 square feet), miscellaneous sheds for chemical storage, such as fuel containers, fertilizers, pesticides, equipment maintenance fluids, etc. The yard bin area storage would be for asphalt, wood, waste, metal, and broken concrete. No soil or topsoil would be stored in the yard bin area storage (Exhibits 3 and 21). The vehicle use and storage of materials onsite would create or contribute to particle pollution. Particle pollution can occur year-round and presents air quality problems. The applicant is proposing to pave the fleet vehicle yard areas and staff parking areas to reduce dust presently created by vehicles moving on the gravel surface. The applicant is considering wetting the stored material with water or covering the stored material to mitigate for particle pollution created by the storage materials in the yard bin area. Therefore, staff recommends as a condition of approval, that the applicant provide a particle pollution analysis to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval.  Refuse and Recycling: In manufacturing and other nonresidential developments, a minimum of three (3) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of six (6) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The applicant has provided two (2) separate trash compactor locations dispersed throughout the site, in easily accessible areas for both users and hauling trucks. One is located along the north property line and a second would be located near the southwest portion of the site, west of the buildings and outside the respective landscape screening buffers (Exhibit 3). The applicant is proposing a modification request from refuse and recyclables standards (RMC 4-4-090), see FOF 24, Modification Analysis for more information. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 12 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 The trash compactor locations would be screened by a combination of landscaping, fencing and buildings. The applicant does not propose to independently fence or screen the trash compactor locations. The County has large carts in the buildings that would be brought out for collection on trash collection day and then they would be returned to the building. Together the trash compactor locations have a combined area of approximately 881 square feet. The applicant would be required to provide a minimum area of 157 square feet for recyclable deposit and a minimum area of 314 square feet for refuse deposit. The designated areas for two (2) trash compactors would be adequate to meet the minimum apportion requirements for deposit and collection areas of the code.  Parking: Required parking as specified by the use shall be provided upon property in the same ownership as the property upon which the building or use is located. Parking may be accommodated off-site in accordance with RMC 4-4-080.E.2 or at joint use facilities in accordance with RMC 4-4-080.E.3. Parking regulations require that a minimum of 2.0 per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area for general office space, a minimum and maximum of 1 per 1,500 square feet of net floor area for warehouses and indoor storage buildings, and a minimum and maximum of 0.5 per 1,000 square feet of area for outdoor storage area. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: The current facility has an informal surface gravel parking lot for staff and visitors. The applicant is proposing up to 136 surface parking spaces for visitors and staff, including up to six (6) electric vehicle charging spaces. There would also be an expansive lot with parking and yard storage for 105 fleet vehicles and heavy machinery within the confines of the facility (Exhibit 3). The applicant would be required to provide a range of 54 to 122 parking spaces for general office use in Building A (27,000 square feet), a minimum of 14 parking spaces for shop use in Building B (20,900 square feet), and a minimum of six (6) parking spaces for storage use in Building C (4,500 square feet and 7,700 square feet of ecology block storage bins). The allowed parking range for the proposed uses combined is 74 to 142 spaces. The designated parking spaces and proposed locations appear to provide adequate parking for County employees, fleet vehicles, machinery, visitors, and yard storage. During construction and demolition (2020 – 2022), the work may be phased to allow continuous occupation of the site by parks staff or arrangements made to allow temporary office accommodations and parking made on available County-owned property in the immediate vicinity. Compliant if condition of Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 13 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 approval is met Staff Comment: Per RMC 4-4-080.F.11.a bicycle parking spaces are required at 10 percent (10%) of the number of required off-street parking spaces. The applicant is proposing eight (8) County standard bicycle racks at the front of Building A with up to sixteen (16) bicycle parking spaces which complies with the minimum number of bicycle parking spaces for the Renton Shop facility. The proposed location of the bicycle parking would be visible to cyclists and would not impede or create a hazard to pedestrians or vehicles nor would they conflict with vehicle vision clearance standards. In addition, Building A includes a metal awning that extends over the bicycle racks for weather protection. Per RMC 4-4-080.F.11.c bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Therefore, staff recommends as a condition of approval that the applicant provide a secured extended use bicycle parking area to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance.  Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant is proposing a low gravity block wall for the slide gates at the site entrances. The base of the retaining wall would be setback approximately six feet (6’) from the east property line. The applicant is also proposing a six-foot (6’) high sight-obscuring black metal ornamental metal picket fencing around three sides of the visitor parking lot (north, south and east), an eight-foot (8’) high perimeter chain link and security fencing to cordon off the shops, storage, and fleet vehicle and equipment storage area (Exhibit 6). 18. Design Standards: The IL zone is not located in a Design District; therefore, design standards do not apply. 19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis  Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The applicant submitted a Preliminary Geotechnical Evaluation, prepared by Aspect Consulting (dated March 20, 2018; Exhibit 15) with the project City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 14 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 application. The Report identifies several geologic and one seismic hazard that could affect the project area’s development (see Table 1, in Exhibit 15). Topographically, the ground surface of the site is relatively flat with only about five (5) feet of elevation difference from the west boundary of the parcel to the east boundary. As shown in the Existing Conditions Survey (Exhibit 5), portions of the western property boundary contain regulated slopes. Most of the site is shown as >15 percent to <25 percent, with a small, narrow strip shown as >25 percent to <40 percent (Sensitive Slope) at the slope’s toe. According to the Critical Areas Overview Technical Memorandum, prepared by HDR (dated October 31, 2018; Exhibit 17) that was submitted with the project application, the steep slopes do not appear to be natural features, but were likely formed by historic fill and grading. According to the geotechnical report, shallow spread footing are an appropriate foundation type and typical activities associate with site development would have no adverse impacts on surrounding properties. All project construction would be required to comply with the recommendations in the Geotechnical Evaluation submitted with the building permit application.  Wellhead Protection Areas: Staff Comment: The site and surrounding area is within the Wellhead Protection Area and designated within Zone 2. Zone 2 is defined as the land area situated between the 365-day groundwater travel time contour and the boundary of the zone of potential capture for a well or well field owned or operated by the City. No groundwater was observed during previous geotechnical borings on the site (conducted in February 2018). The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. According to the geotechnical report, site preparation within the proposed construction footprint should include removal of fill and soils containing roots, organics, debris, and any other deleterious materials. Approximately 19,500 cubic yards of fill material is proposed to be brought into the site. Such fill would be used for the structural needs of the buildings and would be obtained from approved local fill sources. Since fill is proposed for project development, a fill source statement would be required to be submitted to the City to ensure clean fill is used. The fill source statement would be required to be submitted with the construction permit application. Impacts to the Wellhead Protection Area are not anticipated as a result of the subject project, provided the City of Renton codes are complied with.  Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural 200 ft. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 15 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Heritage Wetlands Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: The project site is located to the west of the Upper Balch Pit. Under 10-year Special Fill and Grade permit (LUA18-000703), a Wetland Reconnaissance Technical Memorandum was prepared by Raedeke Associates, Inc., (dated July 30, 2010) and a Wetland Reconnaissance Critical Areas Update was prepared by Raedeke Associates, Inc., (dated January 9, 2019). The Memorandum and Critical Areas Update concluded that there were no areas within the Upper Balch Pit that exhibited wetland or stream characteristics and that the areas where some surface water exists are a result of storm drainage discharge to the site from the adjoining roadways. 20. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the IL zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if Conditions of Approval are Met a. Comprehensive Plan Compliance and consistency. Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis. Compliant if Conditions of Approval are Met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 17, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: The proposed project is not located in a Design District Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Staff Comment: Not applicable. Compliant if Conditions of Approval are Met e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: Approximately 75 to 80 percent of the site would be covered by structures, asphalt or other impervious surfaces. All of the existing structures would be demolished; however, construction would be phased to allow parks operations to City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 16 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 continue while the new structures are built. The footprint of the proposed new structures is approximately 39,454 square feet (approximately 16% of the parcel) and the buildings have a combined net floor area of 52,400 square feet. The combined building footprints is roughly double that of the existing structures. The proposed new building would not be out of scale in context to the development. Although larger and taller than the existing buildings on the site, the proposed 34-foot height of the tallest structure is significantly less than the maximum height allowed in the IL zone (100 feet if lot is located in the Employment Area (EA)). The scale and bulk of the buildings do not represent a significant departure from the size of buildings found in other industrial zoned areas across the City. See also FOF 21, Conditional Use Analysis for more information. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The site provides vehicle and pedestrian access from the intersection of NE 3rd St and Jefferson Ave NE. A sidewalk and landscape buffer are in place along NE 3rd St and wide private access road (Jefferson Ave NE) provides a safe walking area for pedestrians to access the site. Once inside the site, a series of internal paved drives and drive aisles provide access to the facility. Sidewalks and paths are almost entirely provided around Building A and a concrete path would connect Building A to Building B. Utilities, 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. Staff Comment: See FOF 17, Zoning Development Standard: Screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed one- and two-story structures would be 15’, 28’-3” and 34’ above grade at the top of structure or roof. The proposed buildings are not anticipated to interrupt any visual accessibility to attractive natural features for neighboring properties. 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. Staff Comment: See discussion under FOF 17, Zoning Development Standard: Landscaping. The proposed new landscaping would provide an enhanced appearance for the project. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: According to the applicant, exterior lights on structures and on poles throughout the parking and storage area would produce some nighttime light and glare; however, these lights are required for safety and security purposes and are not expected to impact adjacent properties. In addition, exterior light and glare would be limited through lighting placement and design as light fixtures are anticipated to point down or be installed with cut-off shields to prevent off-site light spillage. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 17 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 A lighting plan was not provided with the application; therefore, staff recommends as a condition of approval that a lighting plan with fixture details be provided at the time of building permit review for review and approval by the Current Planning Project Manager prior to building permit issuance.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed location of the new buildings is near the middle of the property (east to west). The closest building setbacks are as follows: west – approx. 170’, north – approx. 11’-6”, east – approx. 93’, and south – approx. 8’-3”. The closest dwelling unit is north of NE 3rd St and is approximately 450 feet away from Building C. Existing vegetation on the Former King County Public Health Office site plus a new landscape plan with trees and plants around the perimeter of the site would help provide a natural screen from any light or noise generated in the project site. In addition, Puget Sound Energy has an overhead utility easement across the southeast corner of the site. Design has purposefully avoided placement of structures in that area. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposed new buildings would be either a one or two-story structure. The tallest building would have a maximum height of 34 feet. Due to the proposed interior location of the building and topography, it is not anticipated that the scale of the proposed buildings would not adversely impact the view or sunlight currently available to adjacent or abutting properties. The scale of the structures would be compatible with other multi-story buildings located along NE 3rd St; a high-traffic commercial corridor. The proposal does not result in a change in vehicular or pedestrian access, which adequately serves the needs of visitors and staff to the site. 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. Staff Comment: The applicant is proposing to retain and enhance a 30-foot wide buffer with significant slopes and vegetation along the western portion of the property. Only three (3) interior trees are proposed for removal. Approximately 75 to 80 percent of the site would be covered by structures, asphalt or other impervious surfaces. See also FOF 17, Zoning Development Standard: Landscaping. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030. Staff Comment: The design parking areas would add approximately 29,620 square feet of perimeter parking lot landscaping and approximately 5,231 square feet of interior City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 18 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 parking lot landscaping. In addition, the project is being designed to incorporate a number of drainage features to collect, convey, treat, detain and infiltrate this runoff. Stormwater would be treated and infiltrated onsite using facilities such as rain gardens, bioretention swales, infiltration galleries, and detention facilities. Only treated water would be infiltrated, as the site is located in an aquifer protection zone. Parking lot construction shall be in accordance with RMC 4-4-080.G. Landscaping: Use of landscaping to soften the appearance of parking areas, to 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. Staff Comment: See FOF 17, Zoning Development Standard: Landscaping. Compliant if Conditions of Approval are Met g. Access and Circulation. 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 on the site and, when feasible, with adjacent properties. Staff Comment: Access to the parcel is not proposed to be changed as a result of the proposed project. The site is accessed from a private road (Jefferson Ave NE) owned and maintained by King County. Jefferson Ave NE connects via a signalized intersection with NE 3rd St, north of the project site. The new facility would feature two access drives off Jefferson Ave NE (instead of one). Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The applicant is proposing two access drives from Jefferson Ave NE and the site plan includes internal drive isles for improved access to designated parking spaces and circulation to and from the buildings. The proposed fencing would maintain security of the facility. As a result of the proposed changes, the new layout would improve efficiency of the internal circulation system. The applicant is proposing only limited pedestrian walkway throughout the site and no direct pedestrian pathway from Jefferson Ave NE to the reception space in the front of Building A. Therefore, staff recommends as a condition of approval that a concrete pedestrian sidewalk and a pedestrian gate in the ornamental fence be provided between Jefferson Ave NE and the vestibule entrance of Building A. A final detailed site plan must be submitted to and approved by the Current Planning Project Manager prior to issuance of the construction permits. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: The applicant provided a site plan that indicated a separate parking, loading and delivery area for staff and visitors. The west two-thirds of the property would be used to store fleet vehicles, heavy machinery and equipment and more conventional surface parking lot would be located near the site access from Jefferson Ave NE. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 19 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: King County Metro provides public bus transportation along NE 3rd St and NE 4th St. See FOF 17, Zoning Development Standard: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Very limited amounts of pedestrian walkways are provided internally due to the car-dependent nature of the use and the fact that very few number of customers that access the site on foot or bike. A condition for improved pedestrian connections was included above under Access Section g, Internal Circulation.  h. Open Space: Incorporating 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. Staff Comment: The applicant is proposing open space associated with Building A, along the south side of the building. The plans include a gravel path, deck and bench areas, and landscaping. This passive recreation area would be accessible to County employees.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access to shorelines requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comments: The proposed project design arranges project elements to protect existing natural systems along the west property line. Compliant if Conditions of Approval are Met k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on the rate of $0.26 per square foot of commercial office space and $0.15 per square foot of industrial space. This fee is paid at time of building permit issuance and credit would be granted for the area of total buildings removed. Fees quoted reflect the fees applicable in the year 2019 only and fees assessed would be based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. See also Advisory Notes (Exhibit 30). Water and Sewer. Staff Comment: The applicant would need to install off-site and on-site fire hydrants. The location and number of fire hydrants would be determined by the Renton Regional Fire Authority based on the final fire flow demand and final site plan. A fire hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). In addition, installation of the following: 1) a 12-inch water main within the City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 20 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 easterly access road (Jefferson Ave NE) connected to the existing 12-inch water main in NE 2nd St and extending to the north property line of the subject property; 2) installation of a 12” on-site looped water main around the proposed building(s). The looped water main shall be connected to the newly extended 12” water main in the Access Road. A 15-foot utility easement would be required for the new water main(s), hydrants and water meters within the property; 3) installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to each building; 4) Installation of a domestic water meter for each building; 5) installation of a backflow prevention assembly on private property behind the domestic water meter; 6) installation of a landscape irrigation meter with a RPBA because of the presence of an auxiliary water supply (rain harvesting facility), if applicable; and 7) installation of a water meter and DCVA for the wash-down area water standpipe. All water main improvements and additional fire hydrants should be shown on the Civil Construction plans when submitted. The development is subject to applicable wastewater system development charges (SDC) based on the size of the new domestic water meter to serve the project. The SDC fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. Currently, the site is served by a septic system. The project proposes to connect to the City’s sewer system and the existing septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. The SAD fee for East Renton Interceptor would be calculated based on the size and number of the domestic water meter(s) to service the building(s). Drainage. Staff Comment: A Draft Stormwater Technical Information Report (TIR), dated January 15, 2019, was prepared by HDR Engineering, Inc. and was submitted with the Land Use Application. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar Drainage Basin. The development is subject to drainage review in accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM) and the applicant would be required to provide basic enhanced water quality treatment. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. The development is subject to a surface water system development charge (SDC) for stormwater. The 2019 SDC for stormwater is $0.72 per square foot of new impervious surface area, but not less than $1,800.00. This fee is payable prior to issuance of the construction permit. Transportation. Staff Comment: The project site does not have direct frontage onto any City public right of way. Current and proposed site access is via driveways to a private access easement, which connects to NE 3rd St (classified as a Principal Arterial Street with an existing right-of-way (ROW) width of approximately 105 feet). A Draft Traffic Impact Analysis, dated November 16, 2018, was provided by HDR, Inc. (Exhibit 16). Traffic analysis for intersection operations was conducted using the version 10 of SynchroTM software, generally consistent with the latest 6th edition of the HCM. At the study intersection of NE 3rd St and Jefferson Ave NE, analysis of the existing year City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 21 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 (2018) traffic conditions resulted in an average delay of 18.2 seconds per vehicle during AM peak hour and 17.3 seconds per vehicle during PM peak hour, both LOS B, which can be described as having occasionally some delay. The horizon year (2022) traffic conditions without project resulted in an average delay of 18.3 seconds during AM peak hour and 17.6 seconds during PM peak hour, still both LOS B. From this condition, adding the generated trips by the proposed project increased the average delay by about one to three seconds, with 19.1 seconds during AM peak hour and 20.1 seconds during PM peak hour, resulting in a LOB C. The characteristics of a signalized intersection with LOS C are noticeable delay, but not inconvenient (LOS C average delay range 20.1 to 35.0 seconds). Based on the calculations provided, the proposed development would average 222 new daily vehicle trips. Weekday peak hour AM trips would generate 111 new vehicle trips, with 47 vehicles leaving and 64 vehicles entering the site. Weekday peak hour PM trips would generate 111 new vehicle trips, with 47 vehicles entering and 64 vehicles existing the site. The study intersection would experience a decrease in LOS from B to C, but would continue to operate at an acceptable LOS. The Synchro analysis in Attachment B indicates a LOS C in the PM peak Hour for the Horizon Year 2022 Condition with Project; however, LOS B is shown in Table 3. The applicant would be required to revise Table 3 to show LOS C and the 4th sentence in the text before Table 3 by adding “and LOS C, respectively” after “maintaining LOS B.” As a condition of approval, a final Traffic Impact Analysis must be submitted for review and approval by Development Engineering prior to civil construction permit issuance. Increased traffic created by the development would be mitigated by payment of transportation impact fees. The transportation impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. The proposed development passed the City of Renton Transportation Concurrency Test, see Exhibit 23.  l. Phasing: The site plan provides for future accommodation of additional office space located on the west side of Building A. Timing of this phase of work is not known by the applicant at this time and is currently unfunded by King County.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: The applicant is proposing full infiltration on-site via a combined infiltration gallery and underlying sand filter, as well as rainwater harvesting facilities. Final evaluation of the application of on-site BMPs to the maximum extent feasible would be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 21. Conditional Use Analysis: The applicant is requesting a conditional use permit for the subject property to replace the existing King County Central Maintenance Facility (Renton Shop) located at 3005 NE 4th St. The proposed project would consists of three (3) new buildings, separate staff and visitor parking areas, fleet and equipment parking, and covered and uncovered storage. The proposal is compliant with the following conditional use criteria if conditions of approval are met, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 22 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: The new King County Parks facility is proposed to be located on the site of the existing King County Renton Shop site, is situated in an area designated as an Employment Area (EA) in the Comprehensive Plan and is zoned for Light Industrial. Comprehensive Plan Policy L-18 identifies the EA to be primarily used for “… industrial development or a mix of commercial and industrial uses such as office, industrial, warehousing, and manufacturing, with access to transportation networks and transit, in the EA land use designation.” The light industrial (IL) zoning implements the EA land use designation and is intended for land uses to be fully contained within their buildings. The proposed new Renton Shop would include an administrative office and crew space, indoor and outdoor storage capabilities, and well defined vehicular travel flow through the site. The frontage road is privately owned by King County and the signalized intersection at NE 3rd St and Jefferson Ave NE makes for a safe and convenient entry onto the public right-of-way for King County staff and visitors to the site. The Central Maintenance Facility provides improvements that are consistent with the stated goals and policies of the 2015 City of Renton Comprehensive Plan, see FOF 16, Comprehensive Plan Compliance for more information. King County intends for this facility to promote sustainability, equity, and social justice through design of an ecologically, socially, and economically sustainable project. This would be accomplished through architectural design features, civil site design, and landscape treatment. The main administration building would be sited on the property to benefit from the south prevailing winds for cooling in the summer and south facing exposure for heating and sunlight. This layout also allows for a park-like outdoor space along the south side of the building to take full advantage of mountain views (Mount Rainier) visible from the site. On-site infrastructure improvements include the use of low-impact development stormwater features such as bio-engineered swales, rain gardens, infiltration galleries, and detention facilities. The proposed landscape plan includes low maintenance, low-water tolerant plants as well as shade trees as appropriate and parking lot landscaping. The current facility is not connected to sanitary sewer service by the City of Renton. The new facility is proposing to extend mainline sewer to service this facility and decommission the existing outdated septic system (consistent with Policy U-21). The current use of the site as a maintenance facility has been ongoing for several decades, and the proposed facility would not change the existing use. The current use and proposed use are compatible with the immediate area and the IL zoning, see also FOF 17, Zoning Development Standard Compliance. Compliant if Conditions of Approval are Met b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The site is currently serving as the maintenance and operations facility for King County Parks and Recreation and has been an ongoing use since the 1940s. The current and proposed use are compatible with the Employment Area (EA) comprehensive plan designation (see FOF 16) and the Light Industrial (IL) zone (see FOF City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 23 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 17), if all conditions of approval are complied with. The proposed use is compatible with other similar uses in the Highlands Community Planning Area, including but not limited to, the King County Road Division Maintenance Facility, King County Solid Waste Transfer Station, City of Renton Shops, and a storage unit complex. Currently, there are no sensitive receptors adjacent or abutting the site, such as residential homes, churches, schools, or recreational areas; however, zoning anticipates that these uses would be developed or redeveloped in the vicinity of the site. The property located to the east of the Renton Shops parcel is zoned Residential-10 (R-10). This site has redevelopment potential once the pit is filled to street level. The property to the north is zoned Commercial Arterial (CA) which could support mixed-use development or education institution (among other permitted uses) in the future. At this time, the CA parcel is anticipated to be developed by Renton Technical Collage with an expansion of the existing school located across NE 4th St. The proposed overall operation of the King County Parks and Recreation site can be divided into three (3) categories as follows: office, maintenance shops and storage areas. Of these three (3) buildings the most compatible and consistent component with the abutting CA zone to the north is the office use. An office is a permitted use in the CA zone. Based on the current proposed site layout, the outdoor and indoor storage uses, which are industrial in nature, have been placed abutting the CA zoned property. To provide for a suitable transition from CA zoned site to the light industrial use proposed on the subject site, staff recommends as a condition of approval that the Crew/Administration office building (Building A) be relocated to abut the CA zone along the north property line and the industrial uses (covered storage building (Building C) and outdoor storage uses) should be moved to the south property line abutting the IL zone. The project would not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use, provided the conditions of approval are met. Compliant if Conditions of Approval are Met c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed new development is a higher use then the current version. Currently there are 84 staff who report to the site, that number is projected to increase to 103 by 2023 when the new facility is open and operational. The facility would be designed to accommodate up to 131 staff members. The 5.7 acre site is a large parcel that only borders four (4) other parcels. The surrounding site are primarily vacant, the CA property to the north and the R-10 property to the east. The IL zoned site to the west is developed with mini-storage, and the IL property to the south is currently storage for King County. At this time it is unknown what would be constructed to the north; however, the zone anticipates vertical mixed use development which could contain a large number of residential units or potentially an educational institution. An office development would have less impact on residential and/or educational developments then the more impactful storage and industrial uses. By placing the office development along the north property line, the effects on adjacent properties would be diminished significantly. On the contrary, allowing the light industrial storage uses to remain along the north property line the likelihood of an incompatible development pattern is expected based on the permitted uses in the CA zone. In order to ensure the proposed development does not result in an adverse effect on adjacent property, the Crew/Administration office building (Building A) should be relocated to the north City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 24 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 property line and the covered storage building (Building C) and outdoor storage uses should be relocated to the south property line. King County held an open house/neighborhood meeting as required by the City of Renton RMC 4-8-090 on December 18, 2018 (Exhibit 26). The meeting was held at the Renton Highlands Library. Individual invitations were mailed to owners within 1,000 feet of the Renton Shop site (approximately 180 notices) who also received the County- issued SEPA determination of non-significance for the project at the same time. The intent of the meeting was to encourage discussion and dialogue between King County and the neighboring owners. Turnout at the meeting was very low. The few folks that came to the meeting were already at the library for other reasons, this is most likely due to the under developed nature of the surrounding area. Three specific comments or questions were received and the County provided written responses which are attached to the Affidavit of Neighborhood Meeting Posting. The project is proposing to seek certification from the Living Building Challenge (LBC), Energy Petal Certification, Zero Energy Certification or Leadership in Energy and Environmental Design (LEED) programs. The goals of these programs is to encourage design and construction of developments that aim to improve performance in energy savings, water savings, greenhouse gas emission reduction, indoor environmental quality, civil site design sensitivity, and protection of environmentally sensitive areas through forward-thinking site design. Results of these design achievements would have a long-term benefit to the surrounding area as a whole and hopefully encourage others to implement some of the features to be used in other developments over time. The Renton Shop would feature design elements to help make the facility compatible with the surrounding properties such as: • Visual screening and landscaping. • Three new buildings designed to complement each other. Materials would be a combination of glass, insulated metal panels, and metal roof systems. Building colors have not been finalized; however, a natural pallet of colors are envisioned by the County. • Reduced air, noise, and odor emissions with the enclosure of operations within the new expanded shops building and new HVAC equipment. • Pole-mounted light fixtures with shields to prevent light spilling onto adjacent properties. • Fleet vehicle and large equipment storage would be contained behind the primary buildings or undercover and surrounded by security fencing. • Paved visitor and staff parking for current and future needs. • A second driveway to allow for large delivery trucks and trucks with trailers ease of ingress and egress through the site. As a result, staff believes the proposed greater use of the property at this location would not result in a substantial or undue adverse effects on adjacent or nearby properties, provided the conditions of approval are met. Compliant if Conditions of Approval are Met d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 25 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Staff Comment: The project site is located near a heavily trafficked arterial corridor, NE 3rd St. Two- and three-story buildings, high-traffic fast food restaurants and strip commercial developments make up a large portion of the development along the corridor. The immediate neighborhood and adjacent developed sites surrounding the Renton Shop site are generally industrial in nature with large trucks, garbage haulers, construction equipment, maintenance facilities, outdoor storage, administrative offices, and a large self-storage complex. The proposed Renton Shop facility would include a two-story administrative office building, a two-story shop/storage building and a one-story storage building. The adjacent self-storage business is primarily single story structures, but is currently undergoing a renovation for the construction of a three- story 56,835 square foot self-storage structure. The nearby King County Renton Transfer Station features a large, tall, covered structure but it is not readily visible from the Renton Shop site. Staff believes, after the relocation of the office building (as discussed above in criterion ‘b’ and ‘c’) that the proposed new structures for the Renton Shop are architecturally designed in a manner that would add a professional-office complex aesthetic, currently absent from the immediate area, and together the three buildings are similar in scale and character as many buildings along this corridor and within the Highlands Community Planning Area. Therefore, the proposed use is compatible with the scale and character of the surrounding area, provided the conditions of approval are met.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: The applicant is proposing to pave the existing gravel parking area, currently used by staff and visitors, into a formal paved, stripped and landscaped parking lot with 95 surface stalls. A security fence with an access gate is proposed to the east of the proposed buildings in order to divide the front parking lot from the storage yard and provide site security. Within the storage yard, the applicant is proposing an expansive lot with parking for 105 fleet vehicles and heavy machinery, 40 additional staff stalls, and one sheriff stall. In determining the appropriate number of staff/visitor spaces, the applicant used current staffing, seasonal workers, as well as projected staff growth to ensure sufficient spaces would be available. For more information see also FOF 17, Zoning Development Standard: Parking.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: See also FOF 20, Site Plan Review: Transportation. Compliant if Conditions of Approval are Met g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The site and adjacent properties would experience temporary noise increases during construction activities. Noise levels are not expected to change that much over time given the proposed 22.6 percent (22.6%) change in staffing levels over the first year of operations. With the larger shop space, more maintenance activities are expected to occur within the confines of the enclosed structure. In addition, the existing wood shop operation is expected to continue, but would be housed within an insulated space within the Building B. Exterior lighting for security purposes would be provided around the perimeter, parking lot, pedestrian walkways, and on the buildings. The applicant is expecting to install similar lighting found at nearby businesses. Fixtures would be fitted with shields to direct light to the ground or focused at a particular location to prevent spillage onto an City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 26 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 adjacent parcel or toward a neighboring building. The trees proposed within the landscaping plan would be used to help mitigate noise, light and glare from the development. As recommended above, the relocation of the Crew/Administration office building to the north property line and the industrial activities to the south property line would further screen potential noise, dust, and light impacts from the industrial uses from the CA zoned property to the north.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See FOF 17, Zoning Development Standard: Landscaping and FOF 23, Variance Analysis. 22. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. See also FOF 20, Site Plan Review Analysis: Police and Fire.  Schools: King County Parks - Renton Shop would not add new students to the Renton School District.  Parks: No park impact fees would be required for the King County Parks - Renton Shop.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: See FOF 20, Site Plan Review Analysis: Drainage.  Water: See FOF 20, Site Plan Review Analysis: Water and Sewer.  Sanitary Sewer: See FOF 20, Site Plan Review Analysis: Water and Sewer. 23. Variance Analysis: The applicant is requesting a variance from RMC 4-4-070 in order to not provide the full perimeter parking lot landscaping and the required interior parking lot landscaping for parking stalls located within the gated rear storage yard area. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance. Compliance Modification Criteria and Analysis  a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that the County would like to preserve the highest level of flexibility for outdoor storage, maneuverability space for delivery trucks, trailers, and construction equipment, as well as the general operations of the rear yard as staffing and responsibilities shift over time. Landscape islands and trees would pose hazards to City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 27 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 movements and compromise the ability to fully function as a parking lot and storage yard. The County is proposing to redistribute the interior parking lot landscaping by applying an additional 1,871 square feet of landscaping treatment over and above what is required by code to the front parking lot area where it would be more readily seen by visitors and users of front parking lot along Jefferson Ave NE. Staff concurs with this approach taken by King County Park and Recreation Division to separate the landscape requirements based on proposed uses in the industrial zone. The proposal includes a site plan that would separate the fleet vehicles and storage areas from the standard staff and visitor parking lot. By eliminating interior parking lot landscaping in the storage yard, the applicant would maintain greater flexibility for storage of heavy equipment and materials. The County is proposing to apply an additional 1,871 square feet of landscaping along the private access road to account for the lack of parking lot landscape treatment in the rear storage yard. The proposed variance would be consistent with rights and privileges enjoyed by other light industrial property owners in the vicinity, including King County Department of Transportation and City of Renton Public Works Maintenance Division.  b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the lack of interior parking lot landscaping would not be materially detrimental to the public welfare or injurious to the property or improvement in the vicinity. The general public would not be allowed in the rear yard area and visitors anticipated in this area by the County are delivery drivers and trash haulers, and an occasional group of pedestrians in a King County guided tour to highlight the sustainable design aspects of the project (as may be required by King County Green Building Program or Living Building Challenge). The parking stalls would be primarily used by staff who benefit from close proximity to the administration building or shop space towards the west side of the property. No adjacent properties would have direct visibility of the rear yard parking area and for the most part would not expect to see landscaping of any kind in space. The applicant maintains that landscaping for aesthetics and beautification are not necessary in the industrial area of this development. Staff concurs with the applicant that granting of the variance would not be materially detrimental to the public welfare or injurious to the property or improvement in the vicinity. The purpose of this landscape standard is to establish consistent and comprehensive landscape provisions to preserve and enhance the landscape character of the City; to improve the aesthetic quality of the built environment; to provide shade, reduce noise and glare, and establish a healthier environment; improve and soften the appearance of parking areas; and to maintain and protect property values, and generally enhance the overall image and appearance of the City and quality of life for its citizens. According to the purpose and intent section of the landscape code, the regulations of the landscape code are not intended to be rigid and inflexible, but rather expected that landscape principles be applied by design to professionals. The landscape design would add more landscaping near the east or front of the property and soften the overall appearance of the staff and visitor parking lot. In addition, the design would limit the landscaping within the storage yard to perimeter landscaping only. The storage yard would be further screened with a new eight-foot (8’) tall black vinyl coated chain link fence around the storage yard and buildings with a six-foot (6’) tall ornamental fence along the private access road and visitor parking lot. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 28 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1  c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that the Renton Shop would be an unusual operation as the site experiences an influx of staff for the first few hours of their workday and the last hour or so in the late afternoon. The parking needs at the King County Renton Shop are also seasonal with temporary staff hires during the spring and summer months to handle the increased workload and special events held at County venues. As operational flows of the new facility become better known, the unused rear parking spaces may be utilized by staff for other storage or fleet vehicle or equipment use. The industrial nature and need for flexible outdoor storage space and maneuverability for large vehicles and equipment would not benefit for accommodating parking lot landscaping. Staff concurs that the approval of the landscape variance would not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. As previously stated in criterion ‘a’, staff agrees that the proposed variance would be consistent with rights and privileges enjoyed by other light industrial property owners in the vicinity, including King County Department of Transportation and City of Renton Public Works Maintenance Division.  d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the variance is only necessary for the rear yard storage area. The more public facing parking area from the King County owned private drive known as Jefferson Ave NE would meet and exceed the perimeter and interior parking lot landscaping of the code. Staff reviewed the variance request and concludes that the need to eliminate the interior parking lot landscaping in the storage yard and replace it with more landscaping in the front public parking lot is the minimum needed to accomplish the desired purpose of creating a functional and useable storage yard. The storage yard is not accessible to the general public and would be screened with perimeter landscaping and fencing. 24. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090 in order to eliminate fencing and screening around the refuse and recycling areas required by code. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  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. Staff Comment: The applicant contends, and staff concurs, that the County understands the need for fencing and screening of trash enclosures and intends to comply with the regulation with a perimeter fence that encloses the entire property rather than just the trash compactors themselves. Access to the trash compactors would be to County staff and the refuse hauler only. Easy access for staff and hauler to the compactor is important factor in design, and the trash compactors have been strategically sited in areas of the City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 29 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 most use and convenience. The recycling containers would be indoors and would be brought out on collection day. See also FOF 16, Comprehensive Plan Analysis.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that both trash compactor locations are undercover, protected from the weather, and facing inwards towards the storage yard. The perimeter fence and landscaping would minimize the visual appearance of the trash compactors from adjacent commercial/industrial land uses. The applicant maintains that the trash compactors would not be visible from any residential properties and the recycling containers would be indoors protected from the weather. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirements and would not cause environmental harm or negative impacts on the site or adjacent properties. See also FOF 17, Zoning Development Standard: Refuse and Recycling.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends that the request to not independently screen both trash compactors on-site would in no way be injurious to other properties in the vicinity. Access to the trash compactors themselves would be limited by the perimeter fence, only accessible to County staff and refuse haulers. Perimeter landscaping and fencing around the storage yard, where the trash compactors are located, would also visually screen the trach compactors from users of property to the north and west side of the King County Renton Shop facility. Staff concurs that by allowing the applicant to utilize trash compactors without individual screening, but rather full storage yard screening, that the trash compactors would not be injurious to properties in the vicinity if the perimeter landscaping and fencing are properly installed maintained. The interior location of the trash compactors are out of view from adjacent properties and the ROW and does not have a visual impact outside of the storage yard.  d. Conforms to the intent and purpose of the Code. Staff Comment: King County contends, and staff concurs, that an eight-foot (8’) tall perimeter fence and perimeter landscaping to enclose and visually screen the entire site, including the trash compactors coincides with the intent of the code (RMC 4-4-090.C.9). The recycling containers would be visually screened by being indoors until the day of collection. In addition, the closest residential property is 60 feet from the east property line, but the closest residential property to the trash compactor location is over 300 feet away. See also comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: King County contends, and staff concurs, that the proposed eight-foot (8’) tall perimeter security fence (which exceeds the required six-foot (6’) tall trash enclosure requirement) provides for future flexibility of the storage yard for heavy equipment parking, and the ability to change pick up locations within the fenced yard with the hauler if necessary. Nonetheless, access and maneuverability for King County staff and refuse haulers was taken into consideration when locating the compactors. The proposed approach and improvements would meet the intent and purpose of the code to City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 30 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 screen and reduce visibility and other related impacts attributed to trash collection. See also comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: The County contends, and staff agrees, that the self-storage facility to the west and the proposed Renton Technical College use to the north would experience little to no impact as a result of this modification request. The occasional noise from the compactors would be expected of a maintenance facility storage yard use. Visually, the adjacent properties would be screened by the perimeter landscaping provided by both sites as well as the on-site perimeter fencing and landscaping at the Renton Shop facility. See also comments under criterion ‘c’. I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Light Industrial (IL) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 17. 3. The proposed King County Parks - Renton Shop complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The proposed King County Parks - Renton Shop complies with the Site Plan Review Criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20. 5. There are adequate public services and facilities to accommodate the proposed King County Parks - Renton Shop, see FOF 22. 6. The proposed King County Parks - Renton Shop complies with the variance criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 23. 7. The proposed King County Parks - Renton Shop complies with the modification criteria as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 24. J. RECOMMENDATION: Staff recommends approval of the King County Parks - Renton Shop, File No. LUA19-000090, SA-A, CU-H, V-A, MOD, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions: 1. The applicant shall provide a final detailed landscape plan to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 2. The applicant shall provide a particle pollution analysis to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. 3. The applicant shall provide a secured extended use bicycle parking area to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 4. The applicant shall submit a lighting plan with fixture details at the time of building permit review for review and approval by the Current Planning Project Manager prior to building permit issuance. City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 31 of 31 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 5. A concrete pedestrian sidewalk and a pedestrian gate in the ornamental fence shall be provided between Jefferson Ave NE and the vestibule entrance of Building A. A final detailed site plan shall be submitted to and approved by the Current Planning Project Manager prior to issuance of the construction permits. 6. The applicant shall submit a final Traffic Impact Analysis for review and approval by Development Engineering prior to civil construction permit issuance. 7. The applicant shall relocate the Crew/Administration office building (Building A) to abut the CA zone along the north property line and the industrial uses (covered storage building (Building C) and outdoor storage uses) should be moved to the south property line abutting the IL zone. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: King County Parks - Renton Shop Land Use File Number: LUA19-000090, SA-A, CU-H, V-A, MOD Date of Hearing June 18, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Brenda Bradford Capital Project Manager, King County Department of Natural Resources and Parks 201 South Jackson Street, #700, Seattle, WA 98104 Project Location 3005 NE 4th Street, Renton, WA 98056 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibit 1: Staff Report to the Hearing Examiner Exhibit 2: Civil Site Plan Exhibit 3: Composite Plan Exhibit 4: Neighborhood Detail Map Exhibit 5: Existing Conditions Survey Exhibit 6: Conceptual Landscape Plans Exhibit 7: Architectural Elevations Exhibit 8: Floor Plans Exhibit 9: Erosion Control Plans Exhibit 10: Civil Grading and Paving Plans Exhibit 11: Civil Utility Plans (Utility Master Plan, Water Master Plan and Sanitary Sewer Plan) Exhibit 12: Tree Inventory Plan Exhibit 13: Tree Assessment, prepared by King County Parks, dated January 11, 2019 Exhibit 14: Draft Stormwater Technical Information Report, prepared by HDR Engineering, Inc., dated January 15, 2019 Exhibit 15: Preliminary Geotechnical Evaluation, prepared by Aspect Consulting, dated March 20, 2018 Exhibit 16: Traffic Impact Analysis, prepared by HDR Inc., dated November 16, 2018 Exhibit 17: Critical Areas Overview Technical Memorandum, HDR Inc., dated November 2018 Exhibit 18: Environmental Checklist Exhibit 19: State Environmental Policy Act (SEPA) Determination of Non-Significance and Notice of Action Taken Exhibit 20: Public Comment Email from P. Gilroy Exhibit 21: Comments from King County Parks and Recreation Division City of Renton Department of Community & Economic Development King County Parks - Renton Shop Staff Report to the Hearing Examiner LUA19-000090, SA-A, CU-H, V-A, MOD Report of June 18, 2019 Page 33 of 2 SR_HEX_Report_KC_Parks_Renton_Shops_190611_v1 Exhibit 22: Staff Response Letter to Public Comments Exhibit 23: Transportation Concurrency Memo Exhibit 24: Letter of Understanding of Geological Risk Exhibit 25: Construction Mitigation Description Exhibit 26: Affidavit of Neighborhood Meeting Posting, Neighborhood Meeting Materials and Written Response to Comments Exhibit 27: Conditional Use Permit Justification Exhibit 28: Parking Lot Landscaping Variance Request Exhibit 29: Trash Enclosure Modification Request Exhibit 30: Advisory Notes SIGNIFICANT SLOPE10'-0" BUFFER 15'-0" FRONT YARD 150'-0" EASEMENT 10'-0" BUILDING CA BUILDING SH BUILDING ST CANOPY WALK WAY CANOPY 15'-0" BUFFER 10'-0" EASEMENT 30'-0" EASEMENT - PROPOSED CANOPY SITE FENCE, 8'-0" TALL FENCE, 8'-0" TALL SITE FENCE 8'-0" TALL 3 Chemical Spray Equip. Wash Pad FENCE AT PROPERTY LINE, REFER TO CIVIL DRAWINGS CF-102-CF-105 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE CHEMICAL STORAGE SHEDS FUTURE EXPANSION OUTLINE GATE FENCE FENCE Yard Vaults Fence Panel Storage Steel Plate Storage Hose Off Staff StaffStaff Staff Staff Staff Staff Staff Staff Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff Staff Staff Staff Staff Staff Staff Staff Staff StaffStaffStaff StaffStaff SheriffStaff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff (EV) Staff (EV) Staff Staff Staff (EV) Staff (EV) StaffStaff Staff Staff Staff (EV) Staff Staff StaffStaffStaff Staff Staff Staff Staff ADA Van ADA ADA Van (EV) ADA ADAADA Sweeper Truck Refuse Truck Utility Trailer Utility Trailer Utility Trailer Crew Cab Pick-Up Water Tank (Swap) Utility Trailer Pick-Up Truck Flatbed Pick-Up Truck Flatbed SUV SUV TruckTruck VanVan Rail Truck Flatbed TruckTruckPick-upTruckPick-upTruckPick-upTruckPick-upTruckTruck FlatbedTruck(Swap)REFUSECONTAINERS(SWAP)Bucket Truck Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up 10 YARD DUMP (SWAP) 10 YARD DUMP 10 YARD DUMP 10 YARD DUMP 10 YARD SWAP TRUCKEXCAVATOR REFUSECONTAINERS(SWAP)EXCAVATOREXCAVATORTRAILER(3-AXEL)TRAILER(2-AXEL)TRAILER(2-AXEL)TRAILER(2-AXEL)TRAILER(3-AXEL)Truck 5 YARD DUMP BOX (SWAP)HYDROSEEDERSKIDUtilityTrailerUtility Trailer FLATBED(SWAP)TruckTruckTruckTruck Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up Crew Cab Pick-Up 5 Yard Dump Truck (Swap)10YardDumpBox(Swap)3 Yard Crew Cab 10YardFlat(Swap)Dump Trailer Utility Trailer Large Truck Large Truck Large Truck Large Truck Utility Trailer Large Utility Truck Large Utility Truck SUV VAN Trash Compactor Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff (C) Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Staff Concrete Washout Waste Wood Broken Concrete Asphalt Metal EquipmentWashPadEV CHARGER (x6) ELEVATED WATER SPIGOT VEHICLE AND IMPLEMENT STORAGE 2 1 Mower/ Groomer Concrete Mixer (Swap) Grader Roller Backhoe 5 Yard (Swap) Tractor TrashCompactorMower TractorTractor Brush Cutter Mower HydroseederTractorGator Side by Side Mule(2) (2)Tractor PressureWasherCompressor Slope MowerMixer TRACTOR ATTACHMENTS (6) POWER CARRIERS (4) CURB PER CIVIL POTENTIAL FLAGPOLE LOCATION JEFFERSON AVE NEStaff (EV) BOLLARDS 15'-10"8'-9"24'-0"4 9'-4"12'-0"4 POTENTIAL FLAGPOLE LOCATION POTENTIAL FLAGPOLE LOCATION SITE FENCE 8'-0" TALL 5 5 SITE LEGEND PROPERTY LINE SETBACK EASEMENT FENCE EDGE OF CONCRETE EDGE OF ASPHALT STRIPING BUILDING FOOTPRINT BUILDING ACCESS POINTS OVERHEAD ELEMENTS SITE LIGHTING EGRESS PATH ELECTRIC VEHICLE CHARGING STATION KEY SWITCH GATE MOTOR PAD GATE SLIDE GATE DOOR KEY NOTES 1. BIKE LOCKER 2. CISTERN-REFER TO CIVIL DRAWINGS 3. ECOLOGY BLOCK WALLS-6'-0" TALL, TYPICAL FOR YARD MATERIAL BINS 4. CONCRETE EQUIPMENT PAD 5. TRASH COMPACTOR LOCATIONS BOLLARDS 2 YARD DUMSTER SITE R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS PLAN NORTH PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER KEY PLAN REV #REVISION BY DATE BIM 360://10094727_King_County_CMFacility/10094727-A-YARD-CENTRAL.rvt4/25/2019 9:15:16 AMCOMPOSITE PLAN -SITE KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 DRAFT 60% STE_A-051 KC PARKS 1122161 TBD SRBC 01/15/2019 TBD TBD TBD KING COUNTY PARKS- RENTON SHOP BRENDA BRADFORD KING COUNTY PARKS-RENTON SHOP 1" = 30'-0"1 COMPOSITE PLAN - SITE 30'15'60'0 SCALE: 1" = 30'-0" *PER RMC 4-2-060 ZONING USE TABLE, SITE USE INCLUDES OFFICE, WAREHOUSING, WITH SERVICES RESEMBLING VEHICLE AND EQUIPMENT RENTAL, LARGE, AND OUTDOOR STORAGE. RMC 4-2-080.29.b PROVIDES EXCEPTION FOR OUTDOOR STORAGE AS AN ACCESSORY USE IN AN INDUSTRIAL ZONE. Staff + Visitor 135 135 Spaces < 180 Spaces PROVIDED PARKING Maximum Allowable Parking 180 Spaces S1- Outdoor Storage Area .5 Spaces/1,000SF 12,175 6 Maximum 25% Max 8 Maximum F1- Warehouse 1 Space/1,500SF 21,822 15 Maximum 25% Max 19 Maximum B- Office Min 2 Spaces/1,000SF Max 4.5 Spaces/1,000SF 26,922 54 Minimum 122 Maximum 25% Max 68 Minimum 153 Maximum Occupancy Type Allowed Parking per SF Square Feet Provided Maximum Allowable Parking Allowed Increase Per 4.4.080-10.d Total Allowable Parking PARKING ANALYSIS NE 4th St EdmondsAveNENE1stSt NE 2nd StFerndale Ave NEAccess RdJefferson Avenue NE (Private Road)N E 2 n d P l N E 3 r d S tMonroe Ave NE0923059051 0923059171 0923059184 1434000010 1434000012 1434000020 1623059010 1623059046 1623059052 1623059058 1623059059 1623059062 1623059063 1623059079 1623059103 1623059111 1623059112 1623059114 1623059115 1623059117 1623059120 1623059128 1623059130 1623059133 1623059135 1623059142 1623059143 1623059144 1723059004 1723059057 1723059096 1723059170 1723059171 3291800180 3291800210 329180049032918005003291800510329180052032918006003291800610 3291800620 3291800660 3291800670 32918006803291800690 3291800700 3291800710 3291800720 3291800730 3291800740 3291800750 3291800760 3291800770 3291800780 3291800790 3291800800 3291800810 3291800820 4307301260 4307301270 430730TR-A 430730TR-C 430730TR-D 4307310300 4307310410 4307351230 7227800500 7236500025 7236500030 7236500035 7236500040 7236500045 7236500050 72365000557236500060 7236500065 8880900000 9476200730 PATH : G:\PROJEC TS\WASHINGTO N\K IN G_C OUNTY_000019\R ENTON _SHOP_1 0094727\7.2_WP\MAP_DOCS\NEIGHBORHOOD_MAP.MXD - USER: MDALZELL - DATE: 12/3/2018 NEIGHBORHOOD DETAIL MAP O LEGEND Project Site Parcel KING COUNTY | RENTON SHOP 0 100 200 Feet DATA SOURCE: Parcel and Street - City of Renton (2018), Aerial - NAIP (2017) 1 inch = 200 feet Jefferson Ave NE (Private Road)NE 3rd St NE 4th St NE 2nd Pl Edmonds Ave NE NE 1 s t P l Frendale Ave NEAccess Rd NE 2nd StMonroe Ave NE R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES NOT FOR CONSTRUCTION R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 01/15/2019 02/22/2019 JA HO 02/22/2019 04/16/2019HO1ADDED CONTROL AND CONTOURS 901 5TH AVE., SUITE 2710 SEATTLE, WA. 98164 PHONE (206) 621-1218 Consulting Engineers LIN & ASSOCIATES 330.00329.00 332.00331.003 3 2 . 0 0 331.00 329.00FILL FILL FILL FILLFILLFILLFILLFILLFILLFILLFILLFILL FILL UPCHAIN LINK FENCE, BLACK VINYL COATED, 6 FT HT.CIP CONCRETE WITH SAND FINISHCIP CONCRETE, PEDESTRIAN GRADE, SANDFINISH, TYPBENCH, HEAVY TIMBER WOODSLATS, STEEL PLATE SUPPORTSKIOSK SIGN WALL, PT WOODFRAMING WITH WITH WOOD PANELCLADDINGCONCRETE PAVING, PEDESTRIAN TYPESCORING AND FINISH (VEHICULAR GRADETHICKNESS & REINFORCING PER CIVIL),TYPPARKING AND WORK YARDPAVING, REFER TO CIVILROOF ABOVE,PER ARCH, TYPCISTERNS, PER CIVIL, TYP02STE_L-102CURB WALL ATSTORMWATER FEATURECOUNTY STANDARD BIKE RACK, TYP OF 8FUTURE BUILDING EXPANSIONRE-USED FLAGPOLE, OWNERSUPPLIED, CONTRACTOR INSTALLEDCIP CONCRETE, PEDESTRIAN GRADE,SAND FINISH, TYP1 L-102 STABILIZED CRUSHED ROCK PATH,TYPOVERHEAD POWEREASEMENT LINE03STE_L-102CHAINLINK FENCE04STE_L-102ORNAMENTAL FENCEJEFFERSON AVE NE04STE_L-102ORNAMENTAL FENCETRANSITION FROM ORNAMENTALTO CHAIN LINK FENCE01STE_L-103DECK & BENCH01STE_L-103DECK & BENCHWOOD DECK BOARDWALKMETERIAL LEGENDCONCRETE PAVING,PEDESTRIANWOOD DECKCIP PEDESTRIAN CONCRETEWITH SCORING & SANDFINISHSTABILIZED CRUSHED ROCKPAVINGLANDSCAPE MATERIALS PLANSITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/190030'60'SCALE: 1"=30'-0"SITENSTE_L-101 UPJEFFERSON AVE NEEXISTING TREE TO REMAIN, PROTECT IN PLACEEXISTING TREE TO REMAIN, PROTECT IN PLACEWESTERN HEMLOCKTSUGA HETEROPHYLLACASCARARHAMNUS PURSHIANAGARRY OAKQUERCUS GARRYANAPACIFIC MADRONEARBUTUS MENZIESIIVINE MAPLEACER PALMATUMINCENSE CEDARCALOCEDRUS DECURRENSDOUGLAS FIRPSEUDOTSUGA MENZIESSIISERVICEBERRYAMELANCHIER ALNIFOLIA'BOWHALL' RED MAPLEACER RUBRUM 'BOWHALL'CHINESE ELMULMUS PARVIFOLIAPLANT MIX KEYSEE L203 FOR DETAILED PLANT SPECIES MIXMEADOW PLANTINGSTORMWATER PLANTINGPERIMETER PLANTING - FULLY SCREENINGPERIMETER PLANTING - PARTIALLY SCREENINGPARKING LOT INTERIOR PLANTINGPARKING LOT PERIMETER PLANTING & STREETFRONTAGE PLANTINGGENERAL SHRUB & PERENNIAL PLANTINGPARKING LOT INTERIOR LANDSCAPE:PARKING QUANTITY: 96 TOTAL STALLSREQUIRED: 35 SF / STALLTOTL REQUIRED: 3360 SFTOTAL PROVIDED: 5231 SFTREES:REQUIRED: 1 FOR EVERY 6 STALLSTOTAL RQEUIRED: 16TOTAL PROVIDED: 18SITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/190030'60'SCALE: 1"=30'-0"PLANTING PLAN - GROUND LEVELNSTE_L-201 PERIMETER PLANTING - FULLY SCREENINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C. MATURE HT 6'-10'20%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C. MATURE HT 9'20%PHILADELPHUS VIRGINALISMOCK ORANGE5 GAL 3' O.C. MATURE HT 5'-10'20%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C. MATURE HT 6'20%HOLODISCUS DISCOLORIRONWOOD 5 GAL 3' O.C. MATURE HT 6'4723 SFGREEN ROOFQTYBOTANICAL NAMECOMMON NAMESIZE COMMENTSPRE-GROWN SEDUM MAT W/ NATIVE ANDADAPTIVE PERRENIAL WILDFLOWER PLUGSMEADOW PLANTINGQTY BOTANICAL NAME COMMON NAMESIZE SPACINGCOMMENTS10%CAREX BUCHANANIILEATHERLEAF SEDGE1 GAL 12" O.C.20%CAREX PACHYSTACHYACHAMISSO SEDGE1 GAL 12" O.C.20%CAREX TESTACEAORANGE NEW ZEALAND SEDGE1 GAL 12" O.C.20%DESCHAMPSIA CESPITOSATUFTED HAIRGRASS1 GAL 18" O.C.20%HELICTOTRICHON SEMPERVIRENSBLUE OAT GRASS1 GAL 12" O.C.10%SISYRINCHIUM IDAHOENSEIDAHO BLUE-EYED GRASS5 GAL 12" O.C.STORMWATER PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%SYMPHORICARPOS SNOWBERRY5 GAL 30" O.C.20%DESCHAMPSIA CESPITOSATUFTED HAIRGRASS1 GAL 18" O.C.10%ACHILLEA MILLEFOLIUMYARROW1 GAL 12" O.C.5%ASCLEPIAS FASCICULARISNARROW LEAF MILK WEED1 GAL 12" O.C.5%DRYAS OCTOPETALA WHITE DRYAS 1 GAL 12" O.C.30%JUNCUS PATENSGREY RUSH 1 GAL 12" O.C.5%IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL 12" O.C.5%CORNUS SERICEA 'FARROW'RED TWIG DOGWOOD1 GAL 18" O.C.3831 SF18,387 SF7701 SF132PERIMETER PLANTING - PARTIALLY SCREENINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACING COMMENTS10%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C. MATURE HT 6'-10'10%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C. MATURE HT 9'10%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 2' O.C. MATURE HT 24"-30"10%MAHONIA AQUIFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C. MATURE HT 3'-6'10%MAHONIA X MEDIA 'CHARITY'HYBRID MAHONIA5 GAL 3' O.C. MATURE HT 10'10%PHILADELPHUS VIRGINALISMOCK ORANGE5 GAL 3' O.C. MATURE HT 5'-10'10%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C. MATURE HT 6'20%ARCTOSTAPHYLOS "HOWARD MCMINN' MCMINN MANZANITA5 GAL 3' O.C. MATURE HT 6'10%RIBES SANGUINEUMREDFLOWER CURRANT 5 GAL 3' O.C. MATURE HT 5'-12'6758 SFPARKING LOT INTERIOR PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%BRACHYGLOTTIS 'SILVER DORMOUSE'BRACHYGLOTTIS 'SILVER DORMOUSE'3 GAL 3' O.C. MATURE HT 4'20%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C. MATURE HT 24"-30" 20%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C. MATURE HT 2'-3'20%PAXISTIMA MYRSINITESOREGON BOXLEAF1 GAL 18" O.C. MATURE HT 3' 10%ARCTOSTAPHYLOS 'SUNSET'MANZANITA 3 GAL 30" O.C. MATURE HT 5'-8'10%ARCTOSTAPHYLOS 'UVA-URSI'BEARBERRY 3 GAL 30" O.C. MATURE HT 4' 5431 SFPARKING LOT PERIMETER PLANTING & STREET FRONTAGE PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS20%BRACHYGLOTTIS 'SILVER DORMOUSE'BRACHYGLOTTIS 'SILVER DORMOUSE'3 GAL 3' O.C. MATURE HT 4'10%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C. MATURE HT 24"-30"10%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C. MATURE HT 2'-3'20%MAHONIA AQUIFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C. MATURE HT 3'-6'20%PACHISTIMA MYRSINITESOREGON BOXLEAF1 GAL 18" O.C. MATURE HT 3'10%ARCTOSTAPHYLOS 'SUNSET'MANZANITA 3 GAL 30" O.C. MATURE HT 5'-8'10%ARCTOSTAPHYLOS 'UVA-URSI'BEARBERRY 3 GAL 30" O.C. MATURE HT 4'5484 SFGENERAL SHRUB & PERENNIAL PLANTINGQTY BOTANICAL NAMECOMMON NAMESIZE SPACINGCOMMENTS5%SISYRINCHIUM IDAHOENSE IDAHO BLUE-EYED GRASS 5 GAL 12" O.C.5%CARPENTERIA CALIFORNICABUSH ANEMONE5 GAL 3' O.C.5%CEANOTHUS THYRSIFLORUS ' VICTORIA'CALIFORNIA LILAC 5 GAL 3' O.C.5%CORNUS SERICEA 'KELSEYI'DWARF RED TWIG DOGWOOD3 GAL 18" O.C.5%LONICERA PILEATABOXLEAF HONEYSUCKLE5 GAL 30" O.C.10%MAHONIA AQUILFOLIUM 'COMPACTA'OREGON GRAPE5 GAL 30" O.C.5%ROSA NUTKANA NUTKANA ROSE 1 GAL 30" O.C.5%VACCINIUM OVATUMEVERGREEEN HUCKLEBERRY5 GAL 3' O.C.10%RIBES SANGUINEUMREDFLOWER CURRANT 5 GAL 3' O.C.5%GAULTHERIA SHALLON SHALLON 3 GAL 3' O.C.5%FRAGARIA CHILOENSIS BEACH STRAWBERRY 1 GAL 12" O.C.5%POLYSTICHUM MUNITUMWESTERN SWORD FERN 1 GAL 18" O.C.10%ACHILLEA MOONSHINEMOONSHINE YARROW 1 GAL 12" O.C.5%IRIS DOUGLASIANA DOUGLAS IRIS1 GAL 12" O.C.5%LUPINUS LATIFOLIUS BROADLEAF LUPINE 1 GAL 12" O.C.5%BLECHNUM SPICANTDEER FERN 1 GAL 12" O.C.5%SYMPHORICARPOS MOLLISCREEPING SNOWBERRY 3 GAL 30" O.C.11,905 SFTREESQTYBOTANICAL NAMECOMMON NAMESIZE COMMENTS8ARBUTUS MENZIESIIPACIFIC MADRONE2" DBH MATURE HT 50'-75'18ACER CIRCINATUM VINE MAPLE8' HT, 2" MIN DBH17ACER RUBRUM 'BOWHALL''BOWHALL' RED MAPLE8' HT, 2" MIN DBH7AMELANCHIER ALNIFOLIASERVICEBERRY5' HT / B&B, 2" MIN DBH7CALOCEDRUS DECURRENSINCENSE CEDAR8' HT, 2" MIN DBH7PSEUDOTSUGA MENZIESIIDOUGLAS FIR8' HT, 2" MIN DBH8QUERCUS GARRYANAGARRY OAK3" DBH MATURE HT 80'-100'13RHAMNUS PURSHIANACASCARA8' HT, 2" MIN DBH10TSUGA HETEROPHYLLAWESTERN HEMLOCK8' HT, 2" MIN DBH8TILIA AMERICANA 'REDMOND'REDMOND LINDEN2" DBH MATURE HT 40'-50'2DDINSTALL FERTILIZERS PERMANUFACTURERSRECOMMENDATIONSTOP DRESSING FERTILIZERTYPICAL FINISHED GRADE W/3" LAYER SPECIFIED MULCH.VERIFY SAUCERPLANTING FERTILIZERAROUND ROOTBALLBACKFILL W/ APPROVEDTOPSOILSCORE ROOTBALL 3PLACES TO 1/2" DEPTHINSTALL 1" ABOVECONTAINER DEPTHPLANTING SOILFINISH GRADE OF SOILWATER SAUCERFERTILIZERTAMP SOIL AROUNDROOTBALL BASE FIRMLYWITH FOOT PRESSURE SOTHAT ROOTBALL DOESNOT SHIFTINSTALL 1" ABOVECONTAINER DEPTH3" MULCH1:1 SLOPE ONSIDES OFPLANTING HOLEUNDISTURBED ORCOMPACTEDSUBGRADESOILTRANSITION2-TIMES1'-0" 1'-0"ROOTBALLROOTBALLDIAMETER1" BLACK CHAIN LOCK,ARBOR TIE ORAPPROVED ALTERNATETREE STAKES SHOWNIN N/S ORIENTATION.CONFIRMORIENTATION PRIORTO INSTALLATION.SEE DETAIL #5UNDISTURBED ORCOMPACTEDSUBGRADEROOT BARRIER WHERE SHOWN ONTHE DRAWINGS. (TYPICAL)PARKING LOT ISLAND CURB3" MULCHNO ROOT BARRIER UNDERREMOVE UNTREATED BURLAPFROM TOP OF ROOTBALL.REMOVE TREATED BURLAP ORWIRE BASKETS COMPLETELY.FINISH GRADE OF SOILFERTILIZERPROVIDE WATER SAUCERTAMP SOIL AROUND ROOTBALLBASE FIRMLY WITH FOOTPRESSURE SO THAT ROOTBALLDOES NOT SHIFT.MULCH. SEE SPECIFICATIONS FORTYPE AND DEPTHBACKFILL PLANTING PIT WITHSPECIFIED MIX OF NATIVE ANDIMPORTED SOIL1:1 SLOPE ON SIDES OFPLANTING PITUNDISTURBED SOIL ORCOMPACTED SUBGRADE2X ROOTBALL DIAMETERNOTES:1. EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOTBALL. TREESWHERE THE TRUNK FLARE IS NOT VISIBLE WILL BE REJECTED. DO NOT COVER THE TOP OF THE ROOTBALL WITH SOIL.2. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO NOTREMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN.3. PROVIDE 4'-0" TREE RING IN LAWN AREAS.1" BLACK CHAIN LOCK,ARBOR TIE OR APPROVEDALTERNATETREE STAKES SHOWN IN N/SORIENTATION. CONFIRMORIENTATION PRIOR TOINSTALLATION.SITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM KC PARKS 11221613005 NE 4th StreetRenton, WA 98056KC PARKS 112216101/15/19JMJZ / JMJZ/KF01/15/2019KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS - RENTON SHOPREV #REVISIONBYDATE01/15/1901/15/1901/15/19PRELIMINARY PLANT SCHEDULEPLANTING LEGEND01PARKING LOT TREE PLANTINGNOT TO SCALE02TREE PLANTING & STAKINGNOT TO SCALE03PARKING LOT TREE PLANTINGNOT TO SCALE04PARKING LOT TREE PLANTINGNOT TO SCALESTE_L-203 xxxxxxxxxx x x x R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 FENCING PLAN CF-100 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-102-105.DWG PLANNORTHPLANNORTHSCALE: 1" = 50' 60.00' 150' PSE TRANSMISSION POWER EASEMENT BUILDING CBUILDING BBUILDING AKC TL# 1434000020 OVERHEAD TRANSMISSION LINES JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKC TL# 1623059133 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 KING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 RAIN GARDEN, TYP. PATH AND PROMANADE LIMIT OF GRADING 8' HIGH CHAIN LINK FENCE EXISTING 10' WIDE PSE EASEMENT STORAGE LOCKER BUILDING GRAVEL YARD AREA(SHOPS)(ADMIN)GENERAL NOTES 1.CHAIN LINK FENCE 8' HIGH SHALL BE POLYVINYL COATED. ALL POSTS, BRACES, AND METAL ACCESSORIES SHALL BE POWDER COATED BLACK. 2.ORNAMENTAL METAL PICKET FENCE 6' HIGH SHALL BE POWDER COATED BLACK. 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE GATE AND MOTOR NEW 6' HIGH BLACK METAL ORNAMENTAL PICKET FENCE 6' HIGH ORNAMENTAL PICKET FENCE 24.00' KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 24.00' 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE ACCESS GATE 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE GATE AND MOTOR 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE ACCESS GATE 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE , TYP. NEW 6' HIGH BLACK METAL ORNAMENTAL PICKET FENCE 24.00' 24.00' EXISTING CHAIN LINK FENCE WITH PRIVACY SCREEN 1.90'± PROPERTY LINE 6.00'± 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE ACCESS GATE 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE , TYP. EXISTING GALVANIZED CHAIN LINK FENCE TO REMAIN PROPERTY LINE 8' HIGH BLACK VINYL COATED CHAIN LINK FENCE ACCESS GATE 12.00'± 24.00' BOLLARDS AND CARD READER, TYP BOLLARDS AND CARD READER, TYP RAINWATER HARVEST PUMP CONSTRUCTION NOTES 1.CONSTRUCT CHAIN LINK FENCE 8' HIGH PER DETAIL 1 ON SHEET CF-502. 2.CONSTRUCT ACCESS GATE 5' WIDE PER DETAIL 2 ON SHEET CF-503. 3.CONSTRUCT CHAIN LINK SLIDE GATE PER DETAIL 1 ON SHEET CF-501. 4.CONSTRUCT ORNAMENTAL METAL PICKET FENCE 6' HIGH PER DETAIL 4 ON SHEET CF-503. 5.CONSTRUCT METAL PICKET FENCE SLIDE GATE PER DETAIL 1 ON SHEET CF-504. 6.CONSTRUCT CARD READER AND BOLLARDS. 7.ALL GATES SHALL BE MOTORIZED. 8.KNOX BOX ACCESS SHALL BE PROVIDED AT ALL GATES. R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-501-504.DWG 1.33' MIN. 4" O.D. SCHEDULE 0 OR 4" SQUARE X 1 4" WALL POWDER COATED BLACK GATE POST, TYP. CHAIN LINK FABRIC, POLYVINYL COATED BLACK (9 GA. 2" MESH WITH 70,000 PSI STRENGTH), TYP. TYPICAL CHAIN LINK ACCESS GATE DETAIL NTS BRACE RAIL, TYP. MECHANICAL LOCK STEEL METAL PLATE PROTECTOR 18" POWDER COATED TUBE STEEL BARREL OR POWER HINGES 1-5/8" O.D. SCHEDULE 40 BRACING CONCRETE FOUNDATION 3.00' 1.17' 8.00' 6.00' 4" X 4" SQUARE POWDER COATED BLACK POST, TYP. 0.17' MAX. GAP FINISHED GRADE SURFACE AT FENCE LINE 4.00' MIN. 7.83' 8.16' 1-1/2" 16 GA TOP RAIL POWDER COATED BLACK 3/4" VERTICAL PICKETS POWDER COATED BLACK TYPICAL METAL PICKET FENCE DETAIL NTS POST ORNAMENT, TYP. 2 - 4 - FENCING DETAILS CF-503 NOTE TO REVIEWER: 8' HIGH CAN BE ACCOMPLISHED WITH PICKET, 6' HIGH WITH FLAT TOP BAR R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CF-501-504.DWG 1.33' MIN. TYPICAL METAL PICKET FENCE SLIDE GATE DETAIL NTS 4.00' MIN. OPENING PER PLAN ELEVATION FENCE POST BEYOND GATE, TYP.TAIL GATE COUNTER BALLANCE PER MANUFACTURER SLIDE GATE DIMENSION PER MANUFACTURER GATE POST, TYP. GATE POST, TYP. GATE CATCH GATE SUPPORT BEAM BY MANUFACTURER VERTICAL PICKETS TO MATCH FENCE, TYP.GATE SUPPORT BEAM ROLLER ASSEMBLY PER MAUNUFACTURER, TYP. GATE ROLLER ASSEMBLY FOOTING PER MANUFACTURER, TYP. NUMBER AND SPACING PER MANUFACTURER FENCE POST BEYOND GATE, TYP. FENCE PANEL, TYP. GATE POST, TYP. OPENING PER PLAN SLIDE GATE DIMENSION PER MANUFACTURER TAIL GATE COUNTER BALLANCE PER MANUFACTURER SIZE AND LOCATION OF GATE MOTOR PER MANUFACTURER GATE ROLLER ASSEMBLY FOOTING PER MANUFACTURER, TYP. PLAN 1 - FENCING DETAILS CF-504 HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"3334313217151311975318161412108642LOW ROOF8' -0 1/2"1302928272625242322212019GL-2GL-2GL-3GL-3OPERABLE WINDOW, TYP.GL-3OPERABLE WINDOW, TYP.?GL-3MT-3GL-1GL-2MT-3CA_A-3571CA_A-3581CA_A-3591LEVEL 0-10"MT-1MT-4MT-1MT-212'-3 3/4"HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"3334313217151311975318161412108642LOW ROOF8' -0 1/2"1302928272625242322212019MT-4GL-1GL-3MT-3MT-3GL-2?GL-3OPERABLE WINDOW, TYP.GL-3OPERABLE WINDOW, TYP.GL-3GUARDRAILCA_A-3521CA_A-3531CA_A-3541CA_A-3551CA_A-3561LEVEL 0-10"HORIZONTAL SHADING DEVICEHORIZONTAL SHADING DEVICE, TYP. ALL PUNCHED WINDOWS ON SOUTH ELEVATIONMT-2MT-3MT-329'-11 3/4"21'-2 1/4"13'-6"HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"DAELOW ROOF8' -0 1/2"CMT-1MT-2MT-2MT-2GL-3BGL-3CA_A-3601LEVEL 0-10"MT-3MT-1HIGH ROOF28' -3"LEVEL 212' -0"SITE LEVEL 10"DAELOW ROOF8' -0 1/2"CMT-3GL-3GL-1GL-2OPERABLE WINDOW, TYP.MT-3BCA_A-3611CA_A-3621LEVEL 0-10"CA_A-3511MT-4MT-2CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERREV #REVISION BYDATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL-CA.rvt4/17/2019 8:55:06 AMCOMPOSITE ELEVATIONSKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-201KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"3COMPOSITE ELEVATION - NORTH1/16" = 1'-0"4COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"2COMPOSITE ELEVATION - WEST1/16" = 1'-0"1COMPOSITE ELEVATION - EASTCONC-1 EXPOSED CONCRETEGL-1 STOREFRONT GLAZING SYSTEM 1GL-2 PUNCHED WINDOW GLAZING SYSTEMGL-3 STOREFRONT GLAZING SYSTEM 2MT-1 CORRUGATED METAL SIDINGMT-2 METAL FASCIAMT-3 METAL PANEL TYPE 2MT-4 METAL PANEL TYPE 3TM-1 CAST-IN-PLACE CONCRETENOT FOR CONSTRUCTION SITE LEVEL 1 0" B MEZZ 13' -6" B ROOF 34' -0" 10 9 8 7 6 5 1 MT-1 MT-1 3 24 MT-2 MT-2 OVERHEAD GARAGE DOOR, TYP. CONC-1? GL-1 SITE LEVEL 1 0" B MEZZ 13' -6" B ROOF 34' -0" 10987651 MT-1 32 4 MT-2 OVERHEAD GARAGE DOOR, TYP.MT-2 GL-2, TYP. SH_A-352 1 CONC-131'-7 5/8"SITE LEVEL 1 0" B MEZZ 13' -6" B ROOF 34' -0" A C DB MT-2 MT-1 CONC-1 MT-5 GL-1 18'-0 7/8"14'-9 3/4"SH_A-353 1 SITE LEVEL 1 0" B MEZZ 13' -6" B ROOF 34' -0" ACDB MT-1 MT-2 MT-5 GL-1 CONC-1 35'-4 7/8"18'-0 7/8"SH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS 0 8'-0"16'-0" 32'-0" PLAN NORTH PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER KEY PLAN REV #REVISION BY DATE BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL-SH.rvt4/17/2019 9:03:08 AMCOMPOSITE ELEVATIONS KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 SH_A-201 KC PARKS 1122161 TBD SRBC 01/15/2019 TBD TBD TBD KING COUNTY PARKS - RENTON SHOP BRENDA BRADFORD Renton Shop 1/16" = 1'-0"1 COMPOSITE ELEVATION - NORTH 1/16" = 1'-0"2 COMPOSITE ELEVATION - SOUTH 1/16" = 1'-0"3 COMPOSITE ELEVATION - WEST 1/16" = 1'-0"4 COMPOSITE ELEVATION - EAST CONC-1 EXPOSED CONCRETE GL-1 INSULATED GLAZING UNIT GL-2 INSULATED GLAZING UNIT, TEMPERED MT-1 METAL PANEL - COLOR 1 MT-2 METAL FASCIA MT-5 METAL PANEL - COLOR 2 NOT FOR CONSTRUCTION SITE LEVEL 10"32MT-2456711121415171MT-2MT-1T.O.S.15' -0"891013161816'-2"CONC-1SITE LEVEL 10"32MT-2MT-1456711121415171T.O.S.15' -0"MT-28910131618CONC-1SITE LEVEL 10"MT-2MT-1ABT.O.S.15' -0"SITE LEVEL 10"MT-2ABT.O.S.15' -0"MT-1CONC-1STRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERREV #REVISIONBY DATEBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt3/28/2019 1:17:51 PMCOMPOSITE ELEVATIONSKC PARKS 11221613005 NE 4th StreetRenton, WA 98056ST_A-201KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS-RENTON SHOP1/16" = 1'-0"2COMPOSITE ELEVATION - NORTH1/16" = 1'-0"1COMPOSITE ELEVATION - SOUTH1/16" = 1'-0"3COMPOSITE ELEVATION - WEST1/16" = 1'-0"4COMPOSITE ELEVATION - EASTCONC-1 EXPOSED CONCRETEGL-1 STOREFRONT GLAZING SYSTEMGL-2 PUNCHED WINDOW GLAZING SYSTEMGL-3 CURTAIN WALL GLAZING SYSTEMMT-1 CORRUGATED METAL SIDINGMT-2 METAL FASCIANOT FOR CONSTRUCTION CA_A-2014CA_A-2012CA_A-2013CA_A-20111CA_A-3021CA_A-3022CA_A-3022CA_A-3023CA_A-3023CA_A-302DDAAEE3334343132171513119753318CREW 6 -COUGARMOUNTAINDISTRICTCA3CA3CREW 3 -VEG ANDTURFMANAGEMENTCA4CA4CREW 2 -GROUNDSCA10CA10CREW 5 -CENTRALTRAILUTILITYCA11CA11CREW 1 -CRAFTSCA18CA18CREW 4 -BACKCOUNTRYTRAILSCA19CA19LUNCH/BREAKROOMCA110CA110TRAININGROOMCA111CA111ELEVATOR1614121086422SHAREDCREWRESOURCES136136CREW 3 -ENGINEERIII137137CREW 6 -SUPERVISORII ORPDMC140140KITCHENETTECA109CA10911302928272625CC242322212019CoveredBikeParkingX1X1CREW 4 -PS IISHAREDOFFICES200200CREW 4 -SUPERVISORII201201CREW 5 -SUPERVISORII ORPDMC202202CREW 1 -SUPERVISORII1981984CA_A-3024CA_A-302CREW 2 -SUPERVISORII216216ARBORIST2172173CA_A-301MENSCREWRESTROOM220220WOMENSCREWRESTROOMCA118CA118LOCKERROOMCA115CA115SHOWERROOMCA228CA228SHOWERROOMCA117CA117TABLE/CHAIRSTORAGECA107CA107RECYCLINGCA106CA106WOMENSRESTROOMCA105CA105MENSRESTROOMCA104CA104JANITORCA103CA1031CA_A-3031CA_A-3033CA_A-3033CA_A-3034CA_A-3034CA_A-3031CA_A-3041CA_A-30410'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"330'-0"38'-0 1/2"12'-3 3/4"27'-1"77'-5 1/4"2CA_A-3042CA_A-304RECEPTION/EVENTSPACECA101CA101VESTIBULECA100CA100MECHANICALROOMCA112CA112ELECTRICALROOMCA113CA113IDF ROOMCA108CA108FIRERISERCA114CA114STAIRSBBBBQStorage243243LOCKERROOMDOOR OPERATORLAUNDRY3CA_A-3042CA_A-361CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBYDATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL.rvt3/28/2019 12:20:42 PMCOMPOSITE PLAN -FIRST FLOORKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-101KC PARKS 1122161TBDSRBC01/15/2019TBDTBDTBDKING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"1COMPOSITE PLAN - FIRST FLOORNOT FOR CONSTRUCTION CA_A-2014CA_A-2012CA_A-2013CA_A-20111CA_A-3021CA_A-3022CA_A-3022CA_A-3023CA_A-3023CA_A-302DDAAEE3334313217151311975318ELEVATOR11161412108642HRANALYSTCA309CA309OPSSECTIONMANAGERCA213CA213ARCHEOLOGISTPPM IIICA317CA317ADMINSPECIALISTIIICA120CA120SUPERVISORII/IIICA123CA123FISCALSPECIALISTIIICA127CA127INVENTORY/PURCHASINGSPECIALISTCA121CA121FISCALSPECIALISTIIICA128CA128COLLABROOMCA122CA122PARKPATROLSUPERVISORCA124CA124SUPERVISORII/IIICA125CA1251302928272625CC242322212019OPENWORKSTATIONS115115PRINTING/COPIERCA79CA79FILESSTORAGECA129CA12912PERSONCONFERENCEROOMCA39CA3912PERSONCONFERENCEROOMCA41CA4116PERSONCONFERENCEROOMCA50CA50MEDIASTORAGECA151CA151CONFIDENTIALWELLNESSROOMCA54CA544CA_A-3024CA_A-302CAPITALPROJECTLIASONCPM IVCA209CA209ADMINISTRATORIIICA210CA210SUPERVISORII/IIICA211CA211PROGRAMMANAGERIVCA214CA214ASSISTANTOPSMANAGERCA212CA212SUPERVISORII/IIICA313CA3133CA_A-3011CA_A-3031CA_A-3033CA_A-3033CA_A-3034CA_A-3034CA_A-3031CA_A-3041CA_A-30438'-0 1/2"12'-3 3/4"27'-1"2CA_A-3042CA_A-30477'-5 1/4"CirculationCA152CA152HALLWAYCA231CA231BBPARKSPATROLCA241CA241SUPERVISORII/IIICA236CA2363CA_A-3042CA_A-361CARKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSPLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBY DATEBIM 360://10094727_KCMF/10094727-A-ADMIN-CENTRAL.rvt3/28/2019 12:20:44 PMCOMPOSITE PLAN -SECOND FLOORKC PARKS 11221613005 NE 4th StreetRenton, WA 98056CA_A-102KC PARKS 112216104/03/18ApproverCheckerAuthor01/15/201904/03/1804/03/1804/03/18KING COUNTY PARKS - RENTON SHOPBRENDA BRADFORDRENTON SHOPS1/16" = 1'-0"1COMPOSITE PLAN - SECOND FLOORNOT FOR CONSTRUCTION UP SH_A-201 1 SH_A-201 3 SH_A-201 2 SH_A-201 4 1 SH_A-301 1 SH_A-301 1 SH_A-302 1 SH_A-302 10987651 AA CC DD Stores SH56SH56 Fire Sprinkler Riser Room SH60SH60 Grounds Shop SH62SH62 Electrical Shop SH66SH66 Metals Shop SH67SH67 Paint Shop SH68SH68 Carpenter Shop SH69SH69 Plumbing/IrrigationShopSH70SH70Back Country Trails SH112SH112 Veg Mgmt / Turf Shop SH150SH150 LINE OF MEZZANINE ABOVE LINE OF MEZZANINE ABOVE 10'X10' OVERHEAD ROLLUP DOOR, TYP. Central Trails SH204SH204 Cougar Mountain District SH203SH203 2 SH_A-302 2 SH_A-302 32 4 Main Electrical Room SH211SH211 BB SLIDING DOORS4'W DOOR TYP. 2 SH_A-301 2 SH_A-301 FORKLIFT LOADING AREA 1'-0"47'-4" 10'-8" 30'-0" 20'-0 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 1'-0"90'-0"182'-0" Mech/ Compressor SH216SH216 IDF SH59SH59 LASER CUTTER SH223SH223 KEY ROOM SH224SH224 Cutter Control Room SH214SH214SH62A SH62DSH214SH67ASH67BSH68ASH69ASH68-69 SH68CSH69DSH224SH223 SH70ASH66ASH150ASH112ASH203ASH204ASH216SH56BSH71CSH56A SH204BSH203BSH112BSH150BSH66BSH70BSH58SH209SH210SH59ASH211SH71A SH62C Restroom SH208SH208 Restroom SH209SH209 SH70CSH66CSH150CSH112CSH203CSH204CSH56CSH67CSH62BSH68BSH69BSH69CHALLWAY SH71SH71 SH71B Janitor/ Recycling SH210SH210 SH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS 0 8'-0"16'-0" 32'-0" PLAN NORTH PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER KEY PLAN REV #REVISION BY DATE BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL.rvt3/27/2019 4:16:01 PMCOMPOSITE PLAN -FIRST FLOOR KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 SH_A-101 KC PARKS 1122161 TBD SRBC 01/15/2019 TBD TBD TBD KING COUNTY PARKS - RENTON SHOP BRENDA BRADFORD Renton Shop 1/16" = 1'-0"1 COMPOSITE PLAN - FIRST FLOOR NOT FOR CONSTRUCTION DN SH_A-201 1 SH_A-201 3 SH_A-201 2 SH_A-201 4 1 SH_A-301 1 SH_A-301 1 SH_A-302 1 SH_A-302 10987651 AA CC DD CANOPY BELOW OPEN TO BELOW OPEN TO BELOW 2 SH_A-302 2 SH_A-302 32 4 BB OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW ROOF BELOW Clothing Storage 213213 GUARDRAIL FENCED ENCLOSURE TO UNDERSIDE OF ROOF FENCED ENCLOSURE TO UNDERSIDE OF ROOF 1'-0"47'-4" 10'-8" 30'-0"1'-0"11 1/2" 20'-0 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 1'-0" 2 SH_A-301 2 SH_A-301 FORKLIFT GATE LINE OF ROOF ABOVE 12'-0"2'-0"12'-0"2'-0"90'-0"182'-0" Stores 183183 First Aid/Disaster Storage 222222 FORKLIFT ACCESS DOORSH183B SH183CSH183ASH213 SH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS 0 8'-0" 16'-0" 32'-0" PLAN NORTH PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER KEY PLAN REV #REVISION BY DATE BIM 360://10094727_KCMF/10094727-A-SHOP-CENTRAL.rvt3/27/2019 4:16:03 PMCOMPOSITE PLAN -MEZZANINE KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 SH_A-102 KC PARKS 1122161 TBD SRBC 01/15/2019 TBD TBD TBD KING COUNTY PARKS - RENTON SHOP BRENDA BRADFORD Renton Shop NOT FOR CONSTRUCTION ST_A-2012ST_A-2011ST_A-201432SmallEquipmentStorage301301OVERHEAD ROLLUP DOOR, TYP.LINE OF LOWER ROOF ABOVELargeEquipmentParking302302456711121415171CoveredStorage300300AB29'-1"1ST_A-3011ST_A-3016"4ST_A-3014ST_A-3012ST_A-3012ST_A-3013ST_A-3018910131618ST300BST300CST300DST300EST300FST300GST300HST300A30'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 11'-4 1/2"STRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYS08'-0"16'-0" 32'-0"PLANNORTHPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERKEY PLANREV #REVISIONBYDATEBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt3/28/2019 1:17:46 PMCOMPOSITE PLANKC PARKS 11221613005 NE 4th StreetRenton, WA 98056ST_A-101KC PARKS 112216105/03/18ApproverCheckerAuthor01/15/201905/03/1805/03/1805/03/18KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDKING COUNTY PARKS-RENTON SHOP1/16" = 1'-0"1COMPOSITE PLAN - FIRST FLOOR 3. ALL DIMENSIONS ARE TO COLUMN CENTERLINES OR FACE OF FINISHED WALLS ORSURFACES UNLESS NOTED OTHERWISE. 6. REFER TO EQUIPMENT DRAWINGS FOR ADDITIONAL EQUIPMENT SPECIFIC INFORMATION. 2. DO NOT SCALE DRAWINGS, IF DIMENSIONAL INFORMATION IS REQUIRED & NOT FOUND,NOTIFY ARCHITECT IMMEDIATELY FOR CLARIFICATION. 5. ALL DOOR FRAMES ARE TO BE INSTALLED 4” AWAY OF ADJACENT PERPENDICULAR WALLSUNLESS NOTED OTHERWISE. 8. REFER TO MEP DRAWINGS FOR ADDITIONAL MEP SPECIFIC INFORMATION. 1. DRAWINGS & SPECIFICATIONS ARE COMPLIMENTARY COMPONENTS OF THE CONTRACTDOCUMENTS, REVIEW ALL DRAWINGS AND SPECIFICATIONS FOR THE COMPLETE SCOPEOF WORK. NOTIFY ARCHITECT IMMEDIATELY FOR CLARIFICATION IF INCONSISTENCIES,CONTRADICTIONS OR OMISSIONS ARE DISCOVERED. 4. REFER TO DEMOLITION DRAWINGS, IF ANY, FOR WORK REQUIRED IN ADVANCE OFCONSTRUCTION AND COORDINATE ACCORDINGLY. 7. REFER TO STRUCTURAL DRAWINGS FOR ADDITIONAL STRUCTURAL SPECIFICINFORMATION.FLOOR PLAN GENERAL NOTESNOT FOR CONSTRUCTION NE 3RD STKC TL# 1623059130 VVV3 19 CONTRACTOR SHALL RESTORE TOPSOIL AND SOD GRASS SURFACE TO MATCH EXISTING VEGETATED SURFACE. TYP. 7 7 7 7 PUMP UP TO SITE FOR TREATMENT AND DISCHARGE. CONTRACTOR SHALL OBTAIN WASTEWATER DISCHARGE PERMIT FOR ANY DISCHARGE TO THE SEWER 8 8 8 8 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE EC-102 EROSION CONTROL PLAN EC-101 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG CONSTRUCTION NOTES: 2 1 3 4 5 6 7 8 CONSTRUCT TEMPORARY CHAIN LINK FENCE. CONSTRUCT TEMPORARY ACCESS GATE. INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR STD. PLAN 212.00. INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10. INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00. INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN 216.40. INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30. INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50. INSTALL WHEEL WASH PER STD. PLAN 215.00. CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN 215.10. CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00. CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER. CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40. CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10. CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30. INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40. INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF. INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS, SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED. FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES NOT OTHERWISE INFLUENCED BY GROUNDWATER. FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS. 9 10 11 12 13 14 15 16 17 18 19 20 PLAN NORTH CONSTRUCTION SEQUENCE 1.ESTABLISH EARTHWORK LIMITS AND INSTALL TEMPORARY CONSTRUCTION FENCING. 2.INSTALL EROSION AND SEDIMENT CONTROL BMP'S. 3.IMPLEMENT EROSION AND SEDIMENT CONTROL SURFACE WATER CONVEYANCE, DETENTION, TREATMENT, AND DISCHARGE AT THE NATURAL LOCATION. 4.ESTABLISH SPILL PREVENTION MEASURES. 5.REMOVE OR ABANDON EXISTING UNDERGROUND STORAGE TANKS. 6.CONSTRUCT SEWER MAIN AND CONNECTION TO THE CITY MAIN . 7.INSTALL TEMPORARY SEWER CONNECTION BETWEEN BUILDINGS AND EXCAVATE AND REMOVE EXISTING SEPTIC SYSTEMS(S). FURNISH AND MANAGE CONTAINED IN STORAGE AND TRANSPORT AND DISPOSAL. 8.INSTALL TEMPORARY SHORING SYSTEMS AND DEWATERING SYSTEMS FOR UNDERGROUND UTILITIES AND STORMWATER STRUCTURE CONSTRUCTION. 9.CONSTRUCT BUILDINGS B AND C. 10.PERFORM SITE PAVING AND LANDSCAPE PLANTING AND SOIL STABILIZATION AROUND BUILDINGS AND PARKING LOT. 11.PERFORM BUILDING DEMOLITION FOR EXISTING STRUCTURES, ABATEMENT, DUST CONTROL, TRANSPORT AND DISPOSAL OF MATERIALS. 12.CONSTRUCT BUILDING A. 13.COMPLETE SITE PAVING AND SOIL STABILIZATION.CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION EXISTING 10' PSE EASEMENT 35' EASEMENT TO BE DEVELOPED KC TL# 1434000012VVVVVV SFSFSFSFSFSFSFxxxxxxxxxV V V V V V V V V V V V SF SF SF SF SF SF SF SF SF SF SF SF SF WWWWWWWWWWWWWWWWWWWWW W WWW W W W W W W W W W W W W W W W W W PPPPPPPPPPP P P P P P P P PPPPPPPPPVVVVPCONSTRUCT TEMPORARY SUMP AND DITCH TO SEDIMENT POND 31 4 11 12 13 5 16 16 43HANG WIRE OR HIGH VISIBILITY FENCE ON EXISTING FENCE AND INSTALL SILT FENCE INSIDE EXISTING FENCE LINE EXISTING PROPERTY LINE EXISTING TOE OF SLOPE 18 19 SED. TANK PUM P EXCAVATION ZONE FOR WEST INFILTRATION FACILITY (EAST ZONE AND RELOCATED EQUIPMENT NOT SHOWN) TEMPORARY SHORING BY CONTRACTOR TEMPORARY DEWATERING SYSTEM BY CONTRACTOR. CONTRACTOR SHALL REVIEW ALL BORING DATA AND GEOTECHNICAL REPORT. (NOTE TO REVIEWER: BORING DEPTHS OF 25 FEET HAVE BEEN PERFORMED AND GROUNDWATER WAS NOT FOUND ) UNDERGROUND STORAGE TANK REMOVAL. CONTRACTOR SHALL EXCAVATE, CONTAIN, TRANSPORT, AND DISPOSE OF HAZARDOUS MATERIAL ACCORDING TO ALL STATE, FEDERAL, AND LOCAL REGULATIONS. SUMP FILLFILLFILLFILL FILL FILL FILL FILLCONSTRUCT BERM ALONG ENTIRE NORTH BOUNDARY TO DIRECT ALL SITE RUNOFF TO THE SUMP FOR TREATMENT PRIOR TO DISCHARGE FROM SITE R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 EROSION CONTROL PLAN EC-102 MATCHLINE SEE EC-104 MATCHLINE SEE EC-103MATCHLINE SEE EC-101 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG PLAN NORTH CONSTRUCTION NOTES: 2 1 3 4 5 6 7 8 CONSTRUCT TEMPORARY CHAIN LINK FENCE. CONSTRUCT TEMPORARY ACCESS GATE. INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR STD. PLAN 212.00. INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10. INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00. INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN 216.40. INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30. INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50. INSTALL WHEEL WASH PER STD. PLAN 215.00. CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN 215.10. CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00. CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER. CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40. CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10. CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30. INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40. INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF. INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS, SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED. FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES NOT OTHERWISE INFLUENCED BY GROUNDWATER. FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS. 9 10 11 12 13 14 15 16 17 18 19 20 CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION KC TL# 1434000012 KC TL# 1623059059VVVVxxxxxxVVVVVVVV SF SF SF SF SF SF SF SF SF W W W W W W W W W W W W W W W W W W W W W PPPSFSFSFSFSFSFSFSFSF16 16 4 4 1 3 7' BEGIN REMOVE EXISTING CHAIN LINK FENCE TO SOUTH 2 (20' MIN.) 15' MIN. 9 43HANG WIRE OR HIGH VISIBILITY FENCE ON EXISTING FENCE AND INSTALL SILT FENCE INSIDE EXISTING FENCE LINE CONSTRUCT TEMPORARY DITCH TO SEDIMENT POND 17 17 10 15' MIN. 10 1 3 2 (20' MIN.) FILL FILL JEFFERSON AVE NE(PRIVATE ACCESS ROAD)R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE EC-105MATCHLINE SEE EC-102 EROSION CONTROL PLAN EC-103 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG PLAN NORTH CONSTRUCTION NOTES: 2 1 3 4 5 6 7 8 CONSTRUCT TEMPORARY CHAIN LINK FENCE. CONSTRUCT TEMPORARY ACCESS GATE. INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR STD. PLAN 212.00. INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10. INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00. INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN 216.40. INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30. INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50. INSTALL WHEEL WASH PER STD. PLAN 215.00. CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN 215.10. CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00. CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER. CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40. CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10. CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30. INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40. INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF. INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS, SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED. FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES NOT OTHERWISE INFLUENCED BY GROUNDWATER. FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS. 9 10 11 12 13 14 15 16 17 18 19 20 CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION KC TL# 1434000020 EXISTING 10' PSE EASEMENTVVVVVVSFSFSFSFSFSFxxxxxxVV V V V V V V V V V V SF SF SF SF SF SF SF SF SF SF SF SF SFWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W WWWWWWPPPPP P PPPP PPPPPPPPPP 15 5 16 13TYP. 31 4 11 12 13 TYP. EXISTING PROPERTY LINE EXISTING TOE OF SLOPE 12 STOCKPILE(S) SHALL NOT EXCEED 10' HEIGHT 17 UNDERGROUND STORAGE TANK REMOVAL AND CONTRACTOR SHALL EXCAVATE, CONTAIN, TRANSPORT, AND DISPOSE OF HAZARDOUS MATERIAL ACCORDING TO ALL STATE, FEDERAL, AND LOCAL REGULATIONS. 13 TYP.FILLFILLFILLUNDERGROUND STORAGE TANK REMOVAL AND CONTRACTOR SHALL EXCAVATE, CONTAIN, TRANSPORT, AND DISPOSE OF HAZARDOUS MATERIAL ACCORDING TO ALL STATE, FEDERAL, AND LOCAL REGULATIONS. 43HANG WIRE OR HIGH VISIBILITY FENCE ON EXISTING FENCE AND INSTALL SILT FENCE INSIDE EXISTING FENCE LINE P/L R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE EC-102 MATCHLINE SEE EC-105 EROSION CONTROL PLAN EC-104 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG PLAN NORTH CONSTRUCTION NOTES: 2 1 3 4 5 6 7 8 CONSTRUCT TEMPORARY CHAIN LINK FENCE. CONSTRUCT TEMPORARY ACCESS GATE. INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR STD. PLAN 212.00. INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10. INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00. INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN 216.40. INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30. INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50. INSTALL WHEEL WASH PER STD. PLAN 215.00. CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN 215.10. CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00. CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER. CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40. CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10. CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30. INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40. INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF. INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS, SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED. FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES NOT OTHERWISE INFLUENCED BY GROUNDWATER. FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS. 9 10 11 12 13 14 15 16 17 18 19 20 CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION KC TL# 1434000020 KC TL# 1434000010SFSFSFSFSFSFSF4 4JEFFERSON AVE NE(PRIVATE ACCESS ROAD)NE 2ND ST P/L R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITE 11"X17" SHEETS ARE 1"=40' SCALE 22"X34" SHEETS ARE 1"=20' SCALE REV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE EC-105 EROSION CONTROL PLAN EC-106 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_EC-101-106.DWG PLAN NORTH CONSTRUCTION NOTES: 2 1 3 4 5 6 7 8 CONSTRUCT TEMPORARY CHAIN LINK FENCE. CONSTRUCT TEMPORARY ACCESS GATE. INSTALL AND MAINTAIN STAKE AND WIRE FENCE OR HIGH VISIBILITY FENCING PER COR STD. PLAN 212.00. INSTALL AND MAINTAIN SILT FENCE PER STD. PLANS 214.00 AND 214.10. INSTALL AND MAINTAIN SEDIMENT TRAP PER STD. PLAN 211.00. INSTALL AND MAINTAIN BLOCK AND GRAVEL CURB INLET PROTECTION PER STD. PLAN 216.40. INSTALL AND MAINTAIN CATCH BASIN INSERT PER STD. PLAN 216.30. INSTALL AND MAINTAIN CURB AND GUTTER BARRIER PROTECTION PER STD. PLAN 216.50. INSTALL WHEEL WASH PER STD. PLAN 215.00. CONSTRUCT AND MAINTAIN STABILIZED CONSTRUCTION ENTRANCE PER COR STD. PLAN 215.10. CONSTRUCT SURFACE ROUGHENING PER STD. PLAN 213.00. CONTRACTOR SHALL COVER ALL EXPOSED SLOPES AND STOCKPILES WITH PLASTIC COVERING PER STD. PLAN 213.30 OR AS DIRECTED BY THE ENGINEER. CONSTRUCT STRAW WATTLES PER STD. PLAN 213.40. CONSTRUCT SEDIMENT POND PER STD. PLANS 216.00 AND 216.10. CONSTRUCT TEMPORARY PIPE SLOPE DRAIN PER STD. PLAN 217.30. INSTALL AND MAINTAIN DITCH CHECK DAMS PER STD. PLAN 217.40. INSTALL AND MAINTAIN TEMPORARY PIPES FOR SURFACE WATER RUNOFF. INSTALL AND MAINTAIN TEMPORARY GROUNDWATER DEWATERING WELLS, PUMPS, SEDIMENT TANKS IF GROUNDWATER IS ENCOUNTERED. FURNISH, MAINTAIN ON-SITE, AND INSTALL TRASH PUMPS FOR OPEN EXCAVATION ZONES NOT OTHERWISE INFLUENCED BY GROUNDWATER. FURNISH AND INSTALL CHITOSAN ENHANCED STORMWATER TREATMENT SYSTEM(S) WITH SAND FILTERS, PH CONTROL, AND SEDIMENT STORAGE AND PROCESSING TANKS. 9 10 11 12 13 14 15 16 17 18 19 20 CONDITIONAL USE PERMIT - NOT FOR CONSTRUCTION 315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-0276-7ST-02UDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDDWPUDUDUDUDUDUDUDUDUDUDUDUDUDDUDUDUDDUDUDDDDDUDWP10'-0"FILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLR KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 ISSUED NAME 11/05/2018 APPROVED NAME 11/05/2018 REVIEWED NAME 11/05/2018 DRAWN NAME 00/00/0000 XXXX, ARCH. XXXX, S.E. XXX, P.E. XXXX, L.A. XXXX, P.E.STORMWATER PLAN UD-100 _ _ 150.89' 150' PSE TRANSMISSION POWER EASEMENT BUILDING CBUILDING BBUILDING AKC TL# 1434000020 EXISTING SITE NATURAL DISCHARGE POINT (DITCH) FUTURE ACCESS ROAD BETWEEN COUNTY PROPERTIES (NOT PART OF THIS PROJECT) OVERHEAD TRANSMISSION LINES JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKC TL# 1623059133 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 KING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 RAIN GARDEN, TYP. PATH AND PROMANADE PROTECT EXISTING SLOPE AND VEGETATION IN PLACE PROPERTY LINE LIMIT OF GRADING EXISTING 10' WIDE PSE EASEMENT EXISTING OFF-SITE INFILTRATION ZONE MATERIAL STORAGE BINS STORAGE LOCKER BUILDING WATER TRUCK FILL SPIGOT AND CONTAINMENT PAD WATER QUALITY MODULAR WETLAND TREATMENT SYSTEMS GRAVEL YARD AREA CHEMICAL STORAGE SHEDS YARD LIGHTS, TYP. OIL WATER SEPARATOR TREATMENT TRAIN SIMILAR TO WEST SIDE NEW 12 IN. DIAM. WATER MAIN OPEN SHED STYLE BUILDING (SHOPS)(ADMIN)35' UTILITY EASEMENT UNDERGROUND EXISTING ELECTRICAL UTILITIES PAVED YARD AREA RAINWATER HARVEST CISTERNS (APPROX. 5,000 GAL EACH), TYP. PRE-SETTLEMENT VAULT, TYP.FLOW CONTROL STRUCTURE RAINWATER HARVEST MANHOLE RAINWATER HARVEST PUMP EMERGENCY OVERFLOW STRUCTURE INFILTRATION BED LIMIT INFILTRATION BED LIMIT (FOOTING UNDERDRAINS AND ROOF DOWNSPOUT UNDERDRAINS) DRAIN TO OIL WATER SEPARATOR AND SEWER PLANNORTH92.92' 143.20' SCALE: 1" = 50' 50500 100 SCALE IN FEET KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 KC TL# 1434000010 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 DBH-1 BH-2 UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD D UD UD UDUDUDWUDUDUDUD UD UD UDUDUDUDUDUD UD UD UDDDD D UDUD UD UD UDDDDD DDDSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S SSSSSSSSSSSSS SS SS SS SS SS 4" W4" W4" W 12" W12" W12" W12" W 12" W12" W12" W12" W12" W4 2 4 4 41 41 BUILDING B BUILDING C KC TL# 1434000012 4 4 2 4 2 1 2 2 KC TL# 1623059130 3001 NE 4TH ST RENTON, WA 98065 P/L NEW SEWER NEW WATER MAIN NEW DUCT BANK 12 D-(4) UD-201 D-(6A) UD-202 D-(7) UD-202 D-(8) UD-202 D-(9) UD-202 D-(12) UD-202 D-(13) UD-202 D-(5) UD-201 D-(6) UD-201 2 4 INFILTRATION BED LIMIT (0.39 AC) 3 RAINWATER RECLAMATION MANHOLE (GRAVITY DRAINS TO PUMPS WEST OF BUILDING A) 14 TYP.FILLFILLFILLFILL FILL FILL FILL FILLTOP OF SLOPE TO RAINWATER PUMP AND CISTERNS 14 TYP. 7 (UNIT A) 7 (UNIT B) 7 (UNIT C) 9 5 72'± DRAIN PIPE 8 IN. DIAM., TYP. KC TL# 1623059144 2829 NE 3RD ST RENTON, WA 98065 97' PERFORATED STUB-OUT CONNECTION PER STD. PLAN 263.40, TYP. POTENTIAL VERTICAL INFILTRATION STONE COLUMN, TYP. 113' PRESETTLING VAULT 113' PRESETTLING VAULT 132' PRESETTLING VAULTDRAIN PIPE 12 IN. DIAM, MANIFOLD CONNECTION WITH UNDERDRAIN PIPES 8 IN. DIAM. TO PROMOTE EVEN STORMWATER DISTRIBUTION FOR INFILTRATION UNDERDRAIN PIPE 8 IN. DIAM. (FOOTING DRAIN), TYP. UNDERDRAIN PIPE 8 IN. DIAM. (ROOF DRAIN), TYP. NEW UTILITY EASEMENT ROOF OVERHANG x x x x x x x x xxxxxxROOF OVERHANG, TYP. SED-1 UD-204 FS-1 UD-204 OWS-1 UD-204UNIT-B UD-204 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE UD-104 MATCHLINE SEE UD-103PLAN NORTH \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG CONSTRUCTION NOTES: 2 1 3 4 5 6 7 CONSTRUCT CATCH BASIN TYPE 1 PER STD PLAN 200.00. CONSTRUCT CATCH BASIN TYPE 2 PER STD PLAN 201.00. CONSTRUCT CATCH BASIN TYPE 2 WITH LOCKING SOLID STORM ROUND FRAME AND COVER PER STD PLANS 201.00 AND 204.50 CONSTRUCT RECTANGULAR BIDIRECTIONAL VANED GRATE AND FRAME PER STD. PLAN 204.30 AND 204.20. CONSTRUCT FLOW SPLITTER PER DETAIL 1 ON SHEET UD-505. CONSTRUCT FLOW SPLITTER PER DETAIL X ON SHEET XX. CONSTRUCT MODULAR WETLAND PER DETAIL 1 ON SHEET UD-501. CONSTRUCT MODULAR WETLAND PER DETAIL X ON SHEET XX. CONSTRUCT OIL WATER SEPARATOR PER SECTION A ON SHEET UD-502. CONSTRUCT OIL WATER SEPARATOR PER DETAIL X ON SHEET XX. CONSTRUCT OVERFLOW STRUCTURE PER STD PLAN 234.20. INFILTRATION SYSTEM PER DETAIL 1 ON SHEET UD-506. CONSTRUCT CISTERN. 8 IN. CLEANOUT, TYP. RAINWATER PUMP SYSTEM PER DETAIL 1 ON UD-510. 8 9 10 11 12 13 14 15 STORMWATER PLAN UD-102 AUD-505B UD-204 20200 40 SCALE IN FEET BH-3 BH-4 DUD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UDDUDUD UD UD UD UD UD UDUDUDUD UD UD UD UD UD UD UDDUD UD UD UD DDDDW SSSSSSSSSSSS 4" W8" W8" W 12" W12" W12" W12" W 12" W 12" W12" W12" W12" W12" W12" W12" W 12" W 12" W42 41 2 4 41 41 42 BUILDING B BUILDING C KC TL# 1434000012 KC TL# 1623059059 KC TL# 1623059130 P/L P/L NEW WATER MAIN NEW DUCT BANK NEW SEWER JEFFERSON AVE NE(PRIVATE ACCESS ROAD) D-(10) UD-202 D-(11) UD-203 D-(19) UD-203 D-(18) UD-203 D-(14) UD-202 D-(15) UD-202 D-(17) UD-203 42 D-(23) UD-203 FILL FILL PER STD. PLAN 263.40, TYP. 14 TYP. UNDERDRAIN PIPE 8 IN. DIAM. (FOOTING DRAIN), TYP. PERFORATED STUB-OUT CONNECTION PER STD. PLAN 263.40, TYP. DRAIN PIPE 8 IN. DIAM., TYP. 90' PRESETTLING VAULT 146' PRESETTLING VAULT90' PRESETTLING VAULT 8 (UNIT D) 8 (UNIT E) 10 6 INFILTRATION BED LIMIT (0.36 AC) POTENTIAL VERTICAL INFILTRATION STONE COLUMN, TYP. CLEANOUTS AND DRAIN PIPE MANIFOLD AND UNDERDRAINS FOR INFILTRATION, TYP. 10' ROOF OVERHANG, TYP. x x x xROOF OVERHANG, TYP. SED-2 UD-204 FS-2 UD-204 OWS-2 UD-204 UNIT-E UD-204 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE UD-105MATCHLINE SEE UD-102PLAN NORTH \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG CONSTRUCTION NOTES: 2 1 3 4 5 6 7 CONSTRUCT CATCH BASIN TYPE 1 PER STD PLAN 200.00. CONSTRUCT CATCH BASIN TYPE 2 PER STD PLAN 201.00. CONSTRUCT CATCH BASIN TYPE 2 WITH LOCKING SOLID STORM ROUND FRAME AND COVER PER STD PLANS 201.00 AND 204.50 CONSTRUCT RECTANGULAR BIDIRECTIONAL VANED GRATE AND FRAME PER STD. PLAN 204.30 AND 204.20. CONSTRUCT FLOW SPLITTER PER DETAIL 1 ON SHEET UD-505. CONSTRUCT FLOW SPLITTER PER DETAIL X ON SHEET XX. CONSTRUCT MODULAR WETLAND PER DETAIL 1 ON SHEET UD-501. CONSTRUCT MODULAR WETLAND PER DETAIL X ON SHEET XX. CONSTRUCT OIL WATER SEPARATOR PER SECTION A ON SHEET UD-502. CONSTRUCT OIL WATER SEPARATOR PER DETAIL X ON SHEET XX. CONSTRUCT OVERFLOW STRUCTURE PER STD PLAN 234.20. INFILTRATION SYSTEM PER DETAIL 1 ON SHEET UD-506. CONSTRUCT CISTERN. 8 IN. CLEANOUT, TYP. RAINWATER PUMP SYSTEM PER DETAIL 1 ON UD-510. 8 9 10 11 12 13 14 15 STORMWATER PLAN UD-103 A UD-204 20200 40 SCALE IN FEET UDUDUD UD UD UD UD UD UD UDUDUD UD UD UD UD UD UD D D P UD UD UD UD UD UD UDUDUDUDDDDD UD UD UD UD UD UD UD10'-0"SSSSSSSSSSSSS8" W 12" W 12" W 12" W 12" W 8" W8" W8" W 4 BUILDING A KC TL# 1434000020 KC TL# 1434000012 1 P/L NEW WATER MAIN NEW DUCT BANK NEW SEWER MAIN NEW WATER MAIN D-(1) UD-201 D-(3) UD-201 D-(2) UD-201 11 RAIN GARDEN PER STD. PLAN 260.10 FUTURE BUILDING EXPANSION 41FILLFILLFILLTOP OF SLOPE PUMP AND CISTERNS KC TL# 16230591442829 NE 3RD STRENTON, WA 9806514 15 13 TYP. 1 32 1 UD-508 2 UD-508 3 UD-509 CONNECTION TO BUILDING, FILTERS, AND MONITORING/CONTROLS ARE NOT SHOWN. UNDERDRAIN PIPE 8 IN. DIAM. (FOOTING DRAIN), TYP. UNDERDRAIN PIPE 8 IN. DIAM. (ROOF DRAIN), TYP. WATER SURFACE LINE WATER SURFACE LINE (1,500 SF)(1,400 SF) UNDERDRAIN PIPE 8 IN. DIAM. (FOOTING DRAIN), TYP.xxxxxxxxxxxxxROOF OVERHANG, TYP. 1 UD-510 NOTE TO REVIEWER: AN EMERGENCY OVERFLOW FROM THE NEW RAIN GARDEN TO EXISTING DRAINAGE DITCH WILL BE INCORPORATED INTO THE DESIGN IN CONJUNCTION WITH THE OVERFLOW BACK TO THE INFILTRATION GALLERY. R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE UD-102 MATCHLINE SEE UD-105PLAN NORTH \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG CONSTRUCTION NOTES: 2 1 3 4 5 6 7 CONSTRUCT CATCH BASIN TYPE 1 PER STD PLAN 200.00. CONSTRUCT CATCH BASIN TYPE 2 PER STD PLAN 201.00. CONSTRUCT CATCH BASIN TYPE 2 WITH LOCKING SOLID STORM ROUND FRAME AND COVER PER STD PLANS 201.00 AND 204.50 CONSTRUCT RECTANGULAR BIDIRECTIONAL VANED GRATE AND FRAME PER STD. PLAN 204.30 AND 204.20. CONSTRUCT FLOW SPLITTER PER DETAIL 1 ON SHEET UD-505. CONSTRUCT FLOW SPLITTER PER DETAIL X ON SHEET XX. CONSTRUCT MODULAR WETLAND PER DETAIL 1 ON SHEET UD-501. CONSTRUCT MODULAR WETLAND PER DETAIL X ON SHEET XX. CONSTRUCT OIL WATER SEPARATOR PER SECTION A ON SHEET UD-502. CONSTRUCT OIL WATER SEPARATOR PER DETAIL X ON SHEET XX. CONSTRUCT OVERFLOW STRUCTURE PER STD PLAN 234.20. INFILTRATION SYSTEM PER DETAIL 1 ON SHEET UD-506. CONSTRUCT CISTERN. 8 IN. CLEANOUT, TYP. RAINWATER PUMP SYSTEM PER DETAIL 1 ON UD-510. 8 9 10 11 12 13 14 15 STORMWATER PLAN UD-104 20200 40 SCALE IN FEET UD UD UD UD UD UDUDUDUDUDUDUDUDUDUD UD DDDD UD P8" W4" W8" W12" W 12" W 12" W12" W12" W12" W12" W12" W12" W12" W12" W 12" W W12" W2 4 BUILDING A KC TL# 1623059059 KC TL# 1434000020 KC TL# 1434000012 NEW WATER MAIN NEW DUCT BANK JEFFERSON AVE NE(PRIVATE ACCESS ROAD) D-(21) UD-203 D-(22) UD-203 D-(23) UD-203 2 4 RAIN GARDEN PER STD. PLAN 260.10 2 4 1 4 D-(20) UD-203 UNDERDRAIN PIPE 8 IN. DIAM. (FOOTING DRAIN), TYP. UNDERDRAIN PIPE 8 IN. DIAM. (ROOF DRAIN), TYP. WATER SURFACE LINE 13 TYP. CONNECTIONS TO BUILDING NOT SHOWN (TANKS SIMILAR TO THOSE SHOWN ON UD-508) 14 EMERGENCY OVERFLOW TO RAIN GARDEN 14xxxxxROOF OVERHANG, TYP. RAINWATER RECLAMATION MANHOLE (GRAVITY DRAINS TO PUMPS EAST OF BUILDING A) 4 5 15 SIMILAR TO DETAIL 1 ON SHEET UD-510 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE UD-103 MATCHLINE SEE UD-104PLAN NORTH \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UD-101-106.DWG CONSTRUCTION NOTES: 2 1 3 4 5 6 7 CONSTRUCT CATCH BASIN TYPE 1 PER STD PLAN 200.00. CONSTRUCT CATCH BASIN TYPE 2 PER STD PLAN 201.00. CONSTRUCT CATCH BASIN TYPE 2 WITH LOCKING SOLID STORM ROUND FRAME AND COVER PER STD PLANS 201.00 AND 204.50 CONSTRUCT RECTANGULAR BIDIRECTIONAL VANED GRATE AND FRAME PER STD. PLAN 204.30 AND 204.20. CONSTRUCT FLOW SPLITTER PER DETAIL 1 ON SHEET UD-505. CONSTRUCT FLOW SPLITTER PER DETAIL X ON SHEET XX. CONSTRUCT MODULAR WETLAND PER DETAIL 1 ON SHEET UD-501. CONSTRUCT MODULAR WETLAND PER DETAIL X ON SHEET XX. CONSTRUCT OIL WATER SEPARATOR PER SECTION A ON SHEET UD-502. CONSTRUCT OIL WATER SEPARATOR PER DETAIL X ON SHEET XX. CONSTRUCT OVERFLOW STRUCTURE PER STD PLAN 234.20. INFILTRATION SYSTEM PER DETAIL 1 ON SHEET UD-506. CONSTRUCT CISTERN. 8 IN. CLEANOUT, TYP. RAINWATER PUMP SYSTEM PER DETAIL 1 ON UD-510. 8 9 10 11 12 13 14 15 STORMWATER PLAN UD-105 20200 40 SCALE IN FEET 315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-027ST-026-7ST-02WPRIM EL 328.84 WPSS SSSSS S S10'-0"315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-029ST-028ST-027ST-026-7ST-02WPRIM EL 328.84 WP320'316'318'322'324'316'316'316'316'316'316'316'318'318'318'318'318'318'318'320'310'330'320'330'328'330'332'320'320'332'330'328'326'324'322'334'332'334'336'FILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILL GRADING AND PAVING PLAN CP-100 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLANNORTHR KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 BUILDING CBUILDING BBUILDING AKC TL# 1434000020 JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKC TL# 1623059133 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 KING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 STORAGE LOCKER BUILDING(SHOPS)(ADMIN)COLD MILL AND OVERLAY EXISTING PAVEMENT, TYP. AND RE-STRIPE ROAD SAWCUT AND CONSTRUCT DRIVE ACCESS, TYP.PLANNORTHSCALE: 1" = 50' KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 KC TL# 1434000010 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 PLANTING AREA PER LANDSCAPE DRAWINGS, TYP. CONCRETE BUILDING PAD SEE ADDITIONAL SHEETS FOR ELEVATIONS, TYP. HOT MIX ASPHALT CONCRETE PAVEMENT CONCRETE WASH-DOWN AREA WITH RAISED CURB SURROUND GRAVEL YARD SURFACE RESTORE GRAVEL SHOULDER OVER NEW WATER MAIN, TYP. GENERAL SITE EARTHWORK VOLUMES AND MISCELLANEOUS STATISTICS 1.TOTAL SITE AREA, 248,673 SF, 5.709 AC 2.TOTAL OFF-SITE AREA, 273129 SF, 6.270 AC 3.ON-SITE IMPACTED AREA 240,806 SF, 5.528 AC 4.ON-SITE NON-IMPACTED AREA 7,867 SF, 0.181 AC 5.OFF-SITE IMPACTED AREA 33,549 SF, 0.770 AC 6.OFF-SITE NON-IMPACTED AREA 239,580 SF, 5.500 AC 7.ON-SITE VEGETATED AREAS NOT ADVERSELY IMPACTED BY CONSTRUCTION ACTIVITIES 7,867 SF, 0.181 AC 8.SITE EARTHWORK EXCAVATION AND BACKFILL TO SUBGRADE CUT 35,000 CY, 2,400 TN FILL 27,000 CY, 1,850 TN NET EXPORT 8,000 CY, 550 TN 9.CRUSHED SURFACING BASE COURSE IMPORT FILL 6,000 CY, 400 TN 10.HOT MIX ASPHALT PAVEMENT FILL 2,700 CY, 200 TN S S 2 20' TYP.NE 3 RD STKC TL# 1623059130 43'320'322'324'316'316'316'318'318' 31 8 ' 38' 24' 1 5 4 3 4 MATCH EXISTING GRADE, TYP. EXISTING SIDEWALK EXISTING TRAFFIC CURB AND GUTTER R/W (20LF) TO MATCH EXISTING FLOW LINE AND TOP OF CURB (SAWCUT REMOVE AND REPLACE TO NEAREST EXISTING JOINTS, TYP.) MATCH EXISTING SOD/GRASS SURFACE, TYP. 10' 10' 11' 11' 10' 10' EXISTING 4' GRASS BUFFER STRIP NEW 12 IN. DIAM. SEWER CONNECTION IN STREET MATCHLINE SEE CP-102 NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' GRADING AND PAVING PLAN CP-101 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 SURVEY CONTROL NOTES: HORIZONTAL DATUM: WASHINGTON STATE PLANE COORDINATE SYSTEM NAD 83/91 NORTH ZONE, US SURVEY FOOT. DERIVED BY CONSTRAINING LIN AND ASSOCIATES PROJECT GPS OBSERVATIONS UTILIZING THE WASHINGTON STATE REFERENCE NETWORK (WSRN), TO CITY OF RENTON PUBLISHED CONTROL POINTS NO.'S 612 AND 1502 ALONG THE NORTH LINE OF SECTION 16, T 23 N, R 5 E, W.M. BASIS OF BEARING: DERIVED BETWEEN LIN AND ASSOCIATES CONTROL POINTS 101 AND 102 S 89°-13'-02" E ALONG THE NORTH LINE OF SECTION 16, T 23 N, R 5 E, W.M. AS SHOWN IN CITY OF RENTON SHORT PLAT NO. LUA15-00676, AFN 20160303900006, RECORDS OF KING COUNTY, WASHINGTON. VERTICAL DATUM: THE VERTICAL DATUM IS NAVD 88 US SURVEY FOOT. PROJECT ELEVATIONS DERIVED FROM SITE VERTICAL BENCHMARK "HAFF", WSDOT MON ID NO. 5551, NGS PID SY5646 BENCHMARK EL.= 340.951 REFERENCES: CITY OF RENTON SHORT PLAT NO. LUA15-00676, AFN 20160303900006, RECORDS OF KING COUNTY, WASHINGTON. QUARTER SECTION MAP OF NW QUARTER, SECTION 16, TOWNSHIP 23 NORTH, RANGE 05 EAST W.M. DATE VISITED MARCH 7 - MAY 1, 2018 RIM EL 329.62RIM EL 329.46 RIM EL 329.45RIM EL 327.65 RIM EL 329.00 RIM EL 328.30 BH-1 BH-2 RIM EL 327.26 RIM EL 328.31 WRIM EL 328.84SS S SSW RIM EL 329.62RIM EL 329.46 RIM EL 329.45RIM EL 327.65 RIM EL 329.00 RIM EL 328.30 BH-1 BH-2 RIM EL 327.26 RIM EL 328.31 WRIM EL 328.84 W BUILDING B FF EL 330.00 BUILDING C FF EL 330.00 EXISTING 10' PSE EASEMENT NEW 35' EASEMENT TO BE DEVELOPED KC TL# 1434000012 FILLKC TL# 1623059130316'318'316'316'316'318'318'318'320'320'-1.42% TYP. -1.03% TYP.-2.15%TYP.-0.88%TYP.-1.46%TYP.FG EL 329.17 FG EL 327.30 FG EL 329.52 329.60 329.60 329.80 329.80 328 . 6 0 328.6 0 328. 8 0 32 8 . 8 0 328.60328.80329.00-0.70 % TYP.FILLFILLFILLFILL FILL FILL FILL FILLFILLFILLFILLFILL FILL FILL FILL W WW W 32.00' 20.00' 3' 5.00' 3' 20' 20.00'28.32' 12.00' TYP. 26.00'30.00' 5.36' 5.37' 56.00' 29.50' 45.29' 4 7 77 66 1 2 FILL SLOPE 3:1 TYP. FILL LIMIT LINE 4 P/L FILL SLOPE 3:1 TYP. ROOF OVERHANG ROOF OVERHANG WASH CONTAINMENT PAD PER DETAIL 1 ON SHEET CP-503 WATER QUALITY TREATMENT MODULAR WETLANDS OIL WATER SEPARATOR POTENTIAL HIGH FLOW INFILTRATION STONE COLUMN EMERGENCY OVERFLOW (UIC), TYP. TRANSFORMER PAD DOMESTIC AND FIRE SERVICE VAULT DOUBLE DETECTOR CHECK VALVE IN HOT BOX AND DOMESTIC SERVICE TO FILL PIPE P/L MANHOLE COLLECTION FOR GRAVITY DRAIN TO STORMWATER HARVEST PUMPS TRUCK FILL SPIGOT NEW EDGE OF PAVEMENT FLOW SPLITTER LIDS VAULT MANHOLE LIDS, SOLID (TYP.) FLUSH TO FINISH GRADE R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 MATCHLINE SEE CP-104 MATCHLINE SEE CP-103MATCHLINE SEE CP-101 NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH NORTH/SOUTH CP-201 GRADING AND PAVING PLAN CP-102 A CP-502 E CP-501 F CP-501 WEST/EAST CP-201 RIM EL 330.10 RIM EL 329.78 RIM EL 329.78 RIM EL 329.62 RIM EL 329.60 RIM EL 329.65 RIM EL 330.48 BH-3 BH-4 RIM EL 330.13 W S W RIM EL 330.10 RIM EL 329.78 RIM EL 329.78 RIM EL 329.62 RIM EL 329.60 RIM EL 329.65 RIM EL 330.48 BH-3 BH-4 RIM EL 330.13 W W W W W W W W WW W 2 2 BUILDING B FF EL 330.00 BUILDING C FF EL 330.00 KC TL# 1434000012 KC TL# 1623059059 KC TL# 1623059130 JEFFERSON AVE NE(PRIVATE ACCESS ROAD)32 0 ' 31 0 ' 3 3 0 '-0.84%TYP. -1.96% TYP. -0.64% TYP. -2.00% TYP. FG EL 329.85 331.60331.80332.00332.20332. 4 0 332.00332.20332.40330.60330.80331.00-2.00% TYP. -1.98% TYP. -3.00% TYP.-1.00%TYP.-1.95% TYP. FILL FILLFILLFILL 27' 20' 3' 32' 6' 6' 24' 24' 24'22' 5' 20' 16'16'24'20'8'10' 2.00' MIN. 28.83' 3' 20' 9.00' TYP. 8.50' TYP. 9' 36.67' 24'24' 31' 9' 44 4 1 2 1 77 7 FILL SLOPE VARIES 3:1 TYP. 1 2 MATCH EDGE OF EXISTING PAVEMENT 2 EDGE OF EXISTING PAVEMENT NEW WATER VALVE, TYP. 4 4 4 MATCH EDGE OF EXISTING PAVEMENT 9 9 FIRE SERVICE VAULT REMOVE AND REPLACE GRAVITY BLOCK WALL (ECOLOGY BLOCK) BARRIER AS NEEDED P/L NEW EDGE OF PAVEMENT SAWCUT 2' INTO EXISTING EDGE OF PAVEMENT AND CONSTRUCT NEW DRIVEWAY ENTRANCE NEW EDGE OF PAVEMENT NEW LOW GRAVITY BLOCK WALL FOR SLIDE GATE, TYP. VAULT MANHOLE LIDS, SOLID (TYP.) FLUSH TO FINISH GRADE R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE CP-105MATCHLINE SEE CP-102NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH EAST/WEST CP-201 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 GRADING AND PAVING PLAN CP-103 D CP-501 D CP-501 C CP-501 C CP-502 B CP-501 RIM EL 328.55 RIM EL 328.50 RIM EL 328.25 P S10'-0" RIM EL 328.55 RIM EL 328.50 RIM EL 328.25 P W W WW WW W BUILDING A FF EL 330.80 KC TL# 1434000020 EXISTING 10' PSE EASEMENT KC TL# 1434000012316'318'320'330'328'-1.05%TYP.- 1 . 5 3% T Y P . -1.39% TYP. FG EL 329.85 330.00 330.20 330.40 330.60 330.80328.40328.4 0 328.60328.80329.00329.20329.40329.60329.80FILLFILLFILLBUILDING A GRADE BREAK AT 0.95% W POTENTIAL FUTURE ACCESS PATH BETWEEN COUNTY PROPERTIES 54.00' 15.00' EAST RAIN GARDEN FLOOR ELEVATION 328.75 8 4 22 77 1 2 NEW WATER VALVE, TYP. P/L FILL SLOPE 3:1 TYP. FILL SLOPE VARIES 3:1 MAXIMUM TO MATCH EXISTING AT P/L TYP. BUILDING A ELEVATION 329.97 BUILDING A ELEVATION 330.80 P/L RAINWATER CISTERN PAD P/L NEW 35' UTILITY EASEMENT DOUBLE DETECTOR CHECK VALVE IN HOT BOX AND DOMESTIC SERVICE TO FILL PIPE WALKWAY ELEVATION VARIES FROM 328.50 TO 330.50 WEST RAIN GARDEN FLOOR ELEVATION 328.00 8 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE CP-102 MATCHLINE SEE CP-105NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH NORTH/SOUTH CP-201 R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 GRADING AND PAVING PLAN CP-104 B CP-502 RIM EL 330.75 RIM EL 330.60 RIM EL 330.42 RIM EL 329.87 P W W W W W RIM EL 330.75 RIM EL 330.60 RIM EL 330.42 RIM EL 329.87 P W W BUILDING A FF EL 330.80 KC TL# 1623059059 KC TL# 1434000020 KC TL# 1434000012 JEFFERSON AVE NE(PRIVATE ACCESS ROAD)330'332'332'330'328'326'324' 322'334'332'334'336'-1.00 % TYP. -1.57% TYP.-0.51%TYP.FG EL 331.07 331. 0 0 331 . 2 0332.00332.20332.40-1.00%TYP.EXISTING PSE TRANSMISSION EASEMENT W W W W W 36.67' 25.00' 25.00' 20.00' 7.00' 35.19'5.00' 20.00'24.00'20.00' 5.00' 20.00'24.00'18.08'8.06' 9.10' 29.54' 3.74' 2 24.00'31.00' 8 2 77 1 2 EDGE OF EXISTING PAVEMENT 2 NEW WATER VALVE, TYP. 4 4 4 FILL SLOPE VARIES 3:1 MAXIMUM TO MATCH EXISTING AT P/L TYP. 1 9 DOMESTIC AND FIRE SERVICE VAULT WALKWAY LOW GRAVITY BLOCK WALL FOR SLIDE GATE EXISTING DRIVEWAY R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE CP-103 MATCHLINE SEE CP-104MATCHLINE SEE CP-106 NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 GRADING AND PAVING PLAN CP-105 D CP-502 W 2 KC TL# 1434000020 KC TL# 1434000010 KC TL# 1623059059 JEFFERSON AVE NE(PRIVATE ACCESS ROAD)340' 330' 320' 320'6'NE 2ND ST 2 1 EDGE OF EXISTING PAVEMENT P/LNEW WATER VALVE, TYP. EDGE OF EXISTING PAVEMENT R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 MATCHLINE SEE CP-105 NOTE: SITE CONTOURS ARE 0.1' OFF-SITE CONTOURS ARE 2' \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-101-106.DWG PLAN NORTH R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE. 2 0.50' HMA CL 1/2 IN. (PG 64-22) SEE TYPICAL SECTION A ON SHEET CP-501. 1 CONSTRUCT CEMENT CONCRETE TRAFFIC CURB AND GUTTER PER STD. PLAN 101. 3 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS. 4 CEMENT CONCRETE SIDEWALK PER STD. PLAN 102 ADJACENT TO BUFFER STRIP. 5 COVERED SHED OPEN PARKING PAD PER STRUCTURAL PLANS. 6 CONCRETE BUILDING PAD PER STRUCTURAL PLANS. 7 RAIN GARDEN PER STD. PLAN 260.10.8 GENERAL NOTES 1.ALL MANHOLE FRAMES AND COVERS SHALL BE ADJUSTED TO FINISHED GRADE PER STD. PLAN 400.4 0.20' COLD MILL AND HMA OVERLAY WITH HMA CL 1/2 IN. (PG 64-22). 9 GRADING AND PAVING PLAN CP-106 BUILDING A OFFICEBUILDING B FLEET SHOPS BUILDING C EQUIPMENT SHED 50.31%FINISHED GRADE EXISTING GRADE 1 3 4 3 4 3 4 5 56 P/LP/L P/L P/L VARIABLE SLOPE (MAX 3:1) TO MATCH EXISTING AT PROPERTY LINE 11.50' ± NEW 8' HIGH CHAIN LINK FENCE 7.00' OVERHANG 7.00' OVERHANG RAIN GARDEN WALKWAY 2' CLEAR ZONE 2' CLEAR ZONE 6' CLEAR ZONE SLOPE VARIES 2:1 TO 3:1 (ST) (ST)(W) (SS) 23.50' OVERHANG EXISTING 2:1 SLOPE NEW TOP OF SLOPE TOE OF SLOPE FILL LINE PER PLAN 6 5 (SS) SITE DRAINAGE TYP. (SEE UD PLANS) (W) C/L 30' PRIVATE ACCESS ROAD EXISTING FENCE KC TL# 1623059059GENERAL YARD BUILDING C BEYOND ACCESS DRIVE BUILDINGS A AND B BEHIND ON-SITE 8' HIGH CHAIN LINK FENCE (P/C) (P/C) (P/C) (P/C) UTILITY EASEMENT TO BE DETERMINED 3:1 (W) 10' PLANTED BUFFER OR DRIVEWAY 71 2 1 2 (W) FINISHED GRADE EXISTING GRADE TO DRAINAGE SYSTEM BEYOND 2 -1.2% -1.3% -0.5%-0.7%-0.3%-0.7%-0.6% -2.0% -1.6%-1.0%-1.5% -1.0% 1.00% NEW 8' HIGH CHAIN LINK FENCE NEW 6' HIGH ORNAMENTAL FENCE SEE FENCING PLANS NEW 8' HIGH CHAIN LINK FENCE, SEE FENCING PLANS SHOULDER RESTORATION COLDMILL AND OVERLAY R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 CONSTRUCTION NOTES: 1.00' CRUSHED SURFACING BASE COURSE 2 0.50' HMA CL 1/2 IN. (PG 64-22)1 CONCRETE BUILDING PAD PER STRUCTURAL PLANS 3 SELECT BORROW4 COMMON BORROW5 EMBANKMENT COMPACTION6 0.50' TOPSOIL TYPE A AND GRASS SEED OR AS SHOWN IN LANDSCAPE PLANS 7 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_CP-201-202.DWG NORTH TO SOUTH TYPICAL PROFILE CP-102, CP-104 WEST TO EAST TYPICAL PROFILE CP-102, CP-103 GRADING PROFILE CP-201 NOT TO SCALE B CP-502 B CP-502 D CP-501 B CP-501 A CP-502 FILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLFILLxxxxxxxxxx x x x 315320325330335BH-1BH-2BH-3BH-4SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.3ST-024ST-025ST-026ST-027ST-02UDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDUDDWPUDUDUDUDUDUDUDUDUDUDUDUDUDDUDUDUDDUDUDDDDDUDWP12" W12" W12" W12" W12" W12" W12" W12" W8" W12" W12" W12" W12" W12" W12" WSSSSSSSSSSSSSSSSSSSSSSSS S SSSS S SS S S S SSSSSS10'-0"R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 UTILITY MASTER PLAN UM-100 PLANNORTHBUILDING CBUILDING BBUILDING AKC TL# 1434000020 JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKC TL# 1623059133 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 KING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 STORAGE LOCKER BUILDING(SHOPS)(ADMIN)KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 WATER CISTERN FILL PUMP INSTALL BLOWOFF VALVE VALVE CONTROLS FOR OIL/WATER SEPARATOR AND DISCHARGE OF WASH-DOWN WATER TO SEWER WASH-DOWN AREA WATER STAND PIPE CONSTRUCT NEW MANHOLE AND CONNECT NEW 12 IN. DIAM. PVC SANITARY SEWER PIPE TO EXISTING 21 IN. DIAM. SEWER PROPERTY LINE SCALE: 1" = 50' 50500 100 SCALE IN FEET NEW MANHOLE 48 IN. DIAM, TYP. WITH SOLID BOLT DOWN LID NEW UTILITY EASEMENT ELECTRICAL UNDERGROUNDING DUCT BANK AND COMMUNICATIONS TRENCH END 12 IN. DIAM. SEWER MAIN WITH STUB TO ADJACENT PROPERTY END ELECTRICAL DUCT BANK END 12 IN. DIAM. D.I. WATER MAIN IN JEFFERSON AVENUE 12 IN. DIAM. D.I. WATER MAIN LOOP FIRE HYDRANT, TYP. WATER SERVICE WITH FIRE DEPARTMENT CONNECTION WATER SERVICE WITH FIRE DEPARTMENT CONNECTION AND FIRE HYDRANT WATER SERVICE WITH FIRE DEPARTMENT CONNECTION AND FIRE HYDRANT FIRE HYDRANT SEWER CONNECTION TRANSFORMER WATER SERVICE METER AND FIRE HYDRANT EXISTING COMMUNICATIONS PEDESTAL TO BE REMOVED AND REPLACED WITH JOINT UTILITY TRENCH EXISTING FIBER OPTIC CONNECTION WITH JOINT UTILITY TRENCH 12 IN. DIAM. WATER MAIN LOOP CONNECTION EXISTING GAS (PROTECT IN PLACE) CAP EXISTING GAS MAIN SEE DRAINAGE PLANS FOR STORMWATER UTILITIES 12" W12" W12" W12" W12" W12" W12" W12" W8" W12" W12" W12" W12" W12" W12" W315320325330335RIM:329.00 SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.SCHEDULE A STORMSEWER PIPE 18 IN. DIAM.ST-024ST-025ST-026ST-027ST-02UDUDUDUDUDUDUDUDUDUDDWPDUDUDDUDUDDDDDWPSSSSSSSSSSSSSSSSSSSSSSSS S SSSS S SS S S S SSSSSS10'-0"R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_UW-101-106.DWG PLANNORTH WATER MASTER PLAN UW-100 BUILDING CBUILDING BBUILDING AKC TL# 1434000020 JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 STORAGE LOCKER BUILDING STORAGE LOCKER BUILDING WATER TRUCK FILL SPIGOT AND CONTAINMENT PAD NEW 12 IN. DIAM. WATER MAIN (SHOPS)(ADMIN)4 IN. FIRE AND DOMESTIC WATER SERVICE 4 IN. DIAM. FIRE AND DOMESTIC WATER SERVICE 4 IN. DIAM. DOMESTIC WATER SERVICE TO TRUCK FILL CAP EXISTING MAIN NEW BLOW-OFF NEW HYDRANT, TYP.CONNECT TO EXISTING SERVICE CONNECT TO EXISTING SERVICE PLANNORTHSCALE: 1" = 50' KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 KC TL# 1434000010 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 15' WIDE WATER UTILITY EASEMENT, TYP. 315320325330335BH-1BH-2BH-3BH-4DWPDUDUDDDDDDWP12" W12" W12" W12" W12" W12" W12" W12" W8" W12" W12" W12" W12" W12" W12" W10'-0"SSSSSSSSSSSSSSSSSSSSSSSS SSSSS S 40+50.00 SS S S S SSSSSSSSxxxxxxxxxx x x x R KNOW WHAT'S BELOW. BEFORE YOU DIG. (UTILITY LOCATIONS ARE APPROX.) CALL 2 BUSINESS DAYS DRAFT 60% DESIGN - NOT FOR CONSTRUCTION NOT FOR CONSTRUCTION PROJECT # Department of Natural Resources and Parks Parks and Recreation Division Capital Projects Section 201 S. Jackson St., Suite 700, Seattle, WA 98104 Christie True, Director ISSUED APPROVED REVIEWED DRAWN PROJECT MANAGER BRENDA BRADFORD KC PARKS 1122161 3005 NE 4th Street Renton, WA 98056 KING COUNTY PARKS - RENTON SHOP SITEREV #BY DATEREVISION KING COUNTY PARKS - RENTON SHOP KC PARKS 1122161 01/15/2019 600 University Street Suite 500 Seattle, WA 98101-4132 01/15/2019 01/15/2019 \\SEAA-SRV01\NEWFORMA\11075\10094727\6.0_CAD_BIM\6.2_WORK_IN_PROGRESS\DWG\SHEETS\10094727 - KCMF_US-101-106.DWG PLANNORTH SANITARY SEWER PLAN US-100 BUILDING CBUILDING BBUILDING AKC TL# 1434000020 JEFFERSON AVE NE (PRIVATE ACCESS ROAD) N E 3 R D S T NE 2ND STKC TL# 1623059133 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 KING COUNTY ROADS 3005 NE 4TH ST RENTON, WA 98056 KC TL# 1434000012 KING COUNTY PARKS 3003 NE 4TH ST RENTON, WA 98056 KC TL# 1623059130 WASHINGTON STATE BOARD FOR FUTURE RENTON COMMUNITY COLLEGE FACILITY 3001 NE 4TH ST RENTON, WA 98056 KC TL# 1623059059 SEGALE PROPERTIES LLC 301 MONROE AVE NE RENTON, WA 98056 STORAGE LOCKER BUILDING(SHOPS)(ADMIN)CONSTRUCT NEW MANHOLE TO CONNECT NEW 12 IN. DIAM. PVC SANITARY SEWER PIPE WITH THE EXISTING 21 INCH DIAMETER SEWER PIPE KC TL# 1623059144 GILROY FAMILY LLC 2829 NE 3RD ST 98056 KC TL# 1434000010 KING COUNTY ROADS 3021 NE 4TH ST RENTON, WA 98056 NEW MANHOLE, 48 IN. DIAM. NEW MANHOLE, 48 IN. DIAM. AND 12 IN. DIAM. STUBOUT FOR FUTURE EXTENSION. NEW MANHOLE, 48 IN. DIAM. AND 6 IN. DIAM. SANITARY SEWER PIPE NEW MANHOLE, 48 IN. DIAM. AND 8 IN. DIAM PVC SANITARY SEWER PIPE 6 IN. DIAM PVC SANITARY SEWER PIPE AND CLEANOUT FOR BUILDING C FLOOR DRAIN NEW MANHOLE, 48 IN. DIAM. AND 6 IN. DIAM. SANITARY SEWER PIPE WASH-DOWN PAD DISCHARGE FROM OIL/WATER SEPARATOR TO SEWER PLANNORTHSCALE: 1" = 50' 7845612391011121314151617181920EASEMENT LINEPROPERTY LINEJEFFERSON AVE NEPLANNORTHL-100TREE INVENTORY PLANSITENOT FOR CONSTRUCTIONPROJECT #Department of Natural Resources and ParksParks and Recreation DivisionCapital Projects Section201 S. Jackson St., Suite 700, Seattle, WA 98104Christie True, DirectorISSUEDAPPROVEDREVIEWEDDRAWNPROJECT MANAGERRKNOW WHAT'S BELOW.BEFORE YOU DIG.(UTILITY LOCATIONS ARE APPROX.)CALL 2 BUSINESS DAYSBIM 360://10094727_KCMF/10094727-A-YARD-CENTRAL.rvt10/29/2018 4:21:44 PM KC PARKS 11221613005 NE 4th StreetRenton, WA 98056BASELINE DRAFTKC PARKS 112216112/21/18JMJZJZ/KF07/02/2018KING COUNTY PARKS- RENTON SHOPBRENDA BRADFORDRENTON SHOPREV #REVISIONBY DATE12/21/1812/21/1812/21/180030'60'SCALE: 1"=30'-0"SITEEXISTING TREE TABLETREE IDSCIENTIFICNAMECOMMONNAMEDSH (inches)PROPOSED ACTION1Western White Pine30 Remove due to proximity to proposedimprovements26,7,8Remove due to proximity to proposedimprovements3 < 4Remove due to proximity to proposedimprovements414Preserve - protect in place511Preserve - protect in place69Preserve - protect in place76Preserve - protect in place84Preserve - protect in place914Preserve - protect in place108Preserve - protect in place1130Preserve - protect in place1223Preserve - protect in place1320Preserve - protect in place1416Preserve - protect in place1532Preserve - protect in place1624,22Preserve - protect in place1717Preserve - protect in place1822Preserve - protect in place1923Preserve - protect in place2039Preserve - protect in placeJapanese Maple 3 stemBlack CottonwoodPinus moticolaAcer palmatumAcer palmatumPopulus balsamiferaBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodBlack CottonwoodPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaBlack CottonwoodDouglas FirDouglas FirDouglas FirPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiPseudotsugamenziesiiDouglas FirDouglas FirBlack Cottonwood2 stemsBlack CottonwoodBlack CottonwoodPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaPopulus balsamiferaAcer macrophyllumBig Leaf MapleJapanese Maple 5 stem Renton Central Maintenance Facility Tree Assessment Date 1-11-2019 Department of Natural Resources and Parks Parks and Recreation Division King Street Center, KSC-NR-0700 201 S Jackson Street, Suite 700 Seattle, WA 98104 Draft Stormwater Technical Information Report King County Parks – Renton Shop Central Maintenance Facility Replacement Project King County Department of Natural Resources and Parks - Parks and Recreation Division January 15, 2019 KING COUNTY PARKS – RENTON SHOP TRAFFIC IMPACT ANALYSIS CONTRACT NO. E00491E17 11/16/2018 Department of Natural Resources and Parks Parks and Recreation Division King Street Center, KSC-NR-0700 201 S Jackson Street, Suite 700 Seattle, WA 98104 Environmental Overview Technical Memo 1 Critical Areas Overview Technical Memorandum Renton Shop CONTRACT NO. E00491E17 November 2018 Department of Natural Resources and Parks Parks and Recreation Division King Street Center, KSC-NR-0700 201 S Jackson Street, Suite 700 Seattle, WA 98104 King County Parks SEPA Environmental Checklist WAC 197-11-960 Page 1 of 24 Renton Shop November 16, 2018 Department of Natural Resources and Parks Parks and Recreation Division King Street Center 201 South Jackson Street, Suite 700 Seattle, WA 98104 http://www.kingcounty.gov/parks SEPA Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: King County Parks - Renton Shop City of Renton Land Use ID# 584394 2. Name of applicant: King County Department of Natural Resources and Parks 3. Address and phone number of applicant and contact person: Brenda Bradford, Capital Project Manager IV King County Parks and Recreation Division 201 South Jackson Street, Room 700 Seattle, WA 98104 206-477-7372 (SEPA) KCParks.SEPA@kingcounty.gov 4. Date checklist prepared: November 16, 2018 5. Agency requesting checklist: King County Department of Natural Resources and Parks 6. Proposed timing or schedule (including phasing, if applicable): Design and Permitting 2018-2019 Construction and Demolition 2020-2022 - The existing facility would continue to operate throughout construction of the new structures, with demolition of the existing buildings following occupancy of the new buildings. 1 Clark Close From:Patrick Gilroy <patrick@stor-house.com> Sent:Monday, May 06, 2019 3:14 PM To:Clark Close Cc:Dick Gilroy; Bradford, Brenda Subject:PR19-000190 King County Parks - Renton Shop / LUA19-000090 Good afternoon, Mr. Close. I represent Gilroy Family, LLC, the owner of property the west of, and immediately adjacent to, the King County Parks Renton Shop. This letter is in response to the issuance of a notice of application by the City, file number PR19-000190 King County Parks - Renton Shop / LUA19-00090. We submitted formal comment in response to the applicants SEPA notice. We are submitting similar information again here with the goal of informing the City’s permit review processes. Primarily, we are concerned with the proposed ecology block material storage bins along the west boundary of the project site, specifically with regard to any topsoil or dirt that may be stored in these bins. It is our experience with such storage areas that they generate a fair amount of dust in the warm, drier summer months. This dust can blow onto ours and other neighboring properties and create a nuisance. In my previous conversations with the applicant, she indicated that they would look into the exact materials planned to be stored in these bins. She also indicated the County would determine if those materials are prone to becoming airborne and mitigate for such. I was not able to find any such details or proposed mitigation on the applicant’s submittal materials. We ask the City and the applicant to furnish such information. And, if soil storage is a possibility, please consider the option of installing a fabric-lined fence atop the ecology block storage bins to screen dust. Thank you for the opportunity to comment. Sincerely, Patrick J. Gilroy The Stor-House Self Storage | Wine Storage Bellevue 1614 118th Ave SE | Bellevue, WA 98005 | o: (425) 999-8250, x2 stor-house.com | winestoragebellevue.com 1 Clark Close From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov> Sent:Tuesday, May 07, 2019 3:44 PM To:Clark Close Cc:Hall, Deena; Kim, Jennifer Subject:PR19-000190 King County Parks - Renton Shop / LUA19-000090 Information regarding public comment Attachments:181220 RESPONSE Gilroy SEPA.pdf; 181218 Gilroy SEPA.pdf Clark, Our yard bin area storage is for asphalt, wood, waste, metal, and broken concrete. Mr. Gilroy’s materials of concern are soil and topsoil, which are materials our design does not include. Attached is the response we sent to Mr. Gilroy’s comment during SEPA. Thanks! From: Patrick Gilroy <patrick@stor-house.com> Sent: Monday, May 6, 2019 3:14 PM To: cclose@rentonwa.gov Cc: Dick Gilroy <dick@stor-house.com>; Bradford, Brenda <Brenda.Bradford@kingcounty.gov> Subject: PR19-000190 King County Parks - Renton Shop / LUA19-000090 [EXTERNAL Email Warning! ] This email originated from outside of King County. Do not click links or open attachments unless you know the content is safe.] Good afternoon, Mr. Close. I represent Gilroy Family, LLC, the owner of property the west of, and immediately adjacent to, the King County Parks Renton Shop. This letter is in response to the issuance of a notice of application by the City, file number PR19-000190 King County Parks - Renton Shop / LUA19-00090. We submitted formal comment in response to the applicants SEPA notice. We are submitting similar information again here with the goal of informing the City’s permit review processes. Primarily, we are concerned with the proposed ecology block material storage bins along the west boundary of the project site, specifically with regard to any topsoil or dirt that may be stored in these bins. It is our experience with such storage areas that they generate a fair amount of dust in the warm, drier summer months. This dust can blow onto ours and other neighboring properties and create a nuisance. In my previous conversations with the applicant, she indicated that they would look into the exact materials planned to be stored in these bins. She also indicated the County would determine if those materials are prone to becoming airborne and mitigate for such. I was not able to find any such details or proposed mitigation on the applicant’s submittal materials. We ask the City and the applicant to furnish such information. And, if soil storage is a possibility, please consider the option of installing a fabric-lined fence atop the ecology block storage bins to screen dust. Thank you for the opportunity to comment. Sincerely, Patrick J. Gilroy 1 Clark Close From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov> Sent:Tuesday, June 04, 2019 2:44 PM To:Clark Close Cc:Rinck, Brandy Subject:KC Parks Renton Shop PR19-000190 King County Parks - Renton Shop / LUA19-000090 - Historical and Cultural Resources - Confidential Clark We noticed on the City of Renton website that you have done some outreach to one of the tribes. That caused me to remember that I should have asked you to cc Brandy Rinck (our Archeologist) if you are making outreach to tribes as part of your process. Brandy is our Parks archeologist who has been in touch with the tribes as well so if she is CC’d then she can be aware that there are other communications regarding the same project. Sorry I forgot to mention this! As background: County projects are required to undergo a historical and cultural resource screening (HPP report) which we did a few years ago. 1. HPP report did not recommend archeological survey. 2. HPP report did recommend an inadvertent discovery plan for construction (which Parks has a standard plan that gets modified to be site specific) 3. It recommended contacting 4-5 tribes. We contacted them prior to first geotech drilling, during early design, and for SEPA. We have not received any comments or concerns from them to date. Thanks! Brenda Bradford, Architect Capital Project Manager King County Department of Natural Resources and Parks Capital Project Management 201 South Jackson Street, #700, Seattle, WA 98104 Wk. 206-477-1030 Cell Ph. 206-549-2902 Brenda.Bradford@kingcounty.gov May 22, 2019 Patrick J. Gilroy The Stor-House Self Storage | Wine Storage Bellevue 1614 118th Ave SE Bellevue, WA 98005 SUBJECT: KING COUNTY PARKS – RENTON SHOP COMMENT RESPONSE LETTER LUA19-000090, SA-A, CU-H, V-A, MOD Dear Mr. Gilroy: Thank you for your comments related to King County Parks – Renton Shop (received May 6, 2019) wherein you raised a concern with the proposed ecology block material storage bins along the west boundary of the project site, specifically with regard to any topsoil or dirt that may be stored in these bins and the dust typically associated with the such storage areas in the warm, drier summer months. Your email included a mitigation request for a fabric-lined fence atop the ecology block storage bins to screen dust and materials that are prone to become airborne. Your comments will be added to the public record for consideration by the reviewing official and you have been added as a party of record. Thank you for your interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 20, 2019 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – King County Parks – Renton Shops; LUA19-000080, SA-A, CU-H, V-A, MOD The applicant, King County Department of Natural Resources and Parks, Parks and Recreation Division, is requesting Administrative Site Plan Review, Hearing Examiner Conditional Use Permit, a landscape variance, and a refuse and recyclable modification to replace the existing Central Maintenance Facility at 3005 NE 4th St (APN 1434000012). The proposed new King County Parks - Renton Shop would consists of three (3) new buildings, separate staff and visitor parking areas, fleet and equipment parking, and covered and uncovered storage. The Crew/Administration Building A (aka Building CA) would be an approximately 27,000 square foot 2-story building along the south edge of the property. The Shop Building B (aka Building SH) would be a roughly 20,900 square foot 2-story building located near the middle of the site. Building C (aka Building ST) would be an approximately 4,500 square feet single-story enclosed and covered storage building along the northern boundary. In addition to the buildings, a variety of storage areas would include ecology block material storage bins, utility trailers and other equipment parking along the north and west boundaries. Approximately 7,700 square feet of this storage area would be covered, but not fully enclosed. The proposed project would provide improved function and space for shop operations, enhanced vehicle and pedestrian safety, better site circulation and flow, and provide needed office space, meeting rooms, storage, and support spaces to support planned growth. The facility is designed to meet the goals of Net Zero Energy pursuant to the Living Building Challenge certification process. The 5.7 acre site is generally flat with a slight slope downward from east to west. Access to the site is from Jefferson Ave NE (a private road owned by King County) via the intersection at NE 3rd St/NE 4th St and Jefferson Ave NE. No wetlands or streams were identified on the project site. The applicant is proposing to retain five (5) out of the eight (8) onsite trees. Renton Shop – Construction Mitigation Narrative 1 King County Department of Natural Resources and Parks, Parks and Recreation Division King County Parks – Renton Shop Construction Mitigation Description As part of the Conditional Use Permit application package, the City requests a Construction Mitigation Description be provided with responses to the following items: 1. Proposed construction dates Applicant Response: At this time King County has identified construction occurring during the 2020-2022 time frame. A minimum two-year construction window is anticipated due to phasing to allow continuation of parks maintenance operations and dispatch from the site as construction is ongoing. Because of the potential delays related to the phasing, King County Parks requests extensions for civil construction and building permit approvals to be valid for a period of 3 years from the date of issuance; thereby avoiding the need to reapply for new permits while construction is on-going. 2. Hours and days of operation Applicant Response: Construction of this facility is not expected to extend beyond typical construction work hours allowed by Renton code. Construction activities shall be restricted per RMC 4-4-030.C.3.b. 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 would occur on Sundays. 3. Proposed hauling/transportation routes Applicant Response: The Renton Shop site is accessed from Jefferson Avenue NE, a private road owned by King County. The access road is used by other King County departments such as the Roads Division and Solid Waste Division to access their facilities to the south of the Renton Shop site. Jefferson Avenue NE intersects with NE 3rd Street at the signalized intersection north of the project site. It is anticipated that construction equipment, materials and supplies would be delivered to the site via Interstate 405 (I-405) heading east on NE 3rd Street and turning south on Jefferson Avenue NE. Construction debris haulers would utilize the same route heading back towards I-405. Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 4. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics Applicant Response: King County Parks will develop detailed construction plans and specifications with the intent to minimize and avoid noxious impacts related to the Renton Shop. Renton Shop 1 King County Department of Natural Resources and Parks, Parks and Recreation Division King County Parks – Renton Shop Conditional Use Permit Justification General Project Background King County Parks consists of more than 200 parks, 175 miles of regional trails, and 215 miles of backcountry trails–totaling more than 28,000 acres of property to operate and maintain. Their headquarters for operations and maintenance (O&M) is located at the Central Maintenance Facility, at 3005 NE 4th Street in Renton (see attached vicinity map). The King County Department of Natural Resources and Parks, Parks and Recreation Division is proposing to replace the existing Central Maintenance Facility. The replacement facility, developed on the same site, will be called the King County Parks - Renton Shop. It is identified in the King County Capital Improvement Plan under the title Central Maintenance Facility. The existing post-World War II-era facility is aging, is not connected to the City’s sanitary sewer system, and cannot accommodate the planned expansion of staff, equipment, and vehicles. The Renton Shop will address currently unmet service needs, be built to current building and environmental standards, and will accommodate projected future staff growth. The Renton Shop will provide improved function and space for shop operations, enhanced vehicle and pedestrian safety, better site circulation and flow, and needed office space, meeting rooms, storage, and support spaces to support planned growth. The facility is also being designed to meet the goals of Net Zero Energy pursuant to the certification program offered by the International Living Future Institute. The project site was subdivided into an approximately 5.7 acre (248,672 sq. ft.) parcel from a larger County-owned property in 2016 (REC #20160303900006), and is zoned light industrial by the City of Renton. The new facility will consist of 3 new buildings, staff and visitor parking, fleet and equipment parking, and both covered and uncovered storage. The Crew/Administration Building CA (2-story, approximately 27,000 sq. ft.) is oriented to take advantage of the southern exposure and southerly winds to act as natural ventilation and cooling. The Shop Building SH (2-story, approximately 20,900 sq. ft.) is more centrally located on the site. Along the north and west boundaries, a variety of storage areas will include ecology block material storage bins, utility trailers and other equipment parking, approximately 7,700 sq. ft. of which is covered, but not fully enclosed. Along the north boundary of the site, enclosed and covered storage is planned in Building ST (1--story, approximately 4,500 sq. ft.). The site utilities will be upgraded to include constructing approximately 2,000 linear feet of 12-inch- diameter water main extension for fire and domestic water use to serve the site. The water system will be installed from the intersection of Jefferson Avenue NE and NE 2nd Street going north on Jefferson Avenue toward NE 4th Street where it will be capped and terminated for future expansion/connection. A sewer main will be constructed partially within City of Renton right-of-way, new utility easement from NE 3rd Street south between the self-storage development and the Renton Technical College property, and on-site. The sewer improvement is comprised of approximately 600 feet of 12-inch-diameter sewer main and 300 feet of 8-inch-diameter sewer main. The project will include other dry utility construction Renton Shop – Interior Parking Lot Landscaping Modification Request 1 King County Department of Natural Resources and Parks, Parks and Recreation Division King County Parks – Renton Shop Conditional Use Permit Variance Request – Interior Parking Lot Landscaping The Renton Shop will be the headquarters for operations and maintenance staff where parks administration, crew dispatch, fleet vehicle and large equipment maintenance and storage, warehouse and inventory storage will all take place. The new facility will greatly improve the function and space for shop operations, enhance vehicle and pedestrian safety with in the facility with better site circulation and flow, and provide needed office space, meeting rooms, storage and shop space to support planned growth. King County Parks is requesting a modification from the City of Renton Code pertaining to interior parking lot landscaping for those stalls located within the rear storage yard area as part of their Renton Shop Conditional Use Permit application package (PRE 18-000552). Code Requirement City of Renton Municipal Code (RMC) Section 4-4-070 Landscaping, requires that all new developments apply landscaping to the entire site and/or all parking areas. Areas requiring landscaping include parking lot perimeters as well as interior parking lot landscaping. Section 4-4- 070.F.6.b requires developments proposing 100 or more parking stalls to provide a minimum of 35 square feet of interior landscape area per parking space. Pursuant to RMC 4-4-070.R deviations from the landscape code provisions are subject to the variance criteria provided in RMC 4-9-250.B.5. Proposal The front parking area located on the east end of the property and main lobby/visitor entrance is separated from the shops, storage areas, and fleet/staff parking areas by an 8-foot-tall sliding gate and fence across the drive aisle, similar in appearance to the 8-foot-tall perimeter fence. After the parks maintenance crews have departed the site to their assigned park location for the day, the gates are intended to revert to a secured access scenario for safety and security purposes, unless a scheduled delivery or pickup necessitates that the gates be opened for a brief period. When crews are returning at the end of the day the gates will be opened to allow efficient vehicle movement. Once the crews are back, the gates will revert to a secured access scenario. The front parking area contains 95 parking stalls for visitors and staff. King County is proposing to meet the RMC requirements for interior parking lot landscaping and trees for the front parking area. In the rear storage yard, another 39 parking stalls for staff are identified. No interior parking lot landscaping is proposed in this rear storage yard. Pursuant to RMC 3-3-070, the 39 parking stalls proposed in the rear storage yard would typically require 1,365 square feet of interior parking lot Renton Shop – Trash Enclosure Modification Request 1 King County Department of Natural Resources and Parks, Parks and Recreation Division King County Parks – Renton Shop Conditional Use Permit Modification Request – Trash Enclosure The Renton Shop will be the headquarters for operations and maintenance staff where parks administration, crew dispatch, fleet vehicle and large equipment maintenance and storage, warehouse and inventory storage will take place. The new facility will improve the function and space for shop operations, enhance vehicle and pedestrian safety within the facility with better site circulation and flow, and provide needed office space, meeting rooms, storage and shop space to support planned growth. King County Parks is requesting a modification from the City of Renton Code pertaining to fenced trash enclosures as part of their Renton Shop Conditional Use Permit application package (PRE 18- 000552). Code Requirement City of Renton Municipal Code (RMC) Section 4-4-090 Refuse and Recyclables Standards require that all new developments provide on-site refuse and recyclables deposit areas and collection. Deposit areas, which include garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened pursuant to RMC Section 4-4.090.C.9. Proposal The front parking area located on the east end of the property and main lobby/visitor entrance would be separated from the shops, storage areas, and fleet/staff parking areas by an 8-foot-tall sliding gate and fence across the drive aisle, similar in appearance to the proposed 8-foot-tall perimeter fence. After the parks maintenance crews have departed the site to their assigned park location for the day, the gates are intended to revert to a secured access scenario for safety and security purposes, unless a scheduled delivery or pickup necessitates that the gates be opened for a brief period. When crews are returning at the end of the day the gates will be opened to allow efficient vehicle movement. Once the crews are back, the gates will revert to a secured access scenario. Within the back storage yard, 2 trash compactor locations are identified, one along the north and another against the west property line (see attached site plan). King County Parks does not propose to independently fence these trash compactor locations. The perimeter fence enclosing the entire property boundary and the security gate/fence across the drive aisles separating the public parking area from the storage yard meets the intent of the fencing and screening requirement of the code. King County has identified locations within Building CA and DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000090 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the a dministrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. 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 Surfa ce 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. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (5 0'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo dated May 14, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.26 per square foot of commercial office space and $0.15 per square foot of industrial space. This fee is paid at time of building permit issuance. Credit will be granted for the area of total buildings removed. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000090 Code Related Comments: 1. The preliminary fire flow is 2,250 gpm. A minimum of one hydrant is required within 150-feet of the structure and two additional hydrants are required within 300-feet of the structure. One hydrant is required within 50-feet of the fire department connection. Maximum fire hydrant spacing of 300 -feet on center shall also be achieved. A looped water main is required to be installed around the building when the fire flow exceeds 2,500 gpm. There are no existing water mains feeding this area, it appears adequate fire flow is not available at this site at this time. Proposed water main extensions appear to meet code requirements. Fire hydrants shall not be located behind vehicle parking or outside storage areas. 2. Approved fire sprinkler and fire alarm systems are required throughout all three buildings. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on-site roadways. Required turning radiuses are 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Entryway gates and lane dividers shall provide minimum 20-feet width clearance. Roadways shall support a minimum of a 30 -ton vehicle and 75-psi point loading. Any automatic gates shall meet fire department standards. 4. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equivalent is required. Separate plans and permits required for the installation/relocation of any fuel tanks associated with any proposed electrical generator. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. The plans are not on City of Renton Control Monuments, this may be required during construction. 2. The City will assign addresses to the new buildings. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. No comments at this time. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 2. No comments at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 14, 2019 TO: Clark Close, Planner FROM: Jonathan Chavez, Civil Plan Reviewer SUBJECT: King County Parks Shop 3005 NE 4th Street LUA19-000090 I have reviewed the Land Use Application submittal for the King County Parks Shop project at 3005 NE 4th Street (KC Parcel ID: 1434000012). The applicant is proposing to replace 2 existing buildings with 3 new buildings. The use will remain the same. EXISTING CONDITIONS The Site is approximately 5.71 acres in size and is rectangular in shape. The existing site is currently being used as a vehicle facility for the King County Parks Department. Water Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone; the static water pressure is approximately 101 psi at ground elevation of 330-feet. The site is located within the Aquifer Protection Area, Zone 2. There is an existing 12-inch City water main located in Access Road, south of the property that can deliver a maximum capacity of 2800 gallons per minute (gpm) – (see Water plan no. W- 04581D). There is an existing 2-inch water meter serving building 3005. Sewer Sewer service is provided by City of Renton. There is an existing 21-inch wastewater main located in NE 4th Street (see City plan no. S-050311). Storm There is an existing 12-inch stormwater main located in NE 4th Street, north of the property. There is no existing stormwater conveyance system on the project site. The existing topography is generally flat with a steep slope at the west property line. The site is mostly impervious. Streets The proposed development does not have direct frontage onto any public right-of-way. King County Parks Shop – LUA19-000090 Page 2 of 4 May 14, 2019 C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx CODE REQUIREMENTS WATER 1. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). b. Installation of a 12-inch water main within the easterly access road (Jefferson Ave NE) connected to the existing 12-inch water main in NE 2nd St and extending to the north property line of the subject property. c. Installation of a 12” on-site looped water main around the proposed building(s). The looped water main shall be connected to the newly extended 12” water main in the Access Road. A 15-foot utility easement will be required for the new water main(s), hydrants and water meters within the property. d. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. e. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. f. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. g. Installation of a landscape irrigation meter with a RPBA because of the presence of an auxiliary water supply (rain harvesting facility), if applicable. i. Applicant is proposing a non-potable water irrigation system fed off of rainwater harvesting tanks. ii. Provide irrigation plans showing all irrigation lines and appurtenances, and all potable water lines, on and off-site, to check for cross connection potential. iii. Ensure adequate separation between irrigation lines and wash-down hose bib line. h. Installation of a water meter and DCVA for the wash-down area water standpipe. 2. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J King County Parks Shop – LUA19-000090 Page 3 of 4 May 14, 2019 C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2019 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic wate r to serve the project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. e. A water system redevelopment credit will apply for the existing meter. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. This site is in the City of Renton’s sewer service area. 2. Currently, the site is served by a septic system. The project proposes to connect to the City’s sewer system. a. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 3. There is an existing 21-inch wastewater main located in NE 4th Street (see City plan no. S- 050311). 4. The proposed sewer line will need to be shown within the drive lanes of the internal parking lot. a. A 15-ft wide public utility easement will be required over the new 8-in sanitary sewer main and the new manholes. b. Proposed 12” diameter sewer line must be re-sized to 8” diameter. 5. Drainage from vehicle wash down area shall be routed to the sewer after passing through a City- approved oil/water separator. 6. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. 7. The SAD for East Renton Interceptor will be calculated based on the size and number of the domestic water meter(s) to service the building(s) as follows: a. Up to 1-inch meter: $316.80/each King County Parks Shop – LUA19-000090 Page 4 of 4 May 14, 2019 C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx b. 1.5-inch meter: $1584.00/each c. 2-inch meter: $2534.40/each d. 3-inch meter: $5,068.80/each e. 4-inch meter: $7,920.00/each 8. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,100.00 per meter, 1-1/2 inch meter is $15,500.00 and a 2-inch meter is $24,800.00. b. SDC fees are payable at construction permit issuance. SURFACE WATER 1. There is an existing 12-inch stormwater main located in NE 4th Street, north of the property. 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. a. A preliminary drainage report dated January 15, 2019 was submitted and reviewed with the Land Use Application. b. The model for flow control and water quality use existing site conditions for calculating predeveloped flows. The project falls under forested site conditions; the site must be modeled as forested for the predeveloped condition. For on-site areas where runoff is fully infiltrated through the 100-year storm flow, this requirement is considered met. c. Gravel surface, for the purpose of triggering and meeting minimum requirements, is considered impervious surface, not pervious. Threshold discharge areas, for the purpose of triggering and meeting minimum requirements, means an onsite area draining to a single natural discharge location that, or multiple natural discharge locations that combine within one-quarter-mile downstream. 3. The applicant will be required to provide basic enhanced water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. a. The Applicant is proposing the use of a Modular Wetland System (MWS) Filter unit. The MWS Linear 2.0 has received Ecology GULD approval (2014) for enhanced water quality treatment. b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. a. The Applicant is proposing full infiltration on-site via a combined infiltration gallery and underlying sand filter, as well as rainwater harvesting facilities. b. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be King County Parks Shop – LUA19-000090 Page 5 of 4 May 14, 2019 C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 5. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. a. A preliminary geotechnical report dated March 20, 2018 was submitted and reviewed with the Land Use Application. 7. Storm drainage improvements along all public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be deigned and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for future runoff from the total upstream tributary area. 8. Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. TRANSPORTATION/STREET COMMENTS 1. Site does not have direct frontage onto any public right of way. 2. Current and proposed site access is via driveways to a private access easement, which connects to NE 4th Street. 3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 4. Parking lot construction shall be in accordance with City code 4-4-80G. 5. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. a. A draft traffic impact analysis completed by HDR and dated November 16, 2018 was submitted and reviewed with the Land Use Application. b. The Synchro analysis in Attachment B indicates a LOS C in the PM peak Hour for the Horizon Year 2022 Condition with Project; however, LOS B is shown in Table 3. Revise Table 3 to show LOS C and the 4th sentence in the text before Table 3 by adding “and LOS C, respectively” after “maintaining LOS B”. c. Based on the calculations provided, the proposed development would average 222 new daily vehicle trips. Weekday peak hour AM trips would generate 111 new vehicle trips, with 47 vehicles leaving and 64 vehicles entering the site. Weekday peak hour PM trips would generate 111 new vehicle trips, with 47 vehicles entering and 64 vehicles existing the site. The study intersection would experience a decrease in LOS from B to C, but would continue to operate in an acceptable LOS. Increased traffic created by the development will be mitigated by payment of transportation impact fees. King County Parks Shop – LUA19-000090 Page 6 of 4 May 14, 2019 C:\Users\cclose\AppData\Local\Temp\Civil LUA Comments.docx_1416128\Civil LUA Comments.docx 6. Transportation impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. Information of the current impact fee rate based on land use type is available in the City Fee Schedule available at city of Renton website https://www.rentonwa.gov/search/default.aspx?q=fee+schedule&type=0,7922657-117|- 1,7922741-124. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER ADDITIONAL EXHIBITS Project Name: King County Parks - Renton Shop Land Use File Number: LUA19-000090, SA-A, CU-H, V-A, MOD Date of Hearing June 18, 2019 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Brenda Bradford Capital Project Manager, King County Department of Natural Resources and Parks 201 South Jackson Street, #700, Seattle, WA 98104 Project Location 3005 NE 4th Street, Renton, WA 98056 The following exhibits were entered into the record by the Hearing Examiner: Exhibit 31: Staff PowerPoint Presentation Exhibit 32: Google Earth (aerials of project site and vicinity); https://www.google.com/earth/ Exhibit 33: City of Renton (COR) Maps; http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Exhibit 34: Memo from Brenda Bradford dated June 17, 2019 Exhibit 35: PowerPoint from County Exhibit 36: City Response to Ex. 34 dated June 25, 2019 Exhibit 37: County Reply to Ex. 36 dated July 2, 2019 Exhibit 38: City Response to Ex. 37 dated July 2, 2019 Exhibit 39: County Reply to Ex. 38 dated July 8, 2019 6/18/2019 King County Parks – Renton Shop (LUA19-000090) HEX Public Hearing Date Clark Close, Senior Planner June 18, 2019 Presentation Outline 2 •Project Location •Project Proposal •Approvals Requested •Process to Date •Renton Municipal Code Analysis •Staff Recommendation and Conditions of Approval Location 3 Neighborhood Detail Map Bird’s Eye View SITE RTC KC UBP STORAGE Proposal 4 6/18/2019 Building A 5 Building B 6 Building C 7 Proposal 8 Building A C Building B Building C 6/18/2019 Proposal 9 Building A C Building B Building C Bike Parking Approvals Requested 10 •Include the following changes: –Landscape variance –Refuse and recyclable modification Landscape Variance 11 Refuse and Recyclable Modification 12 Building A Building B Building C 6/18/2019 Process to Date Acceptance Environmental ‘SEPA’ Review Staff Analysis Public Hearing 13 •Comprehensive Plan Compliance •Zoning Compliance •Critical Area •Conditional Use Permit •Site Plan Review •Street Modification •Shoreline Exemption Renton Municipal Code Analysis 14 Staff recommends approval of the King County Parks - Renton Shop, File No. LUA19-000090, subject to 7 conditions of approval. 15 Recommendation Recommended Conditions of Approval 16 •Provide a final detailed landscape plan. •Provide a particle pollution analysis. •Provide a secured extended use bicycle parking area. •Submit a lighting plan with fixture details. •Install a concrete pedestrian sidewalk with a pedestrian gate in the ornamental fence between Jefferson Ave NE and the entrance to Building A. •Submit a final Traffic Impact Analysis. •Relocate the office building (Bldg. A) to abut the CA zone along the north property line and the industrial uses (Bldg. C) to the south property line abutting the IL zone. KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TFYRelay:711TO:HearingExaminer,CityofRentonClarkH.Close,SeniorPlanner,CityofRentonFROM:BrendaBradford,CapitalProjectManagerIVPROJECT:KingCountyParks-RentonShopSUBJECT:CityofRentonConditionalUsePermitLUAI9-000090ResponsetoStaffReportpreparedforHearingJune18,2019at12:00pm.DATE:June17,2019Mt.Examiner,WerepresenttheApplicant-KingCountyParksandRecreationDivisionfortheabovereferencedConditionalUsePermitHearing.WewouldliketobeginbythankingtheCityofRentonstaffassignedtoassistusthroughthisprocessandtocomplimenttheCityofRentononitstimelyreviewofourapplication.Weaskthatthisentiredocumentanditsattachmentsbeenteredintotherecordasanexhibit.WearepresentingaverbalsummaryofthecontentsofourwrittenresponsetotheSectionJRecommendationsinSR_HEX_Report_KC_Parks_Renton_Shops_190611_vl(StaffReport).Specificallyheretodaywewilladdressthefollowing:1)ItemsonPage30and31oftheStaffReporttowhichtheCountytakesnoexception.2)Questionsandconcernsrelatedtoitemtwo(2)theparticlepollutionanalysisonPage30oftheStaffReport.3)Page31oftheStaffReportitemseven(7)relatedtorevisingthesiteplantoplacetheCrew/AdminBuildingAonthenorthandtheStorageBuildingConthesouthpropertylineswhichtheCountyhasseriousconcernsandrespectfullydisagreeswiththerecommendation.4)ItemsintheapplicationnotspecificallyreferencedintheStaffReport.1)SECTIONJPAGES30AND31OFTHESTAFFREPORTITEMSTHECOUNTYTAKESNOEXCEPTIONTOA.TheCountyagreestorecommendationswhicharenumbereditemsone(1),three(3),four(4),five(5)andsix(6).Foritem3-wedirectyourattentiontoP_Site_Plans190426_VIregardingbikestorage.1)ThereisbikestorageontheeastsideoftheCrew/AdminBuildingAwhichprovidevisitorstheabilitytolockabikeatthefrontunderthecanopy.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.1 2)Note1onthissheetreferencesbikelockers.Theseareintendedforextendedstorageandarelocatedbehindthesecuredyardgateacrossfromthemudroom.imagebelowshowswherethelocationsareinplanandprovidesasampleofalockerforreference.Eachunitislockable.2)SECTIONJPAGE30ITEMTWO(2)CONCERNSANDQUESTIONSA.TheCountyagreestoperformtherecommendedactiononpage30whichisnumberedtwo(2)andspecificallywrittenas‘TheapplicantshallprovideaparticlepollutionanalysistobereviewedandapprovedbytheCurrentPlanningProjectManagerpriortoconstructionpermitapproval”.TheCountywouldliketostatefortherecordourconcerns:1)ThereareparcelssurroundingtheParksparcelthathaveongoingactivitiessuchasgradingandfilling,transferringofdebris,andotheractivitiestakingplaceinareaswithgravelyardsorgraveldriveareas.a)PropertytotheEast:TheUpperBalchPit,isundera10yearSpecialFillandGradepermit(UpperBalchPit).i.Continuousacceptanceoffilldirtandgradingonthissiteislikelytohaveimpactstosurroundingparcelsmanyyearsafterthecompletionoftheproposedproject.b)PropertytotheSouth:VehicleandEquipmentStoragei.Largeequipmentmaneuveringongravelareas.c)PropertytotheSoutheast:SolidWasteTransferFacilityandRoadsOperationsandMaintenanceFacilities.i.Dustisassumedtobegeneratedbythetransferofwastematerialsfromloadscomingintothesolidwastefacility.ii.Operationalyardsanddriveareasaremixtureofpavementandgravel.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportbikeThebike015’3060’Bikestorageundercanopy.pg.2 2)Iftheanalysisisunabletoseparateparticlepollution,ifany,fromtheParkssitebecauseofthespreadofdustfromadjacentsites,howwilltheinformationfromtheanalysisbeused?3)TheCountyunderstandstheCity’sintentisfortheCountytoprovidetheCitymoredetailaboutwhatisstoredintheyardbinssothattheCitycandetermineiftherearephysicalconstructedelementsoroperationalbestmanagementpracticesthatwillneedtobeemployedtomitigatedust.i.Toelaborate—theyardbinsareanticipatedtoholdsource-separatedmaterialssuchas(wood,metal,brokenconcrete,brokenasphalt,andwaste)untilthereissufficientvolumetofillatrucktotaketoaparticularrecycler.Thesematerialsaretypicallyinert.4)TheCountyrequestsflexibilityinthescopingprocessforthestudysothatwecantargetthestudytoachievetheintentbehindtherequest.5)TheCountyrequeststhatthelanguagerequiringthestudypriortoconstructionpermitapprovalberevisedtopriortofinalbuildingpermitapprovalsduetothelengthoftimeitmaytaketoamendthedesigncontracttoaddaspecialtysub-consultant.3)SECTIONJPAGE31ITEMSEVEN(7)CONCERNS,DISAGREEMENT,ANDPOTENTIALSOLUTIONSA.TheCountyrespectfullydisagreeswiththerecommendationonPage31andotherrelatedsectionsintheStaffReportthatreferencetherecommendationto“relocatetheCrew/Adminofficebuilding(BuildingA)toabuttheCAzonealongthenorthpropertylineandtheindustrialusescoveredStoragebuilding(BuildingC)andoutdoorstorageusesshouldbemovedtothesouthpropertylineabuttingtheILzone.”B.WesubmitthefollowingjustificationsforthesitingofStorageBuildingCandCrew/AdminBuildingAintheirproposedlocations:1)CurrentDesignisConsistentwiththeAllowableUsesandApplicableRegulationsontheParksparcelaswellasconsistentwithallowableusesintheCAzoningareatothenorth.a)GiventhebroadrangeofusespermittedintheCAzonetSeeAttachmentA:CityofRentonCode4-2-060ZoningUseTable—UsesAllowedinZoningDesignations],andthespecificallowanceofoutdoor,indoor,andvehiclestorageintheCAzone,storageusesalongthenorthpropertylineoftheKingCountyParksRentonShopprojectisconsistentwiththeallowableusesontheparceltothenorth.Furthermore,asspecifiedinPolicyU-17oftheRentonComprehensivePlan,theCAzoneimplementsboththeCommercialMixedUseandEmploymentAreacomprehensiveplandesignationsandthereforetheblendofusesintheareashouldbeexpectedasdevelopmentoccursovertime.b)CAzonesgenerallyallowusesotherthanofficesandeducationandmixedusedevelopment,manyofwhichareconsistentwithusesallowedinILzoneswhichinclude,butarenotlimitedto,thefollowing:i.Tradeorvocationalschools(whichmayhavesimilarspacessuchasmetalshops,carpentryshops,paintshops,etc.)ii.Othergovernmentofficesandfacilitiesiii.Outdoorstorage,indoorstorage,andvehiclestorageLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.3 iv.Vehiclefuelingstations,salesandvehiclerental,serviceandrepairv.Recyclingcollectionstationsvi.Electricalpowergenerationandco-generationvii.Conferencecenters,offices,medicalanddentaloffices2)TheCountypaidparticularattentiontotheCAzonedparceltothenorthanditscurrentowner’s(RentonTechnicalCollege)developmentplansandreceivednocommentsduringtheSEPAprocessobjectingtothelocationofstoragealongthenorthpropertyline.a)Thesouthsideoftheirparcelwouldbeusedforparkingandthenorthsideoftheirparcelusedforthebuildingtofrontthepublicright-of-way.b)Thisissupportedby[seeAttachmentB,excerptsfromtheOctober2016RentonTechnicalCollegeCampusMasterPlan,Section5Recommendations]whichrecommendedtheconstructionofanAlliedHealthbuildingonthenorthedgeoftheirparcelandparkingonthesouth.c)WhileitisunknownwhatultimatelyRentonTechnicalCollegewillconstructontheparceltothenorth,theireducationalprogramsincludelightindustrialusessuchaswoodworkingandautorepairteachingfacilities.3)CurrentDesignprovidesanAppropriateTransitionbetweenCAandILZones.a)TheCountyviewsthecurrentdesignasproposedtoprovideanappropriatetransitionbetweentheCAandILzonesduetothefactthattheCountyconsiderednotjusttheuse,buttheintensityofusewhenplacingthebuildings,andorganizedtheleastintensiveactivitiesonthenorthandthemostintensiveonthesouth.i.StorageBuildingCalongthenorthpropertylineisanticipatedtobetheastintensiveusestoringequipmentandmaterialsthatareusedlessfrequentlythanitemsintheshopsorinthefleet.(E.g.tractorimplements).ii.ShopsBuildingBnorthsidecontainsoneshopwillbeuseddailyforcrewsdispatchingandthreeshopswhoseactivitiesareprimarilyconductedinternallywithlessfrequentloading/unloading.Thesouthsideofthisbuildingcontainsthewarehouse(Stores)andsevenothershopsthatwillbeuseddailyforcrewsdispatching/loading/unloading.iii.BetweenShopsBuildingBandCrew/AdminBuildingA:Thehighestnumberoffleetvehiclesarelocatedtowardsthesouthernhalfofthesiteandthetwobuildingstothenorthprovidescreeningfromtheintensityoftheuse.iv.Crew/AdminBuildingA:Ratherthanbeingatrue‘office”buildingasnotedintheStaffReport,thebuildingisdesignedprimarilyaroundthecrewfunctionsandtheirrelationshiptotheyardwithasecondfloorofofficesabove.Thisbuildingcontainsthemostintenseusesonthesitewhichinvolveallofthecrewsandthemanagement.ThisbuildingisalsowhereotherParkmaintenancedistrictcoordinatorswillstopbytomeetwithsectionmanagement,pickupmail,materials,etc.b)SpecificDevelopmentCodesectionsandtheregulatorybasisforre-locatingtheCtew/AdminBuildingAtothenorthandtheStorageBuildingBtothesoutharenotcitedintheStaffReport.Wecouldnotlocateacodestandardrequiringanaesthetic/usetransitionbetweenCAandILzones.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.4 c)WithCAzonedevelopmentguidelinerequiringbuildingstobeorientedandsitedclosertothestreetright-of-way,anybuildingbuiltontheparceltothenorthwouldneedtofacethepublicright-of-waywhichcreatesadifficultsituationtocomplywiththesuggestionregardinggroupingsimilarfunctioningbuildingtypeswithpotentialbuildingsofasimilartypeonoppositesidesofthelandusezoneboundary.d)ILzoningallowsforOtherGovernmentOfficesandFacilitieswithaHearingExaminerConditionalUsePermit[SeeAttachmentA:CityofRentonCode4-2-060ZoningUseTable—UsesAllowedinZoningDesignationsJ.e)CityofRentonDevelopmentRegulationsforScreeningrequiresightobscuringfencesorsolidwallsaminimumofsixfeet(6’)inheight,berming,orlandscapingasdeterminedbytheAdministratortoachieveadequatevisualoracousticalscreeningforOutdoorStorage,Loading,Repair,maintenanceandWorkareas.[SeeAttachmentC:CityofRentonCode4-4-095ScreeningandStorageHeighULocationLimitations,Sub-paragraphFOutdoorStorage,sub-subparagraphs2and3].i.TheproposedStorageBuildingCextendsthevisualandacousticalbarriercreatedbythenorthwallofthebuildingclosetothewestpropertylineoftheparcel.LocatingtheCrew/AdminBuildingonthenorthsideoftheparcelwouldreducethelengthofbuildingasavisual/acousticalbarrierbyapproximately105feet[SeeAttachmentD:RevisedBuildingLocationStudy,dated13June2019].ii.TheestablishedtreesontheCAzonedparcel,combinedwithten(10)feetofLandscapescreeningprovidedbytheRentonShopalongthenorthboundaryoftheRentonShop,betweentheStorageBuildingCandthenorthpropertylinecreatesacombinedtwenty(20)footzoneofgreenspace.a)TheLowImpactDevelopmentstormwatermanagementstrategiesproposedwouldbeimpactedbyrelocationoftheCrew/AdminBuildingAtothenorth.TheraingardenislocatedatthesouthedgeoftheRentonShoppropertyfollowingtheexistingstormwaterdrainagepatternsonthesite.Itisdesignedtobefunctionalandtoprovideanareasupportingpassiverecreation,accesstosunlightandtheoutdoors,andprovideanoasisforstaffinanotherwiseindustrialarea.i.Re-locatingtheCrew/AdminBuildingAtothenorthwouldrequiremirroringtheCrew/AdminBuildingAinordertohavethecrewroomdispatchfunctioneffectively,whichwouldresultintheraingardenonthenorthsideofthebuildingresultinginaraingardenthatisdarkandmossy.4)CurrentDesignSustainabilityandEnergyEfficiency:TheprojectisregisteredwiththeInternationalLivingFutureInstitutetargetingEnergyPetalCertificationwithabasegoalofZeroEnergy.EnergyPetalCertificationrequirestheachievementoftheEnergyPetalandtwootherPetals.a)Withtheexceptionofthegreenroofarea,theotherroofareasoftheCrew/AdminBuildingAhavesolarpanels.TheShopBuildingBalsohassolarpanels.b)TheCrewlAdminBuildingAislocatedonthesouthsideoftheparceltotakemaximumadvantageofaccesstosolarandprevailingwindsandaportionofthebottomfloorreliestosomeextentonpassiveheatingandcoolinginLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.5 ordertoreducetheenergyloadonthebuildingtomaketheEnergyPetalachievable.[SeeAttachmentE:ExcerptfromEnergyModel2019].i.LocatingtheCrew/AdminBuildingAonthesouth:1.Providesthebestopportunityforthebuildingtotakeadvantageofsolarenergy,prevailingwinds,daylightharvesting,andpassiveheating/coolinginsupportoftheenergyrequirementsandfunctionsofthespaces.ü.LocatingtheCrew/AUrn/nBuildingAtothenorth1.Willplaceportionsofthebuildingthatwereintendedtotakeadvantageofpassiveheatingandcoolinginshadowandmakethosecomponentsofthedesignnon-functional,resultinginmoreenergyneededtoheatthebuilding.Additionalsolarpanelswouldneedtobeadded,resultinginsignificantprojectcostincreases.5)CurrentDesignPromotesSiteSafetyandFunctionalEfficiency:a)TheCountyengagedaspecialtysubconsultant(HDR-MaintenanceDesignGroup)withexpertiseinthedesignofmaintenanceandoperationsfacilitiesnationwide.Numeroustrafficturningandsiteplanningworkshopswereconductedwithbuildings,yardandparkingareasinvariouslocationstoarriveatwhattheCountybelievestobethemostefficientuseofthesiteforbothheavyequipment/parksconstructionvehicles,largedeliverytrucksandpedestrians.PedestrianandVehicularCirculationb)Twomaindriveaislesformthe“backbone”ofthecirculationonthesite.TheStoragebuildingisplacedadjacenttothenorthdriveaisleasthenorthisintendedtobetheprimarydriveusedforlargetractortrailerunitsreturningtothesitemid-afternoon.ThisplacementisdeliberateinordertoavoidpedestriantraffictotheCrew/AdminBuildingAcrossinglargevehicles.i.LocatingtheCrew/AdminBuildingAtothesouth1.Promotessafepedestrianandvehicularmovementwiththeminimalamountofconflicts.ii.LocatingtheCrew/AdminBuildingAtothenorth1.Increasespedestrianvs.largeequipmentconflictstravelingfromtheparkingareatotheCrew/AdminBuildingA.EfficientDispatchfromCrew/AdminBuildingAtoShopsBuildingBandFleet:c)TheCrew/AdminBuildingAisdesignedsuchthatthecrewsdispatchfromthenorthsideofthebuilding.Theyarelocatedonthefirstfloortodispatchefficiently.i.LocatingtheCrew/AdminBuildingAatthesouthside1.Promotesefficientandsafedispatchofcrews.ii.LocatingtheCrew/AdminBuildingAtothenorthside7.Doesnotworkunlesstheentireprojectisredesigned.2.TheCrew/AdminBuildingAfootprintisspecificallyorientedandcannotbemirroredorflippedwithoutcompromisingtheuseofthefacilityorthefunctionsofthestorm-waterretention.LUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.6 Crew/AdminBuildingAoversight”ofyardandshops:d)TheShopsBuildingBhasaStoresshopwhichcontainsawarehousingfunctiononthesouthwestcornerthatisrequiredtobeindirectviewofthestaffinchargeofStores,whohaveofficespaceonthesecondflooroftheCrew/Adminbuilding.Thisdirectviewisforthepurposeofattendingtodeliveriesandmanagingthemovementofmaterialsinandoutofthestoresarea.Supervisorslocatedonthesecondfloorarerequitedtohavedirectviewtotheyardasanormalpartofbusinessoperationinordertotrackwhenstaffdispatchandreturntofacilitatecommunicationaboutthewithstaffintheyard.i.LocatingtheCrew/AdminBuildingAatthesouthside1.Providesthevisualandfunctionalrelationshipsnecessaryforoversightoftheyardandshops.II.LocatingtheCrew/AdminBuildingAtothenorthside1.RequireredesignoftheShopsbuildingtorelocatefunctionstobeinlineofsiteforthesupervisorswithofficesintherelocatedCrew/AdminBuildingA.6)CurrentDesignAllowsOperationstoRemainonSiteduringConstructionifNeeded:a)Designisintendedtoallowphasedconstructionandexistingoperationstoremainonsiteduringconstructionifnecessary.Theplacementofall3newbuildingsasproposedistheppjydesignsolutionthatsupportspartialorfulloccupancyofthesiteduringconstruction.[SeeAttachment0:RevisedBuildingLocationStudy,dated13June2019].i.LocatingtheCrew/AdminBuildingAonthenorth:1.Resultsininsufficientconstructionworkzone,requirestheexistingadminbuildingtobedemolishedinordertobuildtheCrew/AdminBuildingA—forcingtheadmingroup,stores(warehousing)andsomeofthecrewstorelocateoff-siteduringconstruction.ü.LocatingtheStorageBuildingBonthesouth:1.RequirestheexistingshopbuildingtobedemolishedinordertobuildtheStoragebuildingandrequiresthestorageandequipmentmaintenancefunctionsandcrewstorelocateduringconstruction.7)ImpactstotheProjectfromrecommendationtore-locateCrewlAdminBuildingAandStorageBuildingB.a)Therequestedchangeinlocationof2buildingswouldtenderthedesignlayoutnon-functional;theCountywouldneedtostartovertoredesigntheentiresiteplan.Abroadsweepingchangesuchasthiswouldrequirecontractamendment,additionalconsultantfees,andadditionalprojectmanagement.Ataminimum,thefollowingcomponentswouldneedtoberedesigned:i.Sitegrading,parking,andyardlayout,heavyequipmentparkingarea,andlandscaping.ii.DrivewayaccessaislesandintersectionswithJeffersoniii.Waterandsewerutilityalignment,profileandstructurelocations.LUAJ9-000090,PR19-000190KingCountyResponsetoStaffReportpg.7 iv.Primarypowerservice(CountyhasalreadysignedcontractwithPSEbaseduponCityofRentonpre-applicationdocumentationwhichdidnotlistaconcernaboutthesitelayout.)v.Solarpowerdesign(EnergyPetallikelynolongerfeasible).vi.LIDstormwaterinfrastructure(raingarden)vii.ShopBuildingBwouldneedtoberedesignedtoprovidealignmentofcriticalshopspacesthatmustbeinvisualcontactwiththeCrew/AdminBuilding.viii.Crew/AdminBuildingAwouldneedtoberedesignedbecauseitdoesnotworkfunctionallyonthenorthside.ix.Technicalandcalculationswouldneedtobeupdated.x.Basisofdesign,projectsustainability,equityandsocialjusticeplansfortheprojectwouldrequireamendment.xi.Delayassociatedwiththedesigndelaywouldresultinincreasedconstructioncostsduetoescalation.Estimatedtotalcostincreasetotheprojectisarangeof$1.5-1.8millionandadelayof6-10months.8)RequestapprovalofthesiteplanwithStorageBuildingBandCrewlAdminBuildingAintheiroriginalproposedlocations.a)TheCountyrequeststhattheHeatingExaminerreconsidertheStaffReportrecommendationtore-locatethetwobuildingsandapprovethesiteplanasoriginallyproposed.b)InresponsetotheconcernsoutlinedintheStaffReportregardingthestorageusealongthenorthpropertyline,theCountyproposestoworkwiththeCity’sPlanningProjectManagertoaddresstheconcernsoftheaestheticimpactofStorageBuildingCatthenorthpropertyline.OneoptionwewouldconsideristobreakupStorageBuildingCinto3separate,smallerbuildingswithappropriatescreeningbetweenthemtoreducetheoverallscaleofthestorageuses.4)ITEMSINAPPLICATIONNOTSPECIFICALLYREFERENCEDINTHESTAFFREPORTA.OurConstructionMitigationPlanrequestedthatallcivilandbuildingpermitapprovalsbevalidforaperiodof3yeatsfromthedateofissuanceasourconstructionisanticipatedtobeaminimumof2years.TheStaffReportdidnotspecificallyindicateiftheCityofRentonintendstomeetthisrequest.CC:ProjectFileDeenaHall,JenniferKim,CapitalProjectManagersFrankOverton,CapitalProjectsManagingSupervisorKathrynTerry,InterimDivisionDirectorNickHalverson,ParksOperationsSectionManagerBingSubelbia,AssistantParksOperationsManagerChristopherWalling,KyleKillian,HDRArchitectureKarissaKawamoto,HDREngineeringLUA19-000090,PR19-000190KingCountyResponsetoStaffReportpg.8 KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TTYRelay:711ATTACHMENTA—ZONINGUSETABLE—CITYOFRENTON4-2-060ZoningUseTable—UsesAllowedinZoningDesignations:RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCA.AGRICULTUREANDNATURALRESOURCESAgricultureP35P35HomeagricultureAC35AC3AC3AC3AC3AC3AC3AC3AC355555555NaturalresourceHHHHHHHHHHHHHHHHHHextraction/recoveryResearch—ppPPPPPPPPPPPPPPPPPScientific(smallscale)B.ANIMALSANDRELATEDUSESBeekeepingACACACACACACACACACKennelsADP37P37P37ADADADADStables,ADADcommercialPetdaycareP37P37P37ADADADADADADAD82VeterinaryPAD4PPPP11PPP29pP82offices/clinics22C.RESIDENTIALDetacheddwellingPPPPPPPAttachedPPPP6P6P6P6P16P6P6dwellings—FlatsAttachedPP6dwellings—GardenstyleapartmentsAttachedPPP13P6P6dwellings—TownhousesAttachedPPP13P6P6dwellings—CarriagehousesManufacturedHomesLUA19-000090PR19-000190KingCountyResponsetoStaffReportAttachmentApg.1 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-BRMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCManufacturedP50P50P50P50P50PP50P50homesD.OTHERRESIDENTIAL,LODGINGANDHOMEOCCUPATIONSAccessoryAD7AD7AD7AD7AD7AD7AD7dwellingunitAdultfamilyhomePPPPPPPPPPP3AssistedlivingADADPPPP3P40PP96CaretakersACACACACACACACresidenceCongregateADPP3residenceGrouphomesIADH3GrouphomesIIADPPPPPPPPPP3Pfor6orlessGrouphomesIIHHHHHHHHPHH3ADfor7ormoreHomeACACACACACACACACACACACACACACACoccupations(RMC4-9-090)Live-workunitADADADE.SCHOOLSK-12educationalH9H9H9H9H9H9H9H9H9HHHH9H9H9H9H9H87institution(publicorprivate)OtherhigherP29P29P29PPPP21AD8education7institutionSchools/studios,PP29P29PPPPartsandcraftsTradeorPPHHH77vocationalschoolF.PARKSParks,PPPPPPPPPPPPPPPPPPPneighborhoodParks,PPPPPPPPPPPPPPPPPPPregional/community,existingParks,ADADADADADADADADADADADADADADADADADADPregional/community,newG.OTHERCOMMUNITYANDPUBLICFACILITIESCemeteryHHHHHHHHHHHHHHHHReligiousHHHHHHHHHHHHHHHHHHHinstitutionsSocialserviceHHHHHHHHHH12H21H82organizationsLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.2 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCRIR-4R-6R-8RMHR-1OR-14RMFILIMIl-ICNCVCACDCOCORUCPcivateclub,HHHHHHHHHHHHHHHH12H21H82fraternalorganizationsCitygovernmentADADADADADADADADADADADADADADADPADADofficesCitygovernmentHHHHHHHHHHHHHHHHHHHfacilitiesCommunityhealthengagementlocation(CHEL)Jails,existingPmunicipalDiversionfacilityH71H71anddiversioninterimservicefacilitySecureH71H71communitytransitionfacilitiesOthergovernmentHHHHHHHHHHHHHHHHHHHofficesandfacilitiesHOFFICEANDCONFERENCEConferencePPPHPPPP21P16centersMedicalandAD4PPPADP11PPPPP92dentaloffices22Offices,generalAD4PPPADP11PPPPP92I.RETAIL—AdultretailusePPPPPPP12(RMC4-3-010)WholesaleretailPPPP29P79Drive-in/drive-AC8AC8AC8AC8AC6AC8AC6AC8through,retail00001012EatingandP1P1P1P1P1P1P1AD3PPPP22PPPP12P82P82drinking3establishmentsFastfoodP29P61PP61P82restaurantsHorticulturalADADADADADADADADADADADADADADADADADADnurseries,existingHorticulturalADAD2nurseries,new9MarijuanaretailADPADP21P82(RMC4-1-250)MobilefoodP10P10PlOPlOPlOPlOPlOPlOP10P23P23P23P10P23P23P23P23P10PlOvendingLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.3 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCRetailsalesAD3ADACACACP22PPPP54P21P623Retailsales,P15P30P30P30P15P15P15P15P15outdoorTavernsADP20ADP21P82Vehiclesales,P29P29P29P29largeVehiclesales,PPPP68smallJENTERTAINMENTANDRECREATIONEntertainmentAdultPPPPPP12entertainmentbusiness(RMC4-j)CardroomP52P52P52P52CulturalfacilitiesHHHHHHHHHADADADADADADADADADADDanceclubsP29P29P29ADP20ADP29ADDancehallsP29P29P29ADP20ADP29ADGaming/gamblingH29H29H29H20H29facilities,not-for-profitMovietheatersP29P29P29ADP20PP12P82Sportsarenas,P29P29P29P20PH18auditoriums,exhibitionhalls,indoorSportsarenas,P29P29P29AD2H18auditoriums,0exhibitionhalls.outdoorRecreationGolfcoursesPPPPPPP(existing)Golfcourses,newHPHHHHHMarinasPP21HRecreationalHP33P29P29P29PPPP54P21P62facilities,indoor,existingRecreationalHP29P4PPP92P12P21P62facilities,indoor,newRecreationalP29P29P29H20H29H83facilities,outdoorK.SERVICES..-,,.,.Services,GeneralLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.4 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-JR-4R-6R-8RMHR-10R-14RMFILIMIHCNCVCACDCOCORUCBedandbreakfastADADADADADADADADADPhouse,accessoryBedandbreakfastADADAD5ADPhouse,professionalHotelP29P29P29PP20PPPP18MotelP29P29P29PP20Off-siteservicesP29P29P29P29On-siteservicesAD3P29P29P29P22PPPP54P21P823Drive-in/drive-AC6AC6AC6AC8AC6AC8AC6AC6AC6AC8throughservice1110101112Vehiclerental,PPPADP20smallVehicleandP29P29P29equipmentrental.largeDayCareServicesAdultdaycarelACACACACACACACACACPPPPPPPPPP10..0AdultdaycarellHHHHHHHPPPPPPPP12P21P100DaycarecentersH25H25H25H25H25H25H25PPPPPPPPP21P100FamilydaycareACACACACACACACACACACACACACACACAC3ACACACHealthcareServicesConvalescentHHHHPADP31P40ADAD9centersJ6MedicalHHHHHHHHH56H56H56HHHH1P40HHinstitutionsLVEHICLERELATEDACTIVITIESCarwashesPPPAD2P2ExpressADPAD2transportation0servicesFueldealersH59PIndustrialengineP28P28P28ortransmissionrebuildParkinggarage,PPPPP20P3PPP92structured,commercialorpublicParking,surface,P29P29P29P20P3ADcommercialorpublicLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.5 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCParkandride,PlOPlOPlOPlOPlOPlOPlOPlOdedicated77777777Parkandride,PPPPPPPPPPP10PlOPlOPPlOshared-use7977RailroadyardsPTaxistandPADADTowtruckP36H59PAD3operation/auto6impoundmentyardTransitcentersH29H29H29PH20PH29PTruckterminalsPVehiclefuelingPPPPPP29stationsVehiclefuelingPPPADPPP29stations,existinglegalVehicleserviceAD2PPandrepair,largeVehicleserviceP2P2P2AD2AD2AD2andrepair,smallWreckingyard,H59HautoAirTransportationUsesAirplaneH59P76manufacturingAirplaneACP78manufacturing,accessoryfunctionsAirplanesalesandrepairAirport,municipalPAirport-relatedorACaviation-relatedusesHelipadsP11H29H29H29HHH78Helipads,HH78commercialMSTORAGEHazardousH24H24H24materialstorage,onsiteoroffsite,includingtreatmentIndoorstoragePPPAC1AC1AC1AC1AC1AC111111LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.6 RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCOutdoorstorage,P29P29P29P64existingOutdoorstorage.P29P29P29P64newSelf-serviceAD2P59pH22H22storage9VehiclestorageAD2AD2AD2999WarehousingPPPNINDUSTRIALIndustrial,GeneralAssemblyand/orPPPP86packagingoperationsCommercialP29P29P29P4laundries,existingCommercialP29P29P29laundries,newConstruction/contrPPPactor’sofficeCraftdistilleriesPPPPPPPwithtastingrooms,smallwineries,andmicro-breweriesIndustrial,heavyP14Laboratories:lightP29P29P29ADP20P3AD5P86manufacturingLaboratories:P28PPHP20AD3ADHP86research,developmentandtestingManufacturingH59P67andfabrication,heavyManufacturingP67P67andfabrication,mediumManufacturingPPPPandfabrication,lightSolidWaste/RecyclingRecyclingP28P28P28P29collectionandprocessingcenterRecyclingPPPPPPPPPcollectionstationLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttaChmentApg.7 LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.8RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-8RMHR-1OR-14RMFILIMIHCNCVCACDCOCORUCSewagedisposalH59HandtreatmentplantsWasterecyclingH59Pandtransferfacilities0.UTILITIESCommunicationHHHHHHHHHH29H29H29HHHHHHbroadcastandrelaytowersElectricalpowerHH66H66H66H66H66H66H66H66H66generationandcogenerationUtilities,smallP5P5P5P5P5P5P5P5P5PPPPppppppUtilities,mediumAD5AD5AD5AD5AD5AD5AD5AD5AD5ADADADADADADADADADADUtilities,largeH5H5H5H5H5H5H5H5H5HHHHHHHHHHP.WIRELESSCOMMUNICATIONFACILITIESAmateurradioADSAD8AD8AD8ADSAD8AD8AD8AD8AD8AD8ADSAD8ADSAD8antennaCamouflagedADADADADADADADADADADADADADADADADADADADWCFConcealedWCFADADADADADADADADADADADADADADADADADADADMajoralterationsADADADADADADADADADADADADADADADADADADADtoexistingWCFstructuresMinoralterationsPPPPPPPPPPPPPPPPPpptoexistingWCFstructuresMonopoleIH47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47H47supportstructuresMonopoleIIH47H47H47H47H47H47H47H47H47H47H47supportstructuresSmallcellsPPPPpppppppppppppppcomplyingwithapreferredconcealmenttechniqueSmallcellsADADADADADADADADADADADADADADADADADADADsubmittingaconcealmentelementplanStealthtowerADADADADADADADADADADADADADADADADADADADQ.GENERALACCESSORYUSESACACACACAccessoryusesperRMC4-2O5Oandasdefinedinchapter4-11RMC,wherenototherwiselistedinUseTableACACACACACACACACACACACACACACAC RESIDENTIALZONINGDESIGNATIONSINDUSTRIALCOMMERCIALZONINGDESIGNATIONSUSES:RCR-1R-4R-6R-8RMHR-10R-14RMFILIMIHCNCVCACDCOCORUCBlank—NotP#PermittedAD=AdministrativeConditionalUseAC=AccessoryUseP=PermittedUseprovidedconditioncanbemetH=HearingExaminerConditionalUse#=Condition(s)Usesmaybefurtherrestrictedby:RMC4-3-020,AirportRelatedHeightandUseRestrictions;RMC4-3-040C,UsesPermittedintheRentonAutomallImprovementDistrict;RMC4-3-050,CriticalAreasRegulations;RMC4-3-090,ShorelineMasterProgramRegulations(Ord.4736,8-24-1998;Ord.4773,3-22-1999;Ord.4777,4-19-1999;Ord.4786,7-12-1999;Ord.4802,10-25-1999;Ord.4803,10-25-1999;Ord.4827,1-24-2000;Ord.4840,5-8-2000;Ord.4857,8-21-2000;Ord.4915,8-27-2001;Ord.4917,9-17-2001;Amd.Ord.4963,5-13-2002;Ord.4971,6-10-2002;Ord.4982,9-23-2002;Ord.4999,1-13-2003;Ord.5001,2-10-2003;Ord.5018,9-22-2003;Ord.5027,11-24-2003;Ord.5080,6-14-2004;Ord.5100,11-1-2004;Ord.5124,2-7-2005;Ord.5190,12-12-2005;Ord.5191,12-12-2005;Ord.5201,4-17-2006;Ord.5241,11-27-2006;Ord.5286,5-14-2007;Ord.5305,9-17-2007;Ord.5355,2-25-2008;Ord.5356,2-25-2008;Ord.5381,5-12-2008;Ord.5387,6-9-2008;Ord.5392,6-23-2008;Ord.5403,7-21-2008;Ord.5407,9-15-2008;Ord.5437,12-8-2008;Ord.5439,12-8-2008;Ord.5450,3-2-2009;Ord.5466,7-13-2009;Ord.5469,7-13-2009;Ord.5473,7-13-2009;Ord.5519,12-14-2009;Ord.5520,12-14-2009;Ord.5522,12-14-2009;Ord.5577,11-15-2010;Ord.5578,11-15-2010;Ord.5589,2-28-2011;Ord.5639,12-12-2011;Ord.5640,12-12-2011;Ord.5647,12-12-2011;Ord.5675,12-3-2012;Ord.5676,12-3-2012;Ord.5702,12-9-2013;Ord.5707,3-24-2014;Ord.5744,1-12-2015;Ord.5746,1-12-2015;Ord.5759(Att.A),6-22-2015;Ord.5790(Att.A),4-25-2016;Ord.5798,4-25-2016;Ord.5837(Ails.A,B),6-12-2017;Ord.5839(Atts.A,B,C),6-12-2017;Ord.5867(AU.A),12-11-2017;Ord.5872(Att.A),12-11-2017;Ord.5876(Att.A),1-22-2018;Ord.5899(AU.A),11-19-2018;Ord.5908(Atts.A,B),12-10-2018;Ord.5910(Att.A),12-10-2018;Ord.5917(Att.A),12-10-2018;Ord.5926(Att.A),5-6-2019)LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentApg.9 I.4q-,I-:•:...--..a)0U)a2Cu0a:)a)00C-c.0I0C0CD0.CU.2U)‘a)0xCa)B-c0‘CuzIiiC(Irrz,,“.•..‘.•IIII:‘.‘-JUzULUHI-z(3IIIICUII]0a-a)CuC,)Ca)Li,C0a?>C.0QC0090)t•00)C0.90)D..U_r — m 0 m 0 AttachmentB-Excerptsfrom2016RentonTechnicalCollegeCampusMasterPlanRTCCampusMasterPlanRecommendations5.0RecommendationsProjectrecommendationsoutlinedbelowaretheresultofdozensofsitetoursandinterviewswithprogramleaders,meetingswiththeMasterPlanningCommittee,discussionswiththeexecutiveoversightgroupandtheexpertiseofmultipleconsultantsfamiliarwithcampusfacilitiesandinfrastructure.EachoftherecommendationsmeetsoneormoreoftheMasterPlanningGoalsoriginallyestablishedbytheMasterPlanningCommitteetoalignwiththecollegesCoreThemes.TheintentoftheRecommendationssectionsistoidentifypotentialfacilityimprovementsforconsiderationwhenfundingopportunitiesarise.MasterplandiagramsonthefollowingpagesillustrategenerallocationsestablishedforproposedCapitalProjects,MinorProgramImprovementsandRepairs,andLocally-fundedImprovements.AnaccompanyingProjectImplementationScheduleoutlinespotentialtargetdatesforsubmittingProjectRequestReports(PRRs)tothestateaswellascommencementofdesignandconstructionphases.5.1FACILITYRECOMMENDATIONSThenumberofCapitalProjectsfundedeachbienniumbyWashingtonState’sLegislaturehasdiminishedsignificantlyfollowingtheeconomicrecessionofthemid-2000s.ThiscutbacktothestatesHigherEducationbudgethasforcedtheSBCTCtore-thinkhowithadtraditionallybeenawardingprojectstothe34collegesinthecommunityandtechnicalcollegesystem.Inanefforttoreducethenumberofinstitutionsapplyingforlimitedfunds,theSBCTCbeganrestrictingthenumberofapplicantsintheprocesstojust10pre-approvedcollegeseachbiennium.Withanimprovingeconomicforecast,theSBCTChasonceagaincontemplatedrevisionstotheformalfundingprocess;revisionstheyanticipatetolaunchforPRR’sbythe2021-2023biennium.Althoughspecificmodificationsarestillbeingvetted,anticipatedchangesincludecreatinganon-goingpipelineorcontinuousqueueforgrantingprojectrequestssuchthateachinstitutionisvirtuallyassuredaprojectevery8-10years.CAPITALPROJECTSThreepotentialCapitalProjectshavebeenidentifiedforfuturefundingrequests.Formoreinformation,seeMASTERPLANDIAGRAMS&PROJECTIMPLEMENTATIONSCHEDULESthatfollowprojectdescriptions.ProjectOne:NewAlliedHealthReplacementBuildingSubmitProjectRequestReport(PRR)inDecember2017.Iffundingisapproved,designwouldoccurin2019-21withconstructionfollowinginthe2021-23biennium..tJI——MMXNOlLflAStN.ProposedlocationofCapitalProjectOne-aNewAlliedHealthReplacementBuilding.(Seefullcampusplanonpage38.)•Proposedsiteisanewlyacquiredproperty(formerKingCountyHealthBuilding)locatedacrossNE4thStreet,directlysouthofthemaincampus.•Priortoreplacementbuildingfundingapproval,avoidanysignificantinvestmentinimprovementstoBuildingBsinceanyimprovementswouldbeshort-livedshouldthebuildingbereplaced.aShort-termpriorityfortheAlliedHealthProgramsistheadditionofaComouterLab.ThiscouldbeasharedspacelocatedinBuilding0.OtherprojectsidentifiedincludeasmallrenovationtoimprovethefunctionalityofthePhlebotomy&SurgeryTechClassroomsandimprovetheprivacyinOfficeSuiteB119.InthePRR,considerbundlingtheserelatedinfrastructure,programandsiteimprovements;aPedestriancrosswalkimprovementsacross4thStreetandJeffersonAvenue.4LUA19-000090,PR19-000190KingCountyResponsetoStaffReportMasterPlanj35 AttachmentB-Excerptsfrom2016RentonTechnicalCollegeCampusMasterPlanRTCCampusMasterPlanRecommendations•DevelopanewquadgreenspaceinthecurrentlocationofParkingLotsP3&P4.SeeLANDSCAPERECOMMENDATIONS-Turf•CreateadedicatedpedestrianwalkwaybetweenBuildingsAandEconnectingparkinglotstotheeastwiththenewgreenspaceinfrontofthenewreplacementbuilding.•Replacementoftheirrigationsystemontheentirecampus,orasaphasedprojectbeginningwiththesouthernportionnearthenewdevelopment.(Notethatatthetimeofthisreport,theSBCTCisadvocatinginfrastructurerepairs.AddinginfrastructureprojectstoaPRRdoesnotincreasethebuildingcostforcomparisonpurposes.)•Repairupliftedconcreteutilityvaultsonwestedgeofcampus.•RenovatecurrenteducationalspacesinBuildingsHandintDalternativeusesfollowingrelocationofHealthprogramsintonewreplacementbuilding.ProjectTwo:NewTrades&IndustriesReplacementBuildingSubmitProjectRequestReportinDecember2023,orthereafterifpriormilestoneshavenotbeenmet.Withfundingapproval,designwouldbegininthe2025-2027bienniumwithconstructionfollowingin2027-2029biennium..,I1ProposedlocationofCapitalProjectTwo-aTrades&IndustriesReplacementBuilding-onthecurrentsiteofBuildingB.(Seefullcampusplanonpage39.)•ProposedsiteisexistirglocationofBuildingB,along4thstreet.•WiththeSBCTC’santicipatedrevisionstotheprojectfundingprocess,theproposedPRRsubmittaltimelinesforCapitalProjectsTwoandThreemayneectobeadjustedaccordingly.InthePRR,considerbundlingtheserelatedinfrastructure,programandsiteimprovements:Renovationofanyprogramspacesinotherbuildingsthatwillbelocatedinthenewreplacementbuilding.•Improvepedestrianwalkwayandlandscapingbetweenthe4thStreet/JeffersonAvenueintersectionandexistingentryplazaontheeastsideofBuIdingC.ProjectThree:NewBasicStudiesBuildingProposedsiteiscurrentlocationofBuildingA,whichwillhavebeenreplacedinCapitalProjectTwo.InthePRR,considerbundlingtheserelatedinfrastructureandsiteimprovements:ReplacementoffacilitiesBuilding6andremainingHVACconversionprojectsassociatedwithdemolitionandremovalofBuilding6.IProposedconceptforpedestrianwalkwayfrom4thStreet/JeffersonAvenueIntersectiontoplazaatBuildingCSubmitProjectRequestReportin2029.Withfundingapproval,designwould:akeplaceinthe2031-33bienniumwithconstructionoccurringin2033-35.ProposedlocationofCapitalProjectThree-aNewBasicStudiesBuilding-onthecurrentsiteofBuildingA.(Seefullcampusplanonpage40.)MasterPlanl36LUA19-000090,PR19-000190KingCountyResponsetoStaffReport KingCountyParksandRecreationDivisionDepartmentofNaturalResourcesandParksKingStreetCenter,KSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855206-477-4527Fax206-588-8011TtYRelay:711ATTACHMENTC—4-4-095SCREENINGANDSTORAGEHEIGHT!LOCATIONLIMITATIONSA.PURPOSE:ThepurposeofthisSectionistoprovidescreeningstandardsformechanicalequipmentandoutdoorserviceandstorageareastoreducevisibility,noise,andrelatedimpactswhileallowingaccessibilityforprovidersandusers.B.APPLICABILITY:ThestandardscontainedinthisSectionshallapplyto:1.NeworReplacementEquipmentlActivity:Allproposalsforneworreplacementsurfacemountedequipment,rooftopequipment,outdoorstorage,loading,repair,maintenance,workand/orretailareas.2.EnlargementorExteriorModificationsofExistingStructures:Siteswithexistingsurfacemountedequipment,rooftopequipment,outdoorstorage,loading,repair,maintenance,workand/orretailareas,thatarenotscreenedinconformancewiththisSectionshallberequiredtoconformtothescreeningrequirementsofthisSectionifenlargedoralteredwhenthecostofadditions,expansions,oralterationsexceedsfiftypercent(50%)oftheassessedvalueoftheexistingstructureoruseshallresultintheapplicationofthisSection;provided,thatinterioralterationsorimprovementswhichdonotresultintheexteriormodificationofanexistingbuilding,structure,oruseshallbeexemptfromtheseprovisions.C.AUTHORITY:TheCommunityandEconomicDevelopmentAdministratorshalldeterminecompliancewiththesestandardsconcurrentlywithanydevelopmentpermitreview.(Ord.5676,12-3-2012)D.SURFACEMOUNTEDEQUIPMENT:1.GeneralScreening:Allon-sitesurfacemountedutilityequipmentshallbescreenedfrompublicview.Screeningshallconsistofequipmentcabinetsenclosingtheutilityequipment,solidfencingorawallofaheightatleastashighastheequipmentitscreens,oralandscapedvisualbarrierallowingforreasonableaccesstoequipment.Equipmentcabinets,fencing,andwallsshallbemadeofmaterialsand/orcolorscompatiblewithbuildingmaterials.a.IndustrialZoneExemption:Surfacemountedequipmentlocatedinindustrialdevelopmentsthataregreaterthanonehundredfeet(100’)fromresidentiallyzonedpropertyand/orpublicstreetsareexemptedfromrequirementsinsubsectionDlofthisSection,GeneralScreening.LUAJ9-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.1 E.ROOF-TOPEQUIPMENT:Alloperatingequipmentlocatedontheroofofanybuildingshallbeenclosedsoastobescreenedfrompublicview.SubjecttotheAdministrator’sdiscretion,shieldingshallconsistofthefollowing:1.NewConstruction:Roofwells,clerestories,orparapets,walls,solidfencing,orothersimilarsolid,nonreflectivebarriersorenclosures.2.AdditionstoExistingBuildings:Wheretheexistingroofstructurecannotsafelysupporttherequiredscreening,orwheretheintegrityoftheexistingroofwillbecompromisedbythescreening,theAdministratormayrequitepaintingoftheequipmenttomatchtheapproximatecolorofthebackgroundagainstwhichtheequipmentisviewed,oranequivalentnonstructuralmethodtoreducevisibility.(Ord.5676,12-3-2012;Ord.5746,1-12-2015)F.OUTDOORSTORAGE,LOADING,REPAIR,MAINTENANCEANDWORKAREAS:1.OutdoorLoading—Multi-FamilyZones:Loadingareasshallbescreenedbyasolidbarrierfenceorlandscaping,orsomecombinationthereofasdeterminedthroughthesiteplandevelopmentreviewprocessorthemodificationprocessforsiteplandevelopmentreviewexemptproposals.2.OutdoorLoading,Repair,MaintenanceandWorkAreas—CommercialandIndustrialZones:Screeningisnotrequired,exceptwhenthesubjectcommercialorindustriallotabutsorisadjacenttoaresidentiallyzonedlotandtheregulatedactivityisproposedonthesideofthepropertyabuttingoradjacenttothelistedzones.Insuchcases,afence,orlandscaping,oralandscapedberm,oranycombinationofthesameisrequiredtoachieveadequatevisualoracousticalscreening.Theseprovisionsmaybemodifiedthroughthesiteplandevelopmentreviewprocess,orthemodificationprocessforsiteplanexemptproposals,wheretheapplicantcanshowthatthesameorbetterresultwilloccurbecauseofcreativedesignsolutions,uniqueaspectsoruse,etc.(Ord.5744,1-12-2015)3.OutdoorStorage—CommercialorIndustrialZones:Whenpermittedbytheunderlyingzone,outdoorstoragemustbescreenedfromadjacentorabuttingpropertiesandpublicrights-of-way.Outdoorstorageusesshallprovidesight-obscuringfencesorsolidwallsaminimumofsixfeet(6’)inheight,berming,and/orlandscapingasdeterminedbytheAdministratortoachieveadequatevisualoracousticalscreening.Outsidestorageshallnotbepermittedinanyrequiredsetbackarea.ProductsormaterialscoveredbybuildingswithroofsbutwithoutsidesshallbeconsideredoutsidestorageandsubjecttothescreeningprovisionsofthisSection.Exteriorsalesofautos,boatsandmotorcyclesarenotconsideredoutdoorstorage.a.SpecialOutdoorStorageHeightRequirements,IndustrialZones:Limitedtofifteenfeet(15’)inheight.(Ord.5676,12-3-2012)G.VEHICLESTORAGESCREENING,CAZONE:InlieuofsubsectionF3ofthisSection,vehiclestoragescreeningshallincludethefollowing:fencing,berming,enclosingwallsandlandscaping,asdeterminedbytheAdministrator,sufficienttoachievesubstantialvisualandacousticalscreening,shallbeprovidedtoscreenadjacentandabuttingproperties,publicrights-of-wayandlimitedrights-of-way.(Ord.5676,12-3-2012)H.OUTDOORRETAILSALES—CDZONE:OutdoorretailsalesusesintheCDZonemustbefullyenclosedonallsidesandscreenedfromviewofadjacentusesandabuttingpublicstreets.I.VARIANCES:LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.2 AvariancetostandardsthatarenototherwiseallowedtobealteredviaanotherprocessinaccordancewithsubsectionsDthroughGofthisSectionmaybesoughtpursuanttoRMC4-9-250.J.APPEALS:SeeRMC4-8-110.(Ord.4963,5-13-2002)Home<>TheRentonMunicipalCodeiscurrentthroughOrdinance5927,passedMay6,2019.Disclaimer:TheCityClerk’sOfficehastheofficialversionoftheRentonMunicipalCode.UsersshouldcontacttheCityClerk’sOfficeforordinancespassedsubsequenttotheordinancecitedabove.CityWebsite:http://rentonwa.qov/CityTelephone:(425)430-6502CodePublishingCompanyMobileVersionLUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentCpg.3 LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentDSITELEGENDrriFMTiiC___!_J±Inadequateclearanceform*constructionBOLARDSH‘EMCAL—WOOSSIDRAGE___•SIEDSI-SIlly<<<<TrelerEJeOS[N-‘——fl———It_I__i__,ChJCCelSprCy‘T7EjPwr--*-t-:ECVATEDExistingAdminH4YHHItBuiIding,CebSWperw._J_...iTrUCk1_____________ttyCURBPERCIVIL—-‘4.GCCROE-°SSWSH/SASH,ITosS-ICorcaclor$rPJfUllY--f----YardVaessu&—I—Existing_______ShopSta5eBuildingPIYICEXPSSN\IT-U’BUFFER-FENCE:—;=—:—=-PROPERTYLINES4SW’ICalSaTIISalFS51VSc’-RONYARDSloESUE[sosStaRStaR‘Staffp-FLAGPOLEStaffLOCATIONSlaPSlaPStall‘1StanstaffI—EVCHARSER,xE1/stanssn:sor-StallSOff/Staff--StaTSIaN-I-OARE%EffA—PDTENTIAPCAGFOEStall/LOCTTION4105-5’TRACTORATTACHMENTS/E)PlacesRainGardeninShadowofCrew/Admin/Building1VT,OC±C.\-h,-.------•---1CityofRentonProposedCrew!r-AdminBuilding\\\*\\\-‘‘StaRStaffsianStaRStafftStaffSlaTStaffStallStaffPROPERtYLINESETBACKEASEMENTFENCEEDGEOFCONCRETEEDGESFASPHALTSTR;PiNG8JILD!NSFOUTPRNTBUILDINGACCESSPOINTSOVERHEADELEMEFaTSBOLL8RDS2YARDDURSTERBUILDINGSHN\‘N\\\\\\\\\\\‘L\\\\\\\\\\\\\‘\\N\\NS\N\N\N\NNSITELIGHTINGEGRESSPATHELECTRICVEHICLECHARGINGSTATIONKEYSWITCHGATEMOTORPADGATESLICEGATEDOORPROPERTY/Il/f.___UIO-O.EASI(7\C0MP0LANEKINGCOUNTYPARKS-RENTONSHOPPROJECT#KCPARKS1122’6101/15/2010—FENCEB-ST50GSTE-,—-H‘&—501;:1_iriSo--sti,--S_IcI’j/C]GIAIB7Staff—Stal,(cDJICJ-SIaNI,5t1SOCi-—FOTENTIAL(_—FLASPOLEStal’L”tLOCATION6/UW]ASStrll/P//JC/C]-StaRsoWStaff_(pjCC/-StARsWBlab(c/uC/C]—°1StoW—__lc]/JC/çj_StatSGADsoft_/c1/Ji/çyStaffISATcs/J‘/OStaRlNRSOIt-a__i‘SUVAGAE]Ut6lyUlihtyVanVanVANGUYKEYNOTESCowCowCxxCOOCow.CowCowDrewCarCatCanCoCanCoCabCabP&UePukUackUpRsk-UPu1-LsPab-SdP,ck-LxPeH-tIBIKELOCKER2CISTERN-REFERTOCIVILDRAWINGS3ECOLOGYBLOCKWALLS-KY’TALL,TYPICALFORYARDMATERIALRING4CONCRETEEQUIPMENTPADSTRASHCOMPACTORLOCUTIONSWALKWAYCANOPY‘u’a*TT1T”owCowCrewCowCowCowabCEcabCaB’ProposedShop4Pk-Lksab4*mk-BHPn{Pwk4CBuilding-Eil—---ETEFENCEF’TAL\j’]je4’4V$I’’PARKINGANALYSIS/;I;an:OoR:sxrsoR:S$T:SoV:soYIsos;soff:sogf:soR:so,ri[/AI)A55$RStOflSIaT/*N-N-N-/-—t/’--1//VBUILDINGCASquareFeetMaximumAllowableAllowedIncreaseTotalAllowableOccupancyTypeAllowedParkingperSFProvidedParkingPer44D8D-SO.dParkingB-OfficeMao4SSpuces/1,000SF2BR2254Minimum25%Mao68Minimum122Maximum153MaximumPS-Warehauxe1Space/1SSS5P25B2215Maximum2S%MaxIXMaximumSi-OutdoorSSpacen/S,OSDSF12,1756Maximum25%MaxBMaximamMaximumAllowableParkingDBDSpacesPROVIDEDPARKINGStaffVrsitor135136Spaceso185SparesL.________II1%CityofRentonProposedStorageBuildingCANOPYJ.H[-------------CPROPERTYLABN--*-\-I/jjl:JAJAAH.-//_/FENCEI—i4-1H//tab-C’EASEMENT——if——N-N-*N-\,\\\\\\\\\\///_/ZJZT,/”--DRAFT60%ProposedSanitarySewerandEasement.NoteSanitarySewerextendstothesouthparcelasrequestedbyCityofRentonPENCEATPROPERTYLINEREFERTOCIVILDRAWINGSCF-tS2-CF-tESS1%30EDNTSforAttachmentDduetoprintsizePROJECTMANAGERBRENDABRADFORDREV#REVISIONBYDATEISSUEDTBD-APPROVEDTED-REVIEWEDTBDDRAWNSRBCTEDI‘PERRMC4-2-SHEZONINGSSETABlE,SITEUSEINCLUDESOFFICE.WAREHOUSING.WITHSERVICESRESEMBLINGVEHICLEANDEQUIPMENTRENTALLARGE,ANDOUTDOORSTORAGERMC4-2-SW2M.bPROVIDESEXCEPTIONFOROUTDOORSTORAGEASANACCESSORYUSEINANINDUSTRIALZONE..cj_____IKEYPLAN13JUNE2019REVISEDBUILDINGLOCATIONSTUDYbè’rgërUNDSAHIMCLENNANDESIGNRUSIIINIIKingCountyDepartmentofNaturalResourcesandParksParksandRecreationDivistonCaptialProjectsSection201SJacksonSt-Suite700.Seattle,WA98104ChristieTrue,Director1C-LL,rE2S’&uSr±1-/sAE’CN-’/ruL1i/Il,KINGCOUNTYPARKS-RENTONSHOPKCPARKS1122161SITE3005NE4thStreetRenton,WA98056COMPOSITEPLAN-SITESTE_A-051BIR3t0tItTS972TrffCounlyCMFaY,:ityIlOSY472s-A-YARO-CEFKTRALrut LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentEEXECUTIVESUMMARYEnergyModelExcerptsCONVENTIONALBUILDINGMODELVS.PROPOSEDDESIGN2000.01500.0z1000.00I—500.00.0-500.0-1000.0-1500.0EnergySummarySpaceHeating(MBtu),7630,47%QscoCzInteriorLighting(MBtu).2287.149%ExteriorLighting(MBtu).78.2,Sr’Receptacle“N.Equipment(MEtu).1858,12.1%Elevators&Escalators(MBtu),8.1,0.5%SpaceCooling(MBtu),13.2.—1.5%ServiceWaterHeating(MBtu)142.1,164%SpaceHeating(MBtu),146.1,16.9%OtherProcess(MBtu),5503’1000—notz0600D400200zInteriorLighting‘N(MBtu),2085,24.1%ExteriorLighting‘“—(MBtu).78.2,9.0%KingCountyCentralMaintenanceFacilityEnergyModelingReportJanuary14,2019Rushing206-285-71001533.8Mbtu(4351’n-”•863.9Mbtu(253.2MWh)CONVENTIONALPROPOSEDPVrJrodt.jtion-967Mbtut-2$3.4MWh)—NetAnnualprojectenergyw/PV-103.1Mbtu130.2MWhIInteriorCentralFans(MBtu),494,32%SpaceCooling(MBtu).14.30.9%-‘4ServiceWater,—“Heating(MBtu),164.6.10.7%InteriorLocalExhaustFansFans(MBtu)tM8tu).1.6,0.1%70,0.5%..—’Pumps(MBtu),264.17%InteriorCentralFansInteriorLocalFansExhaustFans(MBtu),(MBtu),49.4,5.7S(M8tu),5.9,0.7%“1,6,0.2%Pumps(MBtu),—154.2.1%IOtherProcess(MBtu),6.8,0.4%CONVENTIONALBUILDINGMODELEUI=32.7kbtu/SF/yrAnnualEnergyUse=1533.8MBtu(449.5MWh)ConventionalbuildingenergyconsumptionReceptacleElevators&Lscalxtnrs“—...Equipment(MBtu),(MBW),8.1.0.9%185.8,21.5%PROPOSEDDESIGNEUI=18.4kBtu/SF/yrAnnualEnergyuse=863.9MBtu(253.2MWh)Proposedbuildingenergyconsumption927.63MBtu(9.ULTh_erms)606.2MBtu(177.8MWh)ElectrIcityGas863.9MBtu(253.2MWh)Electricity0oMEtu(0Therms)Gas LUA19-000090,PR19-000190KingCountyResponsetoStaffReportAttachmentEDAYLIGHTHARVESTINGEnergyModelExcerptsDaylightharvestingisimplementedinthemodelwithwiththedimmingcontrolscheduleshowntotheright.Spacelightinglevelisat100%capacitywhendaylightinglevelisbelow5fc.Spacelightingdimslinearlytominimumpowerof20%betweendaylightinglevel5fcand50fc.w/odaylightharvestingw/daylightharvesting*Lightingenergyreducesby19.5%withdaylightharvesting.Reductioninlightingloadresultsinmoreheating,butlesscooling*EUIimprovesby5.2%from19.5to18.4withdaylightharvestingKingCountyCentralMaintenanceFacilityEnergyModelingReportJanuary14,2019Rushing206-285-71002Ddyhghting(Ic)interiorCentralFansInteriortoQlFansExhaustFans(MBtu),MBtu),49.4.5,4%(MB9u),5.8.0.6%1.6,02%SpaceCooling-‘•—...“l’-:,,._——-’Pumps(MBtu),[tMBtu159.J‘_‘%_.l18.5.2.0%ServiceWaterHeating(MBtu)142.1.15.6%paceHeatingIMBtu),1408,I154%OtherProcess(Maw),68.0r’Etevators&EscalatorsInteriorlighting(MBtu),258.9,28.4%Exteriorlighting(MBtu).78.2,8,6%InteriorCentralFans[iIorLocalFans]tuhaustFans(MBtu),(MBtu),49.4,5.7%(M6tuL59,0.7’.1.6,0.2%ISpacecoolIngtPumps(MBtu)I(Ma,132,18.4,2.1%1.5%___________________tnte,iorLightingIServiceWater‘“I[(M8tU)208.5.24Heating)MBtu),142.1,16.4%IExteriorLighting(MBtu).732,90%ISpaceHeatingj(MBtu(,N511169..OtherProcessReceptacleElevators&Escalators(MBtu),85,05%Equipment(MBtu).(MBtu)81.185.8,21.5%ReceptacleEquipment(MBtu).1558,20,4% 1 Clark Close From:Bradford, Brenda <Brenda.Bradford@kingcounty.gov> Sent:Thursday, July 18, 2019 10:46 AM To:Clark Close Subject:RE: King County Parks - Renton Shop, LUA19-000090, SA-A, CU-H, V-A, MOD Record response: 1. City of Renton provided the formal presentation of the content of the City’s PowerPoint (PPT) at the public hearing. 2. We recall the Hearing Examiner (HE) stating that he would assign the City’s PPT an exhibit number. [ as of a few days ago we did not see it uploaded as an exhibit]. 3. The County did not bring a PPT. We brought printed copies of a document. 4. The County utilized the City’s PPT during our public testimony as a visual aid to assist us with describing some of the aspects of our testimony since it was still up on the screen. 5. County believes the audio file of the hearing would confirm that we were referencing the City’s PPT. From: Clark Close <CClose@Rentonwa.gov> Sent: Thursday, July 18, 2019 9:43 AM To: Bradford, Brenda <Brenda.Bradford@kingcounty.gov> Subject: King County Parks - Renton Shop, LUA19-000090, SA-A, CU-H, V-A, MOD [EXTERNAL Email Notice! ] External communication is important to us. Be cautious of phishing attempts. Do not click or open suspicious links or attachments. Brenda, The Hearing Examiner has completed the decision for King County Parks - Renton Shop and one of the exhibits included in the decision was “PowerPoint from County.” I don’t believe you presented a PowerPoint presentation during the public hearing. Can you confirm this for the record or provide me with a copy of the PowerPoint presentation? Thanks, Clark H. Close City of Renton – Current Planning Senior Planner 1055 South Grady Way Renton, WA 98057 Tel: 425-430-7289 Fax: 425-430-7300 cclose@rentonwa.gov C_Response_Memo_190625_v1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 25, 2019 TO: Hearing Examiner Olbrechts FROM: Clark H. Close, Senior Planner SUBJECT: King County Parks – Renton Shops (LUA19-000090, SA-A, CU-H, V-A, MOD): Response to King County’s Memo dated June 17, 2019 A public hearing for the subject property was held on June 18, 2019. The public hearing was left open until June 25, 2019 at 5:00 pm to allow City staff the opportunity to provide a written response to King County’s Memo dated June 17, 2019 (Exhibit 34). Staff Response to Comment #1: The applicant is proposing bike lockers just north of Building A and the County’s Memo provides an example of the proposed bike locker. The image provided appears to include secured extended use bicycle parking area for King County employees with up to eight (8) bicycles as required by RMC 4-4-080.F.11. Staff Response to Comment #2: It is the City’s intent for the County to provide the City more detail about what is stored in the yard bins so that the City can determine if there are physical constructed elements or operational best management practices that would need to be employed to mitigate for dust. King County should be allowed flexibility in timing and the scoping process for the study to achieve the intent behind the request. Therefore, staff is recommended that Condition #2 be revised as follows: The applicant shall provide a particle pollution analysis to be reviewed and approved by the Current Planning Project Manager prior to final building permit approvals. Staff Response to Comment #3: The Commercial Arterial (CA) zone allows a broad range of uses, such as trade or vocational schools (Hearing Examiner Conditional Use Permit), other government offices and facilities (Hearing Examiner Conditional Use Permit), recycling collection station (Permitted), and general offices (Permitted). Limited storage is only allowed as an accessory use, storage in association with rental services, or in the in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167. The County contends that the design of Storage Building C, along the north property line, is anticipated to be the least intensive use storing equipment and materials that are used less frequently than items in the shops or in the fleet. The County is proposing vehicle King County Parks – Renton Shops Page 2 of 3 June 25, 2019 C_Response_Memo_190625_v1 parking, equipment parking, equipment storage and covered storage along the north property line. If Building C is allowed to be located along the north property line, the least intensive use should be maintained as described, relative to the overall site use intensity. The more intensive uses onsite should not be moved or changed out with the lower intensive uses described as being associated with Building C. Therefore, staff recommends a new condition of approval (Condition #8) which permits only those uses identified above along the north property line. Any new uses proposed along this property line would constitute a major amendment and would require a new Conditional Use Permit application. Per RMC 4-9-030.D, the decision criteria associated with a Conditional Use Permit (CUP) includes such items as consistency with plans and regulations, appropriate location, effect on adjacent properties, compatibility, landscaping, etc. A CUP allows for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. The decision criteria are the basis for allowing the use and must be considered when reviewing an application. Per RMC 4-4-070.F.4, projects that abut less intensive zones or uses must provide a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, along common property lines. The applicant is proposing a ten-foot (10’) wide to 23’-6” wide partially sight-obscuring landscaped visual barrier to the Commercial Arterial (CA) property to the north. If Storage Building C is allowed to be located along the north property line, Storage Building C should be divided into a minimum of three (3) separate storage buildings to reduce the overall scale and impact of the storage uses. In addition, the applicant shall provide a minimum fifteen-foot (15’) wide fully sight-obscuring landscaped visual barrier between the three (3) separate storage buildings and the north property line. Also, the applicant is also proposing a six-foot (6’) high sight-obscuring black metal ornamental metal picket fencing around three sides of the visitor parking lot (north, south and east), an eight-foot (8’) high perimeter chain link and security fencing to cordon off the shops, storage, and fleet vehicle and equipment storage area (Exhibit 6). In order to further improve the aesthetic quality of the built environment through screening, the sight- obscuring black metal ornamental metal picket fencing should be extended the entire length of the north property line (603.31 feet). Therefore, staff is recommending that Condition #7 be revised as follows: The applicant shall provide a minimum 15 foot (15’) wide fully sight-obscuring landscaped visual barrier between Storage Building C and the north property line. A sight-obscuring black metal ornamental metal picket fencing shall be installed along the north property line. In addition, Storage Building C shall be divided into a minimum of three (3) separate storage buildings to reduce the overall scale and impact of the storage uses. The applicant shall provide a revised landscape King County Parks – Renton Shops Page 3 of 3 June 25, 2019 C_Response_Memo_190625_v1 plan and a revised Composite Site Plan to be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. Staff Response to Comment #4: The City would grant a civil permit approval for this project to remain valid for a period of three (3) years from the date of issuance. As for a building permit, a construction schedule would be required to be submitted to the Building Official for review and approval prior to issuance of the building permit. At that point, the Building Official can establish the permit duration. LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 1 Parks and Recreation Division Department of Natural Resources and Parks King Street Center, KSC-NR-0700 201 South Jackson Street Seattle, WA 98104-3855 206-477-4527 Fax 206-588-8011 TTY Relay: 711 TO: Hearing Examiner Olbrechts, City of Renton Clark H. Close, Senior Planner, City of Renton FROM: Brenda Bradford, Capital Project Manager IV PROJECT: King County Parks - Renton Shop SUBJECT: City of Renton Conditional Use Permit LUA19-000090 Response to City of Renton Response issued June 25, 2019 DATE: July 2, 2019 Mr. Examiner, At the Hearing on June 18, 2019 the County provided a response to the Staff Report issued for the above referenced land use permit. The public hearing was left open until June 25, 2019 to provide time for the City of Renton (City) to review and provide a response to the County’s public testimony on behalf of the project. The City of Renton issued its response on June 25, 2019. The County requested, and was granted, that the public hearing be held open until July 2, 2019 to allow for the County to review and respond. The County asks that the Hearing Examiner enter into the record the County’s response to memorandum issued June 25, 2019 included below with corresponding attachments. Due to the approaching holiday and staff limited ability to respond, the County requests on behalf of both parties that the City have time to review the County response and that the County be able to respond to subsequent responses. At this time it seems prudent to ask for the hearing to remain open until Tuesday July 8, 2019 at 5 p.m. 1) County response to Staff response comment #1 A. The County agrees with the City that the bike lockers provide the required extended secure bike storage for up to eight (8) bikes. 2) County response to Staff response comment #2 A. The County agrees with the City that condition #2 be revised to match the language proposed by the City below: LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 2 3) County response to Staff response comment #3 A. The City of Renton has recommended condition #8 be added per below and the County takes no exception: B. The City of Renton recommends the following modification to condition #7 per below and the County takes no exception: C. The City of Renton recommends the following modification to condition #7 per below. The County recommends that the language on the fence condition be revised to the following: A black ornamental metal fence to be installed along the north property line on the eastern edge of the site. At the transition to the yard, a sight obscuring black security fence to be installed on the north property line. The County shall submit proposed fence options to the Senior Planner for final approval. The reasons for this request are below: 1. Yard area fencing was chosen based upon security concerns (people climbing over), cost efficiency, and the ability for the Operations group to maintain and repair damage. 2. The County has the following concerns with ornamental fencing in the yard area. i. The impact to yard security due to a fence type that is easier to climb. ii. The high security options on ornamental fence types do not have the same aesthetic as the 6 foot version and are unlikely to generate the aesthetic that the City or the County desires. To meet the security requirements the County would likely need to use ornamental fence with heavy duty sharp spikes, semi-rounded tops with spikes, or fully bended tops. iii. Public perception that the fence is an inappropriate use of tax payer dollars given that the County’s other yards are chain link, and the City of Renton’s maintenance yard down the road on 3rd is chain link with barb wire. iv. The fully sight obscuring landscape screening is likely to make the north property line more attractive for intrusion, especially given the unoccupied status of the building on the lot to the north. 3. There are several high security meshes and non-climbing types of fences on the market which include tighter weave chain link, mini-mesh, expanded metal, etc. LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 3 which do not require barb wire on top, are visually more attractive than heavy duty spikes and arches, more cost effective, and which offer higher degree of screening than can be obtained with ornamental fencing. (See Attachment A) D. The City of Renton recommends the following modification to condition #7 per below. As mentioned in the City memorandum, the code requires either a ten foot (10’) fully sight obscured landscaped visual barrier or a fifteen foot (15’) partially sight obscured visual barrier. The recommended condition is asking for the greatest width and the highest degree of visual screening. The relationship between the buildings, yard, drive aisles and parking areas are the result of several rounds of site plan analysis, turning analysis, and functional requirements. Parks’ Operations conducted a mock-up using the revised dimensions, laying out the parking, drive aisle, building wall locations, etc. assuming Storage Building C was five feet (5’) closer (See Attachment B). As a result of the mock-up the County determined that shifting the Storage Building C results in: 1. The inability to park vehicles longer than twenty-one and a half feet (21.5’) at Shop Building B (affects approximately 50% of the vehicles.) 2. Safety concerns when two way traffic is underway or when a vehicle must maneuver past a vehicle parked near Storage Building C to load or unload stored items. 3. Increased likelihood that Storage Building C could be hit by delivery trucks damaging roof eave too close to the driving aisle. 4. Unsafe crew maneuvering around vehicles when two way traffic is underway, unsafe loading/unloading from Storage Building C due to not enough room to maneuver between drive aisle and side of vehicle, or maneuvering around fronts of vehicles parked at Shop B while other vehicles are in the drive aisle. 5. Increased likelihood of vehicle damage such as equipment on the front and rear being hit by traffic on the aisle, vehicles hitting other extra wide mirrors, etc. The County proposes to meet the intent of the request for additional landscape screening by staggering the buildings, providing more buffer where we are functionally able to do so, and requesting the ten foot (10’) minimum only at areas where there is not enough room between Building B and Building C. Further design is required to verify and finalize but the intent can be seen visually on Attachment C. Location Description Min Setback Landscape Screening Reason Northwest side of site Building E 14.5 feet to +/- 15.1 feet Fully sight obscuring landscape screen. Building E is perpendicular to the rest of the buildings, but not parallel to the property line. Critical alignment between drive aisles dictates how far this LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 4 building can set back compared to D. Approximately half of the north wall will have greater than 15 feet of setback. North center/west side of site Between Building D and E 15 feet Fully sight obscuring landscape screen. Meets City recommendation. Additional screen wall between buildings may be added at 6 feet tall if deemed necessary. North center side of site Building D 12.5 feet Fully sight obscuring landscape screen. Critical alignment between drive aisles dictates how far this building can set back compared to C. Cannot push the drive aisle out five feet at this location due to impact on parking at Shop B. North center side of site Between Building C and D 15 feet Fully sight obscuring landscape screen. Meets City recommendation. Additional screen wall between buildings may be added at 6 feet tall if deemed necessary. North center/east side of site Enclosed and covered Storage Building C 10 feet Fully sight obscuring landscape screen. Critical width required between C, drive aisle, parking and B. Moving 5 feet south would require entire site to be regraded, the shop to be moved south, and areas of parking and yard to move south. North east side of site Parking east of Storage Building C 15 feet Fully sight obscuring landscape screen Meets City recommendation. The rest of the buffer between 15 feet and the parking lot to be partial sight obscuring. E. Due to the above concerns, the County recommends that the condition be revised to indicate: The applicant, after dividing the Storage Building C into three buildings, shall have Building E on the northwest corner, Building D in the center north, and Building C in the east north portion of the yard. The applicant shall provide: 1. A minimum fourteen and a half foot (14.5’) of fully sight obscuring landscape screening at the NW corner of building E. 2. A minimum of twelve and a half feet (12.5’) of fully sight obscuring landscape screening at the NW corner of building D. 3. A minimum of ten feet (10’) of fully sight obscuring landscape screening at building C. 4. A minimum of fifteen feet (15’) of fully sight obscuring landscape screening at other locations along the north property line, subject to allowable landscaping LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 5 at locations of easement and utility crossing. The applicant shall provide a revised Landscape plan and a revised Composite Site Plan to be reviewed and approved by the Current Planning Project Manager prior to civil construction permit issuance. 4) County response to Staff response comment #4 A. The County thanks the City of Renton for its granting of the civil permit for 3 years and agrees to provide an estimated construction schedule with Building permit intake. CC: Project File, Deena Hall, Jennifer Kim, Capital Project Managers Frank Overton, Capital Projects Managing Supervisor Kathryn Terry, Interim Division Director Nick Halverson, Parks Operations Section Manager Bing Subelbia, Assistant Parks Operations Manager Christopher Walling, Kyle Killian, Karissa Kawamoto HDR Architecture, Engineering LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 6 Attachment A – Fencing Security Fence No climb chain link – mesh with 1” or smaller spacing instead of standard 2” Does not require barb wire at the top Scale comparison standard chain link vs non-climb or mini-mesh. Security fence No climb mesh LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 7 Attachment B – Moving Storage Building C – Operations Mock-up A. Operations conducted a mock-up using the revised dimensions assuming the building was five feet (5’) closer. · The drive aisle is twenty-four feet (24’) wide. The vehicles traveling in and out of the yard are much wider and longer than standard personal vehicles. · Wood palette on right simulates Storage Building C wall. · Orange cones on right simulate bollards. · Truck parked on right simulates truck parked to access Storage Building C. · Trucks parked on left simulate trucks parked at Shop Building B. Safety concern with: 1) Vehicle overhanging into the drive aisle. With cones/winches etc. mounted to bumper, the likelihood of vehicle damage by vehicle in the drive aisle increases significantly. LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 6/25/2019 pg. 8 Safety concern with: 1) Vehicle mirror damage. 2) Ability to back a vehicle in to Shop B with no buffer between the stall and the drive aisle. 3) Unsafe condition for driver on the right to get back into vehicle or if strapping/loading/unloading from the side. Safety concern with: 1) Vehicle overhanging into the drive aisle preventing crew member from coming around the front until the vehicle passes. Attachment C - LUA19-000090, PR19-000190 King County 07/02/2019 Response to Staff Report Comments dated 6/25/2019 C_Response_Memo_190702_v2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 2, 2019 TO: Hearing Examiner Olbrechts FROM: Clark H. Close, Senior Planner SUBJECT: King County Parks – Renton Shops (LUA19-000090, SA-A, CU-H, V-A, MOD): Response to King County’s Memo dated July 2, 2019 A public hearing for the subject property was held on June 18, 2019. The public hearing was left open until June 25, 2019 at 5:00 pm to allow City staff the opportunity to provide a written response to King County’s Memo dated June 17, 2019 (Exhibit 34). The applicant was granted a one week extension to keep the public hearing open until July 2, 2019 in order to respond to the City’s written response to King County’s initial memo. The County provided a written response to the City’s response on July 2, 2019. Staff Response to Comment #1: Bike Parking/Storage: The County and City agreed, as described in earlier responses. Staff Response to Comment #2: Particle Pollution Analysis: The City agreed with the County’s request, as described in earlier responses. Staff Response to Comment #3: A) Uses Identified: The County took no exception to adding proposed Condition #8, as indicated in the County’s written response dated July 2, 2019. B) Dividing Up Building 3: The County took no exception to dividing Building C into a minimum of three (3) separate storage buildings to reduce the overall scale and impact of the storage uses along the north property line, as indicated in the County’s written response dated July 2, 2019. C) Fencing: Based on the County’s written response dated July 2, 2019, staff is supportive of County’s recommendation to condition the project to provide a black ornamental metal fence to be installed along the north property line on the eastern edge of the site. At the transition to the yard, a sight-obscuring black security fence to be installed on the north property line. The County shall submit proposed fence options to the Current Planning Project Manager prior to issuance of the construction permit. King County Parks – Renton Shops Page 2 of 2 July 2, 2019 C_Response_Memo_190702_v2 D) Landscape Buffer: Staff is still recommending, as a condition of approval, that Condition #7 include a minimum fifteen foot (15’) fully sight obscuring landscaped visual barrier between the Storage Building C and the north property line. The preliminary composite site plan includes a separation distance of 54.5 feet between Buildings B and C. This includes a 24-foot wide drive aisle, a truck parking stall depth of 25 feet, a two- and-one-half foot (2.5’) wide separation between Building B and the truck parking, and a three foot (3’) separation between Building C and the drive isle. Per RMC 4 -4-080.F.8 and F.9.b, the minimum parking stall length is twenty feet (20') for ninety degree (90°) parking using a two (2) way circulation pattern with a drive aisle of twenty four feet (24'). Staff contends that the County employees could work together to coordinate vehicle parking, loading, and maneuvering that would be required between Buildings B and C, particularly as it pertains to intermittent parking in the designated drive isle alongside of Building C to load or unload stored items. Maintaining this condition would improve the aesthetic quality of the built environment and ensure a higher degree of compatibility between the subject property zoned Light Industrial (IL) and the property to the north zoned Commercial Arterial (CA). Without this condition, the project would be subject to minimum landscape code requirements under RMC 4-4-070.F.4. Staff Response to Comment #4: The County thanked the City for granting a three (3) year civil permit from the date of issuance and the County will provide an estimated construction schedule with building permit intake. LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219 pg. 1 Parks and Recreation Division Department of Natural Resources and Parks King Street Center, KSC-NR-0700 201 South Jackson Street Seattle, WA 98104-3855 206-477-4527 Fax 206-588-8011 TTY Relay: 711 TO: Hearing Examiner Olbrechts, City of Renton Clark H. Close, Senior Planner, City of Renton FROM: Brenda Bradford, Capital Project Manager IV PROJECT: King County Parks - Renton Shop SUBJECT: City of Renton Conditional Use Permit LUA19-000090 Response to City of Renton Response issued July 2, 2019 DATE: July 8, 2019 Mr. Examiner, Thank you for holding the hearing open until 5 p.m. July 8, 2019 to allow the County the ability to respond to the City of Renton’s July 2, 2019 response. The County and the City have agreed to conditions previously negotiated and there remains one (1) issue that the City and County have differences of opinion on. We request that this response be entered into the Hearing record. We have included some additional information for consideration with the Hearing Examiner’s pending decision. With regards to the item excerpted from the City’s response below, we have indicated with red numbers 1 - 3 the items that correspond to our response. LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219 pg. 2 1) Recommendation of fifteen foot (15’) fully sight obscured landscape screen. A. The County assumes that RMC CA and IL zone abutment requirements in RMC 4-4- 070.F.4.d were written, reviewed, deliberated, and adopted with specific language for a reason. 1. RMC requires 1) A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, OR 2) A ten-foot (10') wide fully sight-obscuring landscaped visual barrier, along the common property line. 2. The County agrees to provide a fully sight obscuring landscaped visual barrier but believes that the RMC is clear that it corresponds to a ten foot (10’) width rather than fifteen feet (15’). 3. The County asks for a decision consistent with the RMC rather than setting a precedent that new CA/IL zone abutment requirements will be established on a case by case basis through Conditional Use Permit. 4. Once the screening is at 100% at ten feet (10’) of depth, the screen is achieved. 5. The City has not articulated why an additional five feet (5’) of landscaping, which would be blocked from view by the first ten feet (10’), is necessary, nor has it articulated why the code as written is insufficient to achieve 100% screening within the first ten feet (10’) if properly designed. B. Per RMC 4-4-070 the fencing can be considered part of the visual screen in conjunction with the landscaping, which creates a performance requirement that can be achieved in ways other than an increased width of landscape screening. 1. Definition from RMC - Fully Sight-obscuring Landscaped Visual Barrier: Such landscaping or landscape plus fencing shall be, at minimum, six feet (6') high at maturity and one hundred percent (100%) sight-obscuring. 2. The fence along the yard is eight feet (8’) high, exceeding the vertical screening requirement by 33%. The County should be able to do ten feet (10’) minimum at the yard area because the first barrier in the screen is sufficiently taller than required. 3. Fencing at the property line at the yard will obscure, to a degree, what lies beyond by utilizing a more dense material. Within the property, the remainder of the 100% screening requirement can be made up with landscaping within the first ten feet (10’) by landscape architecture design decisions such as: a. Introduction of more evergreens. b. Increased density in planting. c. Increased initial size of selected species to achieve maturity earlier. C. As mentioned previously, the CA zoned parcel to the north has an existing partially sight obscuring visual screen along the common property line that will further obscure the County’s fence, landscaping, and buildings. D. The County requests a decision consistent with the purpose and intent of RMC 4-4- 070.A rather than the application of a more rigid standard that results in the loss of thousands of square feet of operational yard area which will have an impact to County operations over the fifty (50) year design life of the project. 1. From RMC- “It is not the intent of these regulations that rigid and inflexible design standards be imposed, but rather that minimum standards be set. It is expected that LUA19-000090, PR19-000190 King County Response to Staff Report Comments dated 7/8/219 pg. 3 accepted horticultural practices and landscape architectural principles will be applied by design professionals.” E. Per RMC 4-4-070 all landscaping shall be planned in consideration of the public health, safety, and welfare. 1. The City’s proposed increase of five feet (5’) to the landscape screening creates a tighter condition between Shop Building B and Storage Building C and increases the likelihood for injury to individuals, vehicles, and facilities. 2. The design that offers the highest degree of safety is one where 100% screening is achieved in the first ten feet (10’) of setback and the maximum width possible between Shop Building B and Storage Building C is allowed. The County recommends the following decision: 1. Supporting the health, safety, and welfare of the occupants, vehicles, and the public over the need for five feet (5’) additional landscape screening. 2. Staggering the setbacks at Building C, D, and E per the County’s July 2, 2019 proposal, OR 3. Ten feet (10’) minimum fully sight obscuring screening along the common property line utilizing a combination of fencing and landscaping consistent with existing language in RMC 4-4-070.F.4.d. 2) Reference to two and a half foot (2.5’) separation between Shop Building B and truck parking. A. This is a drawing error discovered when analyzing the ability of the County to move the Storage Building C south five feet (5’). Americans with Disabilities Act (ADA) will require that the trucks be parked five feet (5’) from the Shop Building B in order to provide accessible maneuvering clearances at the human doors to the shops. This was taken into account during our mock up and the staggered setback condition site plan draft submitted July 2, 2019 contained this update as well. 3) Reference to twenty foot (20’) stall depth and twenty-four foot (24’) drive aisle width for two way traffic. A. The code minimum stall depth does not work for the trucks parked at Shop Building B which are on average more than twenty-three feet (23’) long with the standard equipment mounted on front and rear bumpers such as rear lift gates, hitches, winches, rail wheels, and grill mounted safety cone storage. B. A twenty-four foot (24’) drive aisle is standard for two-way traffic provided that the adjacent stalls are of sufficient length so that the traffic is not impeded by overhanging vehicles. 1. Because of the need to increase the distance between Shop B and the parking for ADA, the resulting impacts to the north leave insufficient space to push Storage Building B south by five feet (5’).