HomeMy WebLinkAboutLUA-05-114• • • • • • • • •
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William Popp Associates Transportation Engineers/Planners
. . (425)~030
. FAX (425) 40l~~tNr PtA
e-mail: info@wmpoppassoc.com A£Nfo%NING
SEP 21 2005
RECEIVED
TRAFFIC IMPACT ANALYSIS
for
Kennydale Business Park Development
Preparedfor:
Seelig Family Properties
Prepared by:
William Popp Associates
14-400 Building, Suite 206
14400 Bel-Red Rd
Bell~vue, W A 98007
June II, 2004
14-400 Building e Suite 206 e 14400 Bel-Red Road IJ Bellevue, WA 98007
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Traffic Impact Ana,lysis Kennydale Business Park
TABLE OF CONTENTS
. INTRODUCTION ................................................................... ~.~ .................................................................. 1
A. EXISTING CONDITIONS ..................................................................................................................... 1
1. srre SERVICES INVENTORY .. ; ................... : ........................................... : .....................•........................ 1
2. ACCrDENT DATA, LAST 3 (AVAILABLE) CALENDAR YEARS ................................................................. 2
3. TRAFRC VOLUMES ................................................................................•............................................. 3
4. LEVEL-OF-SERVICE ........•...........................................................•......................•... : ............................. 3
5. PLANNED AND PROGRAMMED IMPROVEMENTS .................................................................•................. 5
B. FUTURE CONDITIONS .•••••••.. ; ....•..•....•.............•.•.....••••..••.•.....•......•.•••••••.•••...•...........••• ~ .•..•.•..•.•....••... 6
I. BACKGROUND TRAFFIC VOLUMES ...................................................................................................... 6
2. PROJECT TRIp GENERATION ...•..•........................................................•..............•................................. 6
3. TRIp DISTRIBUTION AND 'TRAFFIC ASSIGNMENT ...........•..... : .. : ............... :: .............................•........... :: 7
4. BACKGROUND TRAFFIC PLUS PROJECT TRAFRC VOLUMES ................................................................ 7
5. LEVEL-oF-SERVICE .•............................................... : ........................................................................... 8
C. CONCLUSIONS ............................................................................................................. ~ ...........••••••.••• 10
I. PROJECT VEHICULAR IMPACT ......................................... ~ .......................................... : .. :.~ .................. 10
2. ACCIDENTS ............................ ; ........................................................................................................... 10
3. LEVEL OF SERVICE .........................................................................................................................•.. 10
D. MITIGATION AND RECOMMENDATIONS .................................................................................. 11
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Traffic Impact Analysis (6/11/04) Kennydale Business Park
INTRODUCTION
The following report was prepared in order to address the traffic related impacts of the
proposed office building project located in the city of Renton. This study evaluates the
. project's PM peak hour impact at selected intersections. The intersections include:
Lake Washington Boulevard NEINE 48th St (aka SE 76th St)
Lake Washington Boulevard NEINE 44th St
The study addresses the typical City of Renton traffic impact analysis guidelines of
project impacts at year of full occupancy.
Project Identification
The proposed project known as the Kennydale Business Park is located on the south side
ofNE 48th Stjust east of Lake Washington Boulevard NE, as shown in Figure 1. The
proposed project design includes 2 commercial buildings totaling approximately 104,871
gsf of office space.· .
. Access to the site is proposed with two driveways to NE 48th St. The site plan is
presented in Figure 2.
A. EXISTING CONDITIONS .
1. Site Services Inventory .
Roadways
Key roadways serving the site are discussed below.
NE 48thSt (aka SE 76th St) is a two-way east/west residential street that connects from
Lake Washington Boulevard NRin the city of Renton to 116th Ave SE in the city of
Newcastle. The roadway grade is has a steep downhill grade east to west of
approximately 8% to 10%. In the city of Renton limits, the roadway is three lanes wide
(two through lanes and one center left turn lane) with curb, gutter, sidewalks on both
sides. On-street parking is prohibited. Traffic control includes a stQP and yield sign at
. the Lake Washington Boul.evardINE 48th St intersection. In the city of Newcastle, the
roadway is two lanes wide with narrow paved and gravel shoulders on both sides. There
. is an all-way stop at the 116th Ave SE/SE 76th St intersection. The posted speed limit is
25 mph.
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Traffic Impact Analysis (6/11/04) Ker.znydale Business Park
Lake Washington Boulevard NE is a two-way north/south minor arterial that runs parall~l
with 1-405 between the NE 44th St interchange and the lI2th PI SE interchange to the
north. In the city of Renton limits, the road varies between 2 and 3 lanes. Between NE
44th Stand the commercial/retail driveway to the north (which is approximately at the
46th block) the road is 2 lanes wide with an 6-8 foot paved shoulder on the west side and
extruded curb and walkway on the east side. North of the 46th block, the road is 3 lanes
wide (two through lanes and a center left turn lane), with curb, gutter, and sidewalk on
the east side and a 6-8 footpaved shoulder on the west side. On-street parking is
prohibited. Traffic control consists of a stop sign at NE 44th St. The southbound
approach to NE 48th St has ~ leftturn lane. The posted speed limit is 35 mph.
NE 44th St is an east/west collector arterial that is the continuation of Lake Washington
Boulevard and Lincoln Avenue N and crosses over 1-405: NE 44th St has tWo travel
lanes in each direction with left turn pockets at both ramp intersections. Each intersection
is controlled with stop signs on the cross streets. The bridge has small sidewalks on both
sides and limited paved shoulders on each side of the structure. The roadway widens to
five lanes just east of 1-405 as it transitions to Lincoln Avenue NE.
Pedestrian Facilities
Pedestri~ facilities in the vicinity of the site include limited sidewalks on selected
roadways. There is a crosswalk on the east leg at the Lake Washington Boulevard NEI
NE 48th St intersection.
Transit Service
Transit service in the region is provided by the King County Department of
Transportation (Metro Transit). There is, however, no transit service in the vicinity of the
site including Lake Washington Boulevard~ NE 48th St, or NE' 44th St.' The nearest·'
transit service is Route 925 on 116th Ave SE, and the nearest Park & Ride Lot is the
Newport Hill P&R at the J.:.4051112th PI SE interchange"
'2., Accident Data, last 3 (available) calendar years.
A summary of the three-year accident data at the analysis intersections was obtained from
the City of Renton. D'ata for all City intersections was for the period of January 1,2000 '
thfough December 31,2003. Accident data at the Lake Washington BoulevardINE 48th
St intersection was only available for the later two years since the intersection is in a"
,newly annexed area. King County indicated there were no acCident records at this
intersection in 2001. A summary of available accident data is presented in Table 1.
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LAKE
SHINGTON
WILLIAM POPP ASSOCIATES
14400 Bel·RedRd #206
BeUevue, WA 98007
425.401.1030
wepa@scanet.com
CO/OWl mll~1
VICINITY MAP Kennydale Business Park
Figure I
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SITE PLAN Kennydale Business Park WILLIAM popp ASSOCIATES
'4400 Bel-Red Rd #206
Bellcvu:. WA 98007
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Traffic Impact Analysis (6/11/04)
a
b
Table 1
Three Year Accident History a
Number of Accidents by Year
Intersection Control 2001 2002 2003 .
Lake Washington Blvd NEI side-street stop
NE 48th St (aka SE 76th St)
Lake Washington Blvd NEI side-street stop .
NE 44th Stll-405 NB Ramps
Data period is between 8131198 through 12131199.
Accidents per million entering vehicles.
o o
5 10
Kennydale Business Park
Accident
Total ·Rate b
0.15
22 1.81 .
As shown in Table 1, the number of accidents occurring at the Lake Washington
Boulevard NEINE 48th St intersection indicate adequate safe operation at this intersection.
However, the number of accidents and accident rate at the Lake Washington Boulevard .
NE/NE 44th St intersection indicates that this intersection is experiencing acCident
conditions above the typical standard threshold and thus a review of accident types. is
presented. The typical standard threshold is 1.0 accidents per million entering vehicles
(acc/mev).
A review of the accident information at the Lake Washington BoulevardINE 44th St
intersection indicates the majority of the accident types were right-angle accidents. The
total for the three year period was 15 right-angle type accidents (68% of all the accidents)
including vehicles attempting to cross NE 44th Street from either the off-ramp or Lake
Washington Boulevard. Other accident types included: 2 sideswipes, 2 rear-end, 2
approach turn, and one was a fixed object. Eleven of the accidents were incidents from
vehicles on the south leg approach conflicting with the major street, 4 incidents involved
vehicles on the north leg approach conflicting with the major street, and 3 incidents
involved vehicles solely on the major street.
3. Traffic Volumes
. Existing PM peak hour turning movement counts were collected at the two subject
intersections during May of this year. A summary of the existing PM peak hour volumes
at the analysis intersections is presented in Figure 3.
4. Level-of-Service
Level-of-service (LOS) is a temi. defined by transportation and traffic engineers as a
qualitative and quantitative measure of operational conditions within a traffic stream and
the perception of these conditions by motorists and/or passengers.· There are several
quantitative indices utilized depending on the type of intersectiort control present. There
are six levels-of-service that are given letter designations from "A" to "F", with "A" being
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)0(,-2004 PM PK HOUR
WILLIAM POPP ASSOCIATES
14400 Bd-Red Rd #206
Bellevue, WA 98007
425.401.1030
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SE 76th SI
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EXISTING TRAFFIC VOLUMES Kennydale Business Park
1I_·it __________ ~ ____ ~n-rom--_t----------~------------~==~~==~~~F~ig=ur;e3~~==========~====~~
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Trqffic Impact Analysis (611/104) Kenrrydale BusineSs Park
the best, or minimum delay conditions, and "F" being the worst, with maximum delay or
jammed conditions. LOS "C" or "D" is generally considered acceptable for planning and
design purposes, while LOS "E" represents operating conditions at or near capacity with
freedom to maneuver being extremely difficult.
Level-of-service for the existing condition was calculated using the techniques presented
in the 2000 Highway Capacity Manual (HCM). Level-of-service for signalized and non-
signalized intersections is quantified in terms of vehicular delay. Delay, measured in
terms of time (seconds), also represents driver discomfort, frustration, excess fuel
consumption and lost travel time. The supporting Highway Capacity Software utilized
for all calculations is version 4.1c.
Table 2
Intersection Level-or-Service Criteria
Level of
Service
A
B
C
D
E
F
Definition
Little or no delay
Short traffic delays
Average traffic delays
Long traffic delays
Very long traffic delays
Extreme delay
I -Delay; seconds per vehicle
Stopped Delay Per Vehicle 1
signalized non-signalized
Less than 10.0 sec
10.1 to 20 sec
20.1 to 35 sec
35.1 to 55 sec
55.1 to 80 sec
Greater than 80 sec
Less than 10.0 sec
10.] to 15 sec
,15.1 to 25 sec
25.1 to 35 sec,
35.1 to 50 sec
Greater than 50 sec
The existing level of service at the analysis intersections is presented in Table 3. Note
that for signalized intersections, the delay presented represents the overall operation of
the intersection, whereas the delay presented, for unsignalized intersections represents the
. delay for the critical approach or movement. The results are presented in this manner
since the overall intersection delay at a n<,m-signalized intersection is generally quite good
because the major through street maneuvers are not impeded and for the most part carry
the majority of the traffic.,
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Traffic Impact Analysis (6////04) Kennydale Business Park
Table 3
Existing Intersection Level-of-Service (PM Peak Hour)
Traffic
Intersection Control
Lake Washington Blvd NEINE 4-8th St two~way stop
(aka SE 76th St)
Lake Washington Blvd NEINE 44th Stl two-way stop
1-405 NB Ramps
a delay values represented in seconds per vehicle
LOS
A
B
A
C
C
A
A
Delay"
7.8
12.5
9.4
18.3
21:4 -
7.7
7.7
Comments
southbound left tum -yield
westbound left tum -stop
westbound right turn -yield
southbound approach -stop
northbound approach -stop
eastbound left tum -yield
westbound left tum -yield
As shown in Table 3, the critical movement at the Lake Washington Boulevard NEINE _
48th Street intersection,. which is the westbound left turn, is estimated to operate at LOS
B. _ The critical movement at the Lake Washington Boulevard NEINE 44th Street
intersection, the northbound approach, is estimated to operate at LOS C. The level of
service analysis at this intersection assumes that up to two vehicles can store in the flared
northbound approach (1-405 off-ramp), and that there is no flare for the southbound
approach (Lake Washington Boulevard).
5. Planned and Programmed Improvements
According to the city of Renton's 2004-2009 Capital Improvement Program-
Transportation Projects, there are no immediate roadway project improvement projects
within the study area vicinity. There is, however, a design study transportation project
that will evaluate traffic conditions on Lake W::ishington Boulevard between Coulon and
NE44th St. --
In addition, there are the potential Port Quendall project and the 1-405 widening project
both of which will have a direct and significant impact on the immediate surrounding
-iiIfrastructuie. Despite this, due to the uncertainties of both prpjects, they are not
considered in-this study since what is presented here are relatively short term
transportation impacts and findings.
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Traffic Impact Analysis (611 //04) Kennyda/e Business Park
B. FUTURE CONDITIONS
1. Background Traffic Volumes
Background traffic volumes are estimated by factoring the existing traffic volumes by
historical traffic growthrate(s) to the project's horizon year and adding in known pipeline
development proposals. However, there are no pipeline projects identified by the city to
be included in this traffic analysis. Thus, the future volumes are solely based on
background growth rates. The annuai growth percentage was estimated to be 2% per
year. This rate was based on the foHowing:
• A comparison growth check was conducted utilizing land use data obtained from the
Puget Sound Regional Council (PSRC) for TAZ 297 (located within F AZ 4226). -The
data from PSRC was summarized for the years 2000, 2010 and 2020. In order to
obtain an estimate of vehicle trip-end growth in this T AZ, the land use data
(population and employment) was converted to PM peak hour trip ends based on ITE
rates. From this it was determined that traffic volumes within T AZ 297 are estimated
to increase approximately 1.5% per year between 2000 and 2010, and 1.6% per year
between 2000 and 2020. The T AZ map and subsequent land use data and trip end
growth are attached.
Therefore, based on the information presented above, utilizing a 2% per year growth rate
for estimated future traffic conditions was deemed to be appropriate.
Year 2006 PM peak hour turning movements at the two analysis intersections are
presented in Figure 4.
2. Project Trip Generation
. Trip generation for the proposed project was calculated using rates obtained from the
.seventh Edition of the ITE Trip Generation Report, 2003. For the proposed office
project trip generation rates associated with Land Use Code 710 (Office) were used. The
results of the trip generation analysis are presented in Table 4.
HE
Code
710 •
Land Use
Size
112~108 gsf
• LUC 710 -Office
William Popp Associates
Table-4
Project Vehicular Trip Generation
Rate
Vol
AWT
11,01
1,155
AM Peak
Total· -In
1,55. 0.88
163 143
PM Peak
Out Total In Out
0.12 1.49 0:17 0.83
20 156 27 129
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xx -2006 PM PK HOUR
WILLIAM POpp ASSOCIATES
14400 Bel-Red Rd #206
Bellevue, WA 98007
425.401.1030 wepa@sclinet.com
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SE 80th SI
SE 88th St
BACKGROUND TRAFFIC VOLUMES " KennydaJe Business Park
Figure 4
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Traffic Impact Analysis (6111104) • Kendydale Business Park
As shown in Table 4, the proposed project is estimated to generate 1,155 average
weekday daily trips, 163 AM, and, 156 PM peak hour trips.
3. Trip Distribution and Traffic Assignment
Trip distribution percentages were applied to the project-generated PM peak hour trips.
In general, the distribution percentages to/from the site were based on existing traffic
volumes on the surrounding roadway infrastructure, existing vehicle patterns at the
nearby office building to the north, as well as from general knowledge of residential and
populated development in the surrounding area. The distribution patterns are shown in
Table 5.
TableS
PM Peak Hour Distribution Percentages
OriginlDestination
1-405 to/from the north
1-405 to/from the south
Lk Wa Blvd to/from the north
Lk Wa Blvd to/from the south
SE68th St to/from the east
SE 88th St to/from the east .
Total
Office
35%
35%
5%
5%
10%
10%
100%
As presented in Table 5, the majority of the office generated traffic (70%) is oriented to
and from 1405. North and south office traffic on Lake Washington Boulevard is
estimated to be 5% each way. Twenty percent of the office traffic is estimated to be
oriented to the east, evenly distributed between 8E 68th 8t and 8E 88th 8t. It is estimated
. that the distribution of project trips across the two driveways will be evenly split.
The PM peak hour trip distribution and assignment for·the projectjs presented in Figure
5.
4. Background Traffic Plus Project Traffic Volumes
Year 2006 PM peak hour with-project traffic volumes were developed by adding project
trips to the year 2004 background traffic volumes. Table 6 shows the impact of project
traffic at the two study area intersections.
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14400 Bel-Red Rd #206
Bellevue. WA 98007
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6 SE 76th SI
26
SE 80th SI
13 3
10%
SE 88th SI 13
3
LEGEND
xx -Office PM Peak Hour Trips
3
xx% -Office PM Peak Hour Distribution Percentage
35%
TRIP. DISTRIBUTION & ASSIGNMENT Kennydale Business Park
wepa@seanct.com Figure 5 I'-~----+-------~==~==~~~~~
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Traffic Impact Analysis (6/11/04)
Table 6
2006 PM Peak Hour Traffic Volumes'
Intersection
Lake Washington Blvd NEI
NE 48th St (aka SE 76th St)
Lake Washington Blvd NEI
NE 44th StlI-405 NB Ramps
without"
Project
.632
1,153
a Total PM peak hour vehicles entering intersection.
Project
only
122
115
Kennydale Business Park
with
Project
754
1,268
Project
Impact(%)
16.2%
9.1%
As shown in Table 6, the impact of project traffic at the Lake Washington Boulevard
NEINE 48th St intersection is 122 vehicles during the PM peak hour, which equates to a
16.2% of the total entering traffic. The impact of project traffic at the Lake Washington
Boulevard NEINE 44th St intersection is -115 vehicles during the PM peak hour; which
equates to a 9.1 % of the total entering traffic. Year 2006 PM peak hour with project
volumes are shown in Figure 6.
5. Level-of-Service
Level-of-service for the 2006 with-and without-project conditions was calculated for the
2 intersections. For the site access driveways, it is conservatIvely assumed for analysis
purposes that all of the project trips utilize a single driveway. The results of the analysis
are presented in Table 7. For comparisonpurposes, level-of-service values for 2004 is
also presented. All of the future level of service calculations assume existing geometric
and intersection control conditions.
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WILLIAM POPP ASSOCIA rES
14400 Bel-Red Rd #206
Bellevue, WA 98007
42S.401.l030
wepa@seanct.com
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SE 80th St
SE 88th St
BACKGROUND PLUS PROJECT . Kennyda:le Business Park
TRAFFIC VOLUMES
Figure 6
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Traffic Impact Analysis (6/11/04) Kennydale Business Park
Table 7
Future Intersection Level-or-Service (PM Peak Hour) a
Intersection
Lake Washington Blvd NEI
NE 4Sth St (aka SE 76th St)
Lake Washington Blvd NEI
NE 44th Stll-40S NB Ramps
2004
Existing
A (7.S)
B (12.5)
A (9.4)
C (IS.3)
C (21.4)
A (7.7)
A (7.7)
2006
Background
A (7.9)
B (12.8)
A (9.4)
C (20.6)
0(25.2)
A (7.7)
A (7.8)
with All-Way Stop Control:
NE 48th StlProject Site Access b .
2006
wIProject
A (7.9).
C(IS.I)
A (9.S)
E (36.0)
o (30.6)
A (7.7)
A (7.7)
. B (13.1)
B (14.S)
. B (12.7)
B (12.0)
A (7.6)
B (11.0)
Comments
southbound left tum -yield
westbound left tum -stop
westbound right tum -yield
southbound approach -stop
northboimd approach -stop
eastbound left tum -yield
westbound left tum -yield
southbound approach -stop
northbound approach -stop
eastbound left tum -stop
westbound left tum -stop
westbound left tum -yield
northbound approach -stop
a LOS and Delay; delay represented in seconds per vehicle. LOS at side-street stop controlled intersection applies only to the '
side-street approach. Intersection and control are based on existing configurations unless otherwise noted.
b For conservative purposes, analysis assumes all project traffic utilize one driveway. New intersection, driveway is stop control.
As shown in Table 7, the critical movement at the Lake Washington Boulevard NEINE
48th Street'intersection, the westbound left tum, is estimated to operate at LOS B without
the project and LOS C with. The average delay for this movement increases only 2.3
seconds per vehicle (seclveh) with project traffic; from 12.8 slv to 15.1 sec/veh.
At the Lake Washington Boulevard NEINE 44th Street intersection, the critical approach
is the northbound approach for the future-without-project condition, and is estimated to
be LOS D. It also estimated to be LOS D with the project. The average delay for· this
approach increases from 25.2 sec/veh to 30.6 seclveh with addition of project tniffic at
the intersection. For the future-with-project condition, the critical approach shifts from
the northbound approach to the southbound approach, and is estimated to operate at LOS
E with the project. The average delay for this approach (southbound) increases from 20.6
sec/veh to 36.0 sec/veh. Recognizing that the approach volumes are relatively light in
each direction and are approximately equal (305 westbound, 228 eastbound, 342
northbound, and 393 southbound), this interseCtion is.a good candidate for an all-way
stop config~atio~. With this type of intersection control, each approach is estimated to
operate at LOS B.
The project access approach to NE 48th Street is estimated to operate LOS B. Even
though there are two driveways, the analysis assumes a worst case scenario where all
traffic utilizes one driveway.
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Traffic Impact Ana/ysis (6//1/04) Ke.nnyda/e Business Park
C. CONCLUSIONS'
1. Project Vehicular Impact
The project is estimated to generate 1,155 av(!rage weekday daily trips, 163 AM, and 156
PM peak hour vehicle trips.
The project vehicular percentage impact at the study area intersections ranges between .
9.1 % and 16.2%. The project's vehicular impact at theLake Washington Boulevard
NEINE 48th Street intersection is.122 vehicles during the PM peak hour. The project's
vehicular impact at the Lake Washington Boulevard NEINE 44th Street intersection is
115 vehicles during the PM peak hour.
2. Accidents
Based on accident records, the Lake Washington BoulevardINE 44th StII-405 NB ramps
intersection is currently. experiencing a high level of accidents relative to the number of.
vehicles entering the intersection. The predominant accident occurrences are right angle
type accidents from vehicles attempting to cross NE 44th St from the 1-405 northbound
off-ramp to Lake Washington Boulevard. .
With re-design of the intersection to an all-way stop configuration, the accident
occurrences are estimated to significantly improve, especially the right angle accidents. It
is important to note that the all-way stop intersection has been documented to be the
safest type of intersection control. .'
3. Level of Service
The results of the level of service analysis indicate the following: .
e The critical approach movement at the Lake Washington Boulevard NEINE 48th St
intersection, the westbound left turn, is estimated to operate at LOS C in the future
With the project during the average weekday PM peak hour condition.
• '. The critical approach at the Lake Washington Boulevard NEINE 44th St intersection, .
. the southbound approach, is estiinated to operate at LOS E in the future with the
project during the PM peak hour. With re-design of the intersection to an all-way
stop control configuration, with no lane modifications, this intersection is estimated to
operate a! LOS B overall, with all four approaches operating at LOS B as well.
e The proposed projectdrivewayapproach is estimated to operate at LOS B. As noted
earlier, there are two driveways proposed, however the analysis assumes a worst case.·
. scenario where all the traffic enters and exits from one driveway.
William Popp Associates Page 10
----• , ..
• • •
• • • • • • • • •
Traffic Impact Analysis (6/11/04) Kennyda/e Business Park
D. MITIGATION and RECOMMENDATIONS
Based on the foregoing, it is concluded that there is an existing accident situation at the
Lake Washington Boulevard NEINE 44th Street intersection, and the weekday PM peak
hour level of service at this intersection for the critical approach (the southbound
approach) is estimated to be LOS E with the project. Presently, there is a large shoulder
on the southbound approach, and with minimal fog line restriping, a flared approach
" .
could be created that is estimated to improve the LOS E condition. However, this design
recommendation will do little to alleviate the accident condition. The City has indicated
that this intersection will likely be considered for signalization in the near future based on
the existing accident history. Nevertheless, at this time, there are no concrete plans.
Alternatively, due to the relatively light approach volumes (approximately 300 to 400
vph) and nearly equal volumes for each approach, we conducted a level-of-service
analysis for an all-way stop control at this intersection and concluded that it would
operate satisfactorily and improve the accIdent instances and level of service. All
approaches are estimated to operate at LOS B and the same true for the intersection
overall for the future 2006 average weekday PM peak scenario with project traffic. The
all-way stop intersection control is also anticipated to improve the high number of
accidents, especially the existing high right-angle type accident occurrences. The
KennYclale Business Park project's impact at this intersection is 9% of the total entering
traffic, "thus this project could potentially participate on a fair-share basis in this
intersection operations and safety improvement.
The City of Renton has adopted a transportation mitigation fee of$75 per net new
average daily trip (ADT). Using the ITE based trip generation estimate of 1,155 ADT,
the required mitigation fee would be $86,625. It should be noted that the pr()jectADT
estimate does not consider any potential project Transportation Demand Management
(TDM) program which could possibly reduce the base ADT estimate, which in turn
would result in an reduced mitigation fee requirement.
With respect to frontage improvements, the project will locally benefit the n:ansportation
system by virtue of perimeter street lighting, curb, gutter and sidewalk construction that
will be required.
William Popp Associates Page 11
William Popp Associates·-Transportation Engineers/Planners
(425) 401-1030
FAX (425) 401-2125
e-mail: wepa@seanet.com
• •
II
• •
• .0 295
• • • • • •
/
FAZ4 26
PERIM ER
• • • III II III II II II Ii II •
LAND USE AND TRIP END GROWTH IN TAZ'S 296, 297 AND 306
YEAR TAZ MF SF RET
persqns persons "emp
0.42 0.28 2
LAND USE
2000 296 1313 2208 196
297 924 5447 214
306 . 174 4650 215
'." 2010 296 1616 2287 "259
297 1137 5926 283
306 219 5130 284
2020 296 1545 3150 311
297 1096 7402 339
306 206 6229 341
TRIP ENDS (PM PK, vehicles)
2000 296
297
306
2010 296
297
306
2020 296
I" 297
306
KENYOALE.J<LS, trip end est
10/29/01
551
388
73
679
478
92
649
460
87
618 392
1525 428
1302 430
640 518
1659 566
1436 568
882 622
2073 678
1744 . 682
FIRES GOV EDU wrcu MANU TOTAL
emp emp emp emp emp
0.4 0.7 . 0.555 0.72 0.41
536 0 0 32 6
119 0 0 68 75
274 44 52 92 0
654 0 0 39 7
144 0 0 83 91
335 69 81 113 0
673 0 0 45 9
148 0 0 97. 118
344 100 118 132 0
214 0 0 23 .2 1,800
48 0 0 49 31 2,469
110 31 29 66 0 2,041
262 0 0 28 3 2,130
58 0 0 60 37 2,858
134 48 45 81 0 2,404
269 o . 0 32 4 2,458
59 0 '0 70 48 3,388
138 70 65 95 0" 2.881
I .. -.-.• --.-
1.7% annual growth based on 10 yrs
1.5% annual growth based on 10 yrs ,-
1.7% annual growth based on 10 yrs
1.6% annual growth based on 20 yrs
1:6% annual growth based on20 yrs
1.7% annual growth based on 20 yrs
William Popp Associates
~ --.. • • • II II all . -.. --a-·· •••
ADT on Lk Wa Bid 5/0 N 44th St (94,96,99, & 01)
600.0 .-r-...;....,---:---'-----..:.'-----r--:---:------,--..:,.,.--..,---------'-----,-.,----------,---.,---'-.,-----:-----,
I
.5728
5500~1----------------_+----------------_r----------------_r----------------~--------------~
5000 ~ .4~72
.4731
4500
Y J.5796X -1597.
4000
..
• 3588
3500
3000
Jun-94 Oct-95 Mar-97 Jul-98 Dec-99 Apr-01
• ADT on I.kWa Blvd 5/0 N 44thSt """""';UneariADTon Lk-Wa Blvd 510 N44th &>1
• t
t I -..
'-
II
•
II
II
•
II
I
I
•
-(J)
.c -'V 'V
W Z --"0 > m
CO S
~ ...J
RA -Right Angle
L T -Left Tum (or approach tum)
FO -Fixed Object
SS -Side Swipe
RE-Rear End
Report Period: 111/01 to 12131/03
LkWa Blvd
.., INTERSECTION ACCIDENT DATA SUMMARY
~ -~
ri 0 M ~
L ,
Stop
j i
J .J~ 8120/02
", , , RA" , q~ 213/03,iI221li1. -
LLT, .. rss-218/01,6/14/03 ..,
Q SS le en
. t -
3/12102 --.J~ , (J)
.c -'V N 'V
RAJ
Q W co -8111/03, 9110103, 9/14/03 Z ;::: --IRA 1215/02, 1114/02, 10123/02,6129/02,218101,3/1101
818/03 -
7122101 ~r
/' /
I I Stop
I
I
1-405 NB on-off ranip I I ____ ---1
"-"
Location. Report
5/27/04
Report Period: 01/01/2001 to 1213112003
Location: FORTY FOU~TH ST. NE at 1-405/44TH NIB RAMPS
Comment: Requested by Bill Popp, Jr.
t:'~... ,..,c .A1\1 .., ,.,.c::
.J:a.J\.. -T.J-~V.l-MJ..~-'
I
1 I
.,001 J.lUV,A
Th'l-Y8!Ol
Fri-2I21101
Thu-3/1/01
Number of Collisions: 3
Year"" 2002
Collision
Date
Sat-6129/02
Thu-7118102
Thu-12l5/02
Number of Collisions: 3
Year 2003
ColllSlon
Date
Ti:::l:: Of C=
Collision. Number TvnP nfr .... n;"inn
! /):00 PM 01.:1)! 15 ~i'rfe~ ------~ o! .r
06:12AM 01-0158 RightAngle r..f?-
01:20PM 01-0179 RightAngle ~1~
Time Of Case
Collision Number Type of Collision
02:59 PM 02-514 Rigbt Angle.
06:26 PM 02-564 Approach Tum
07:43 AM 02-1012 RightAngle
TuneUt case
Collision Number Type of Collision l...
wed4i23i03 04:25 PM U3-315C Rear End
Number of Collisions: 1
Grand Totals:
j"iiilihi:r Ul Cull3iiuui! 7
,.,r •• _I.. __ ..... r"f;T_Ll_I __ ... _ ........... _.,;.. ~ A .I." u ••• uc:.a va y .... J.la .... ~ AU" va" .... u.. ' .a. ....
Nunilier ~fT"j!!!i~S:
.Nll..'!!~!" .,fPDOs:
Collision Rate: 0.00
!! '.
2/3 {28.57%)
5 (71_4;\%)
Pagel
",-.
Directfun N"' ....
Veh! Veh2 F<lt
F.->~ R->W 0
S->N E->W 0
S->N E->W 0
Totals: 0
Direction Num
Veh 1 Veh2 Fat
S->N E->W. 0
N->E S->N 0
S->N E->W 0
Totals: 0
.uirection Num
Veil i 'lei'll Fat
N->5 N->S v
Totals: 0
N1.L~ Hit & Tnt I
I!>j pno Run ·v~hl
P 21
1 21
p 21
1 :z 0 6
Num Hit & Tot!
Inj PD~ Run Vehl
2 21
P 21
P 2/
:z 2 0 6
Num Hit & i _~o: I inj FDO Run v en.
P 2,
0 1 0 2
Location Report
'5/27/04
Report Period: 01101/2001 to 12/3112003
Location: FORTY FOURTH ST. NE at LAKE WASH BLVD l\TE
Comment: Re.que.ste-d by Bill PIJPP, Jr,
P",v, i!I?'_Llfll.?l?' .L -........ • __ • ...,.L _ .... __
Year 2001 '
Co!!~i-:!!l
Dat~
Mon· 1122/0 1
Sun-7/22101 '
Number of Collisions: 2
'f
I
1
1
Year 2002,
Collision
Dat~
Tue~3/12l02
Tuc-8120/02
Wed-lO/23/02.
Mon·11l4/02
Numher oi Coiiisions: <i
Year 2003
t.:oilision
Date
Iviuu ... 2/3/03
"_ ... ,n A In" tr.l4&'-U/1--t1 UJ
'T"J..... CltnJ",., &'UU-Vl"""VJ
'-If ed-6!25!03
Fn-8j8!03 ,
Mnn-~/I1f03
Sat-9/6/03
Wed-9/l0/03
Sun-9/14/03
Number of Collisions: 9
Grand Totals:
Number of CollsioDS:
Ti .... '! Of Case
('~m~l)n NlIJnl:)/~r Tvne nf('.oI1iJ:inn
=ili/J,«-:--,
08:00AM 01-0065 RightAngle
10:28 PM 01-642 Right AnJ!le -t ......
Time Of Case
Collision Number Type of Collision
09:00 AM 02·202C Approach Twn ..J' ~
06:58 PM 02-682 Right Angle J<E-
07:39AM 02-856 RightAngle ~f~
0'/:)1 AM 02-904 RIghtAngle ~1.....,...
Limeuf UlSe ,
Collision NUIIJber Type ofCoilision
06;09 Pivl G3-oo93 Righ.i Al1!;ic <f-
11'\.1'\'1 "...... 1\.., A'-'O I:':~ ___ ~ __ J.V.VI.cuyJ,. V,J-r/U "".1.UIU~W'.LYC
n'7.AC A.' n') AnA 1):_1.. .. A. ........ 1 .... v I.'*TJ +"J..I.&. VJ--r.,-r ........ 6"-L.8. LL&fiJ.""
~ "i~
12:00PM 03-S!6C Re~E!!d -t
! ! :09 ft_r-..1
10'57 AM
07:08PM
05:12PM
l1:IOAM
03-6.56 pighLAngle. ...,.,..t,.
m.nfi~ Ril7ht Anl7l~1'~
03-737 Other'" e~
03-755 Right Angle
03-766 Rieht Angle
Number of Vehicles Involved:
15
29
Number ofF:italities:
Number 01" J.njuries:
Numoer oiriiOs:
CoiiisioD Rate: u.uu
o (0.00%)
7/15 (46.67%)
8 (53.33"/0)
Directio!! N!!!!!
VI".h 1 Vp.h 1. F:lt
N->S E->W 0
S->N W->E 0
Totals: 0
Direction Num
Vehl Veh2 Fat
E->W W~>N 0
N~>W E->W 0
S->N E~>W 0
S->N ,H.;>W 0
Totais: Ii
uirection Num
Ven i Ven2 Fat ...... ' .. ,.... ~ ... ..,.y U i'I-".:I C'''VY
,.., _''1'7 r. ..... c-. ,..
~--rt' .J.:..--&.JI V
C" ...... ").,T t:" '··· .• :111 ,... U--l' ,Lj-." V
N->S N->S {}
N-:>S W-'>E 0
S->N B->W 0
N->W 0
S-'.>N E->W 0
S-'.>N E·>W 0
Totals: 0
~~2 '-'t.,{.
t~\& .....!>t .1
-f"L ""~ 'L
Nl..!!!!
lnj
1
Num
Inj
1
2
,;
Nwn
inj
1 , ...
4
·~t j~
fi.,(\iJ
~ Pagel 'J~ V
o~ l·
llit& Tnt I
PDQ Rlln V;'j, 1
21
P 21 ,
1 0 4
Hit & Tot
PD~ Run Veh
P 2/ 2/ 2/ p 21
2 Ii 8
fut& i
_1_o,t I PDQ Run yen
? ~I ~I ~I
p ;1
p ;/
~/
p 2/
p 2!
5 0 17
III
Report Period: 0110112001 to12/3i/2003
Il..uy Ul .JI:\.l!llllllll
Lutaliull RepurL
5/27/04
Location: FORTY EIGHTH ST. NE at LK WASH BLVD NE
Comment:
Year 2002
Requested by Bill Popp, Ir.
Fa..x: 425-401-2125
I Colli~on . Time Of C'.a<;p,
I Date Collision Number Type of Collision
Thu-1/24/02 07:46 AM 02-079 Right Anele
Number of Collisions: 1
Grand Totals:
. Number of COUSiODS:
Number ofVehides Involved:
1
2
Number of Fatalities:
Number of Injuries:
Number oi Y:UUs:
Collision Rate: 0.00
o (0.00%)
0/0 (0.00%)
1 (IUO.UU%
Pagel
D:!r~tiO!l Num Num Hit & Tnt I
Veh 1 Veh2 Fat Tnj pno Run v~hl
E->S S->N 0 P 21 ,
Totals: 0 0 1 0 1
SEELIG PROPERTIES
KENNYDALEBUSINESS PARK ~
PM PEAK HOUR TURNING MOVEMENTS • • 1 Lk Washington Blvd/Nf48th St
I
I ,
f • I ~ I ~
EBLT
EBT
EBRT
WBLT
WBT
WBRT
NBLT
NBT
NBRT
SBLT
SBT
SBRT
13-May-04
2004
PMPK
0
0
0
127
0
2
0
141
158
3
176
0
607
2006 2006
Future Background
Growth PMPK
0 0
0 0
0 0
5 132
0 0
0 2
0 0
6 147
6 164
0 3
7 183
0 0
25 632
• 2 Lk Washington Blvd/NE44th St
II EBLT
EBT
EBRT
WBLT
WBT II'· WBRT
II
II
NBLT
NBT
NBRT
SBLT
SBT
SBRT
13"May-04
2004
PMPK
81
160
43.
55
lIS
49
9
195
116
35
-. 20 .
230
1108
"
KENYDAlE.Xl1. PM Turns .
5127104
2006 2006
Future Background
Growth PMPK
'3 84
6 166
2 45
2 57
5 120
2 51
0 9
8 203
5 121
I 36
I 21
9 239
45 1153
Kennydale Business
Park
104,871 gsfOffice
0
0
0
96
0
6
0
0
19
1
0
0
122
Kennyda1e Business
Park
104,871 gsfOffice
·10
., 0
0
0
0
0
0
9
0
.. 0
45
51
115
2006
with Project·
PMPK
0
0
0
228
0
8
0
147
183
4
183
0
754
16%
2006'
wilh Project
PM PK
94
166
45
57
120
51
9
212
121
36
66
290
1268
9%
2004 PM PK
179 143
0 129
0 161
303 299
2006 Background PM PK
186 149
0 134
0 168
315 311
2006 with Project PM PK
187 155 ..
I-0 236
0 i88
411 330,
2004 PM PK
285 325
354 219
284 311
118 320
2006 Background PM PK
297 338
368 228
295 324
123 333
. 2006 with Project PM PK
393 357
419 228
305 324
168 342
. William Popp Associates
:1
•
I
II
II
I
I
I
I ,
3 N 48th SVSite Access
EBLT
EBT
EBRT
WBLT
WBT
WBRT
NBLT
NBT
NBRT
SBLT
SBT
SBRT
2004
PMPK
0
161
0
0
129
. 0
0
0
0
0
0
0
290
KENYOAl.E.Xl1. PM tumS
5127104
2006
Future
Growth
0
7
0
0
0
5
0
0
0
0
0
0
0
12
SEELIG PROPERTIES
KENNYDALE BUSINESS PARK
PM PEAK HOUR TURNING MOVEMENTS
2006 Kennydale Business
Background Park
PMPK 104,871 gsfOffice
0 0
168 0
0 20
0 6
134 0
0 0
0 102
0 0
0 26
0 0
0 0
0 0
302 154
2006
with Project
PMPK
0
168
20
6
134
0
102
0
26
0
0
0
456
34%
2004PMPK
00
129 129
161 161
00
2006 Background PM PK
00
134 134
168 168
00
2006 with Project PM PK
00
236 140
188 194
26 128
William Popp Associates
.1
• ,
--,
• • •
lWO-WA Y STOP CONTROL SUMMARY '.
Generallnfonnation Site Information
!Analyst . BPJ Intersection
IAgency/Co. William Popp Associates Jurisdiction
Date Performed 5124104 Analysis Year
IAnalysis Time Period PMPK
Project Description Kermydale Business Park
~astlWest Street: N48th Sf INorth/South Street:
Intersection Orientation: Norlh-South IStudy Period (hrs):
¥ehicle Volumes and Ad"ustments
Major Street Northbound
Movement 1 2 3
L T R
Volume 0 141 158
Peak-Hour Factor, PHF 1.00 1.00 1.00
Hourly Flow Rate, HFR 0 141 158
Percent Heavy Vehicles 0 --
Median Type Undivided
RT Channelized 0
Lanes 0 1 0
Configuration TR
Upstream Signal 0
Minor Street Westbound
Movement 7 8 9
L T R
Volume 127 0 2
Peak-Hour Factor, PHF 1.00 1.00 1.00
Hourly Flow Rate, HFR 127 0 2
Percent Heavy Vehicles 0 0 0
Percent Grade (%) 0
Flared Approach N
Storage .. O·
RT Channelized ,.-, 0
Lanes 1 0 1
Configuration :;'-. L R
Delay, Queue Length;· and Level Of Service
IApproach NB SB Westbound
Movement 1 4 7 8
Lane Configuration L L
II (vph) 3 127
C (m) (vph) 1274 607
vic 0.00 0.21
95% queue length' 0.01 0.79
Control Delay 7.8 12.5
LOS . A B
Approach Delay --12.4
IApproach LOS --B
>
HCS100iJTM Copyright 0 2000 University of Florida, All Rights Reserved
LkWa Blvd
1.00
4
L
3
1.00
3
0
1
L
10
L
0
1.00
0
0
0
9
R
2
825
0.00
0.01
9.4
A
Lk Wa Blvd/N 48th St
City of Renton
2004extg
Southbound
5 6
T R
176 0
1.00 1.00
176 0
--
0
1 0
T
O·
Eastbound
11 12
T R
0 0
1.00 1.00
0 0
0 0
0
N
0
0
0 0
Eastbound
10 11 12·
Version 4.lc
I
" i
~ II I . ..
i • • •
I
I
I
I
I
I
I
TWO-WA Y STOP CONTROL SUMMARV '.
General Information Site Information
lAnalyst BPJ Intersection
!Agency/Co. William Popp Associates ~urisdiction
Date Pelionned 5124/04 Analysis Year
[Analysis Time Period PMPK
Project Description Kennydale Business Pari<
EastlWest Street: N48th St North/South Street:
Intersection Orientation: North-South Study Period (hrs):
lVehicle Volumes and Ad*ustments
Major Street . Northbound
Movement 1 2 3
L T R
Volume 0 147 164
Peak-Hour Factor, PHF 1.00 1.00 1.00
Hourfy Flow Rate, HFR 0 147 164
Percent Heavy Vehides 0 --
Median Type Undivided
IRT Channelized 0
Lanes 0 1 0
Configuration TR
Upstream· Signal 0
Minor Street Westbound
Movement 7 8 9
L T R
rvolume 132 0 2
Peak-Hour Factor, PHF 1.00 1.00 1.00
Hourfy Flow Rate, HFR 132 0 2
Percent Heavy Vehides 0 0 0
Percent Grade (%) 0
Flared Approach N
Storage 0
RT Channelized 0
Lanes 1 0 1
!Configuration L R
Delay, Queue Length, and Level of Service
iApproach NB· SB Westbound
lMovement 1 4 7 .8
Lane Configuration L L
r" (vph) 3 132
C (m) (vph) 1261 594
~/c 0.00 0.22
95% queue length 0.01 0.85
Control Delay 7.9 12.8
LOS A B
ApproachDelay . --12.7
Approach LOS .--B
>
HCS2{)(J{ffM Copyright C 2000 University of Flo.id:!, All Rigl.IS Reserved
LkWa Blvd
1.00
"4
L
3
1.00
3
0
1
L
10
L
0
1.00
0
0
0
9
R
2
815
0.00
0.01
9.4
k
Lk Wa Blvd/N 48th St
City of Renton
2006 without project
Southbound
5 6
T R
183 0
1.00 1.00
183 0
--
0
1 0
T
0
Eastbound
11 12
T R
0 0
1.00 1.00
0 0
0 0
0
N
0
0
0 0
Eastbbund
10 11 12
Version 4.lc
•
I
II
TWO-WA Y STOP CONTROL SUMMARY --
General Information ~me Information
IAnalyst BPJ Intersection ~genCY/Co. William Popp Associates Jurisdiction
Date Perfonned 5124104 Analysis Year
Analysis Time Period PMPK
Project Description Kennydale Business Park
EastJWest Street: N48th St INorth/South Street:
Intersection Orientation: North-South IStudy Period hrs):
Vehicle Volumes and Ad"ustments
Major Street Northbound
Movement 1 2 3 , L T R
Volume a 147 183
Peak-Hour Factor, PHF 1.00 1.00 1:00
Hourly Flow Rate, HFR a 147 183 .
, Percent Heavy Vehicles a - -
Median Type' Undivided
RT Channelized a
Lanes , a 1 0
Configuration TR
Upstream Signal 0
Minor Street Westbound
Movement 7 8 9
L T R
Volume 228 0 8
Peak-Hour Factor, PHF 1.00 1.00 1.00
Hourly Flow Rate, HFR, 228 a 8
Percent Heavy Vehicles a 0 0
Percent Grade (%), 0
Flared Approach N
Storage 0
RT Channelized 0
Lanes 1 a 1
~onfiguration L R
Delay. Queue Length, and Level of Service
Approach NB SB Westbound
Movement 1 4 7 8 "
L.ane Configuration L L
v (vph) 4 228
C (m) (vph) 1241 585
vIc 0.00 0.39
95% queue length 0.01 1.90
Control Delay 7.9 15.1
LOS A C
~pproach Delay ---14.9
iApproach LOS --B
>
HCS2000™ Copyright e 2000 University of Florida,AII Rights Reserved
LkWa Blvd
1.00
4
L
4
1.00
4
0
1
L
10
L
a
1.00
0
0
0
9
R-
8
806
0.01
-0.03
9.5
A
Lk Wa BlvdIN 48th St
City of Renton
2006 with project
Southbound
5 6
T R
183 a
1.00 1.00
183 a
--
a
1 a
T
0
Eastbound
11 12
T R
a a
1.00 1.00
0 0
0 0
0
N
a
0
a a
Eastbound
10 11 12
Version 4.1c
lWO-WA Y STOP CONTROL SUMMARY .,
lGenerallnformation Site Information
IAnalyst BPJBPJ Intersection Lk Wa Blvd/N 44th St
IAgen~Co. William Popp Associates lJurisdiction " City of Renton
Date Performed .-_.", 5124104 Analysis Year 2004 extg ..
~nalysis TIme Period IPMPK ..
Project Description Kennydale Business Park
East/West Street: N44th St INorth/South Street: Lk Wa Blvd -1-405 NB Ramps
Intersection Orientation: East-West IStudy Period (hrs): 1.00
Vehicle Volumes and Ad"ustments
IMajor Street Eastbound W:!stbound
iMovement 1 2 3 4 5 6
L T R L T R
r.tolume 81 160 43 " 55 115 49
Peak-Hour Factor, PHF 1.00 ,1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 81 160 43 55 115 49
Percent Heavy Vehides 1 --1 --
Median Type Undivided
RT Channelized 0 0
!Lanes 1 1 0 1 1 1
~onfiguration L TR L T R
Upstream Signal 0 0
Minor Street .. Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
Volume 9 195 116 35 20 230
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 9 195 116 35 20 230
Percent Heavy Vehicles 2 1 1 1 1 1
Percent Grade (%) 0 0
Flared Approach Y N
Storage 2 0
RT Channelized 0 0
Lanes 0 1 0 ,0 1 ·0
Configuration LTR LTR
Delav, Queue Length, and Level of Service
Approach EB VV8 Northbound Southbound
Movement 1 4 7 8 9 10 11 12
!Lane Configuration L L LTR " LTR
!V (vph) 81 55 320 285
~ (m) (vph)
,. 1421 1375 563 554
!VIc 0.06 '0.04 0.57 0.51
95% queue length 0.18 0.12 3.83 3.11
~ontrol Delay 7.7 7.7 21.4 18.3
LOS A "A C C
Approach Delay --21.4 18.3
Approach LOS --C C
HCS2001J1M Copyright 0 2000 University of Florida, All Rights Reserved Version 4.lc
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TwO-WA Y STOP CONTROL SUMMARY
General Information Site Information
~nalyst 'BPJ Intersection ILk Wa B/vd/N 44th St
~gency/Co. William Popp Associates ~urisdiction City of Renton
Date Performed 5124104 ~nalysis Year 2006 withoutproject
~nalysisTiri1e Period ',' PMPK " ~'
Project Description Kennyda/e Business Pam
lEastlWest Street: N44th St NorthlSouth Street: Lk Wa Blvd -1-405 NB Ramps
Intersection Orientation: East-West IStudy Period (hrs): 1.00
Vehicle Volumes and Ad"ustments ,
Major Street Eastbound Westbound
Movement 1 2 3 4 5
L T R L T
Volume 84 166 45 57 120
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00
Houny Flow Rate, HFR 84 166 45 57 120
Percent Heavy Vehicles 1 --1 -
~edian Type . Undivided
RT Channelized " 0
... anes 1 1 0 1 1
, Configuration L TR L T
Upstream Signal 0 0
lMinor Street Northbound Southbound
Movement 7 8 9 10 11
L T R L T,
~olume 9 203 121 36 21
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00
Houny Flow Rate, HFR 9 203 121 36 21-
Percent Heavy Vehicles 2 1 1 1 1
Percent Grade (%) 0 0
Flared Approach Y N
Storage 2 0
RT Channelized 0
Lanes 0 1 0 0 1
, Configuration LTR LTR
Delay, Queue ,Length, and Level of Service' ,".
~pproach EB V'vB Northbound Southbound
Movement 1 4 7 8 9 10 11
... ane Configuration L L LTR LTR
jI (vph) 84 57 ' .333 296
"
C (m) (vph) 1412 1366 509 526
vic 0.06 0.04 0.65 .: 0.56
95% queue length 0.19 0.13 5.35 3.74
Control Delay 7.7 7.8 25.2 20.6
LOS A A 0 C
Approach Delay --25.2 20.6
~pproach LOS --0 C
HCS:ZOO(ffM Copyright C 2000 Uni~e~sity of Florida, All Rights Reserved
.,
6
R
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51
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0
1
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12
R
239
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General Information. " ,' ...•. ,. S,ttdnformation' . ,,; .'
fttAn~.a~IY~lst~~ ____________ "r.~~R~~B~R~~~ __ ~~~ ____ ~F.ln~te~ffi~e~d~io~n~ ___________ ·~"~Lk~~~a~B~M~.WN~4~4~~~S~t~'~'~'~'~1
Agency/Co;' " William PoppAssOciates !Jurisdidion . " City of Renton " '.'
Date Performed • '5124/04 IAnalysis Year.' 2006 withproject .... ','"
Analysis Time Period· ··PMPK
Project Description Keimyda/e .Business Park
'; EastNVest Street: , N 44th Sf
Intersection Orientation: ,East':'Wesf
Vehicle Volumes and Ad"ustments
MajorStreef
!Movement "1
~Iurne
Peak-Hour Factor, ·PHF·
'. Hour1y Fl6wR~lte, HFR
Percent HeavyVehides '
. Median Type
RT Channelized ;
"" Lanes
". " Configuration'
Upstream Signal'
Minor Street
L
94
1.00
94
1"
1
".,L
". Movement ",', "7"
L
Volume.' '"
Peak~HourFador, PHF .. too
HOlJr1y" Flow Rate, HFR , 9
Percent Heavy VehiCles ''''2
Percent Grade (%)
flared Approach
Storage .. " ."
RT Chan"n~lized
Lanes O.
Configuration·." ~.
Delay ,Queue length; and Level of Service"
Approach;'.. EB
Movem~l1r"
Lane Configuration'"
V (vph)
C{m) (vph) ...... :1412"
"v/c '" ," I' ,,' 0.07
. 5% queue length , " .. ,,' .'0,21
7.7 ....
LOS
!Approach Oeiay
,
'!North/South street: Lk Wa Blvd -1-405 NB Ramps
.. . IStudy Period (hffi): 1.00
Eastbound
2 3.
'." T" L' "
.166" 45
1.00 ",,1.00 1:00
166 45 . 57
1
" Undivided··
o
1 o :1
, L
o
"Northbound "~
8 .... 10
T R ... L
212'. " 121 36
1.00' 1.00:
'. 212 121' 36
,,1 .. ,,' "1'" '1
y .... "
2
1 '0
" LtR' .'
Northbound.
,,4 9
L. :.; LTR
"', ". ". 342,"
.1366'. ".:, ': :479
" 0.71
~---.. 'I-'; , . 6.81
7.8 30.6.
':. 30.6 ; . "
.'
"" "
" ..
Westbound
.. ·5
T
120
".1.00 ." 120
1
T
o
Southllound.
66 .
1.00 .
66
'.:1
".N. ,.
'0 . :
1
LTR
'.
.
"
6
51' "
1;00
51
, 0
12
:R
290
1.00 .
290
. 1 • .
.."
.' Southbound
10 . 11
LTR
.392,
0.78·
9.to
.12 .
'. !Approach LOS, " .. .
. '''' , ' . CoPyrigJit.Q2000U~iversity C?fFlorida,AII Rights
C Re~~ed; •
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'ALL~WAYSTOP CONTROL AN~LYSIS .;' .•... . '
~eilerallnfonnation Site Infonnation
[Analyst IBPJ " tersection ILk Wa BIvrJJNE 44thst
~genCY/Co. William PO(J(J Associates Jurisdiction , ' City of Renton ~ ,
Date Perfonned ' 6/3/04 . Analysis Year 12006 with]J!D~ct
f\nalysis TIme Period IPMPK
Project JD KennydaleBusiness Park, . ,',
, EastMkst Street NE 44th Sf INorthiSouth -Street Lk WaBIvd
rY'olume Adjustments and Site Characteristics' , '
~Proach Eastbound Westbound
Movement T R L R.
~oliJme ,160. '43 55' 115, .... 49 .;.
%Thrus Left Lane 50. ,. 5D
Approach Northbound Southbound
Movement _ L . '-, R .;. L T , R'
Volunle, ' 19,5' 35 20 ", '·23D
%Thrus !-eft lane .50. 5D
.. ' Eastbound Westbound 'Northbound , Southl?ound,
l1 . , L2 l1 L2 l1 L2
,~6nfiguratiori ,,;' L TR L" TR ,(TR-. 'LTR
,1.DD 1.DD' '1.DD ·1.DD
low Rate-81 2D3 55 ,164 32D 285 -
Y. Heavy Vehicles· 1 . '1' 1 .1' >. . .... 1
No~ lane~' ' "',' . 2 2 ...... .' 1 '-' 1
, GeometryGroup 5 . 0 • ': '5 ;'.' 2 '2'" ....
Dutation. ,T-.,' , 1.DD , ..
Saturation Headway AdjustmentWorksheet .. '.
prop.left~Tums'" ,J' '1.0· D;O '1: 1.0 " 0..0
D.D 0.3\ ,O.B.
D.O..· .' p.D D;D 0.0 o..Q
0.5 0.5 . .. 0..5 ,0..2 D.2 '0..2 " 0.:2
rRT-adj . -0.. T :'D] ~.7· -D." . -D. 6 , "-O~6 -"0..6, ,.,-0.6
, nHV-adj ·'.i 1.7 1.7' ' 1.7 1.7. 1.7 1.7 1.7 1.7 .
hadj;COmputed7.27' . ,',7.27 '7.27 7:27'
Departure Headway and SerVice Time
hd"initiai value . 3.20. '0 ','3.20.;. . ',3;20.: . 3:2D 3.2D" 3.20.
,initial . -•. ,0..0.7 ' I·· .. D,18 , :' .. ·.··0'.D5. 0..15 . D.28·. ···.0..25··
hd, final value ,; 7.27 , 7.27 , 7.27 7.27 • 7.27 7.27
,final value 0..16 ·D.3i 0:11 . 0..30 : ..... .
~ove-up time, m " .. ;. '2.3' 2.3 2.0. 2.0.
ervice Time '5.0.·.' I .4.3 5:D' . I··' 4.3. 5.0 . I 4.3·" 5.0. 4.3
. Capacity 'andLevel of Service ..
'Westbound Northbound _ Southbound., '
. ;" l1' l1 ",L2
. ~apacity; 331 -414 '570.' 535.: ""
, Delay 11:38 . "13.20.' 11,0.4 12.31' 14.80. 13.0{J:c
OS ",' -,', B '8, ,8. 'B
Approach: Delay 12.68, ,11.99 .' 14.80.. 13.D8·~
B B,; . .;, B'· 'C";' ,·Ii
ntersection Delay . . c· : ' 13:26 . ',; .
ntersection lOS, "., B
' .. HCS1000TM , Copyrigllio 2000 Univ~sii~ of Florida. All RiCbt~ Reserv~ ".' " " ,version 4.Ic
... '-,
-' '-'.' ".-.
--'.
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TWO-WA Y STOP CONTROL SUMMARY
II General Information Site Information
!Analyst IBPJ Intersection N 48TH STISITE ACCESS
~gency/Co. William Popp Associates ~urisdiction City of Renton
Date Perfonned 5124104 i'\nalysis Year 2006 with project
lAna lysis Time Period PMPK
Project Description Kennydale Business Park
EastlWest Str~et: N48th St NorthlSouth Street: Site Access
Intersection Orientation: East-West IStudy Period (hrs): 1.00
Wehicle Volumes and Ad"ustments .
Major Street Eastbound Westbound
Movement 1 2 3 4 5 6
L T R L T R·
Volume 0 168 20 6 134 0
Peak-Hour Factor. PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate. HFR o· :168 20 6 134 0
Percent Heavy Vehicles 0 --0 --
!Median Type Two Way Left Tum Lane
RT Channelized 0 0
Lanes 0 1 0 0 1 0
~onfiguration TR LT
Upstream Si!:!nal 0 0
lMinor Street Northbound Southbound
Movement 7 8 9 10 11 12
L T R L T R
lVolume 102 0 26 0 0 0
Peak-Hour Factor. PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate; HFR 102 0 26 -~ '+0:." k 0 0 0
Percent Heavy Vehicles 0 0 f1 -0 0 0
1Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
. Lanes 0 0 0 0 0 0
Configuration ·LR
Delay Queue·LenQth, and Level of Service
~pproach EB WB Northbound Southbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration .. LT LR
v (vph) 6 128
C (m) (vph) 1398 732
. vIc. 0.00 0.17
95% queu~.lerigth 0.01 0.63
. Control Delay • 7.6 11.0
LOS A B
IApproach Delay --11.0
[.A.pproach LOS --B
HCS1000TM Copyright 02000 University of Florida. All Rights ReselVed Versi~n 4.lc
I----~-'-"~ .• j
! ~
~OO6-+-~~ _______________ 10_-,_0_0_G_=_"I_:3_l_'\f_:J_g-1
NOIN3hl:!O~VW ll\1130 aOOH~09Hx:J13N
8NINNVld lN3V~dOi3A3a
Bryan Borchers
PARTIES OF RECORD
Kennydale Business Park
LUA05-114, SA-H, ECF
Howard Seelig June Huston
CDA & Pirscher Architects, Inc.
PO Box 55429
Seelig Family PropertiesjG2I
Company
11030 SE 76th Street
Newcastle, WA 98056
(party of record) Seattle, WA 98155
tel: 206-368-7668
eml: bryanb@cdaarch.com
(contact)
W. Elper
7729 111th Place SE
Renton, WA 98056
tel: 425-227-9728
(party of record)
Emily Rollins
7617 111th Place SE
Newcastle, WA 98056
tel: 425-271-4196
(party of record)
Updated: 01/19/06
PO Box 1925
Bellevue, WA 98009
tel: 425-451-8203
(owner / applicant)
Regina Sparks
1900 NE 48th Street ste: #F202
Renton, WA 98056
(party of record)
David J. Scott
7711 111th Place SE
Newcastle, WA 98056
(party of record)
John Atzbach
11103 SE 76th Street
Newcastle, WA 98056
tel: 206-618-2684
(party of record)
Susan Irwin
7701 111th Place SE
Newcastle, WA 98056
(party of record)
(Page 1 of 1)
I:
NEIGHBORHOOD DETAIL MAP
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TOTAL SITE SF, 2<:!)~.46 1.& SF
FOOTPRINT AREA, 68~88 SF
EXISTING IMFEFMOUS AREA, <:!) SF
PROPOSED IMPEFMOUS AREA, 1.3<:!),128 SF .
LANDSCAPE AREA (INTERIOR), 1.3,IIISF-7~-la4f-l'ti-a$-t15116$ 1a,4f1l«.,
LANDSCAPE AREA (PERIMETER), 64~.31 SF
PERCENTAGE OF LOT COVERED ElY ElUILDINGS OR STRUCTURES, .3.3%
ElUILDING AREA,
PARKING REQUIRED,
PARKING PROVIDED,
ElUILDING A WING I 2<:!),46~ SF
ElUILDING A WING 2 21,6.3.3 SF
ElUILD ING A WING 1(2ND FLR) 21,284 SF
ElUILDING A WING 2(2ND FLR) 21,284 SF
ElUILDING El WING I 6,1~& SF
ElUILDING El WING 2 12,316 SF
ElUILDING El WING 1(2ND FLR) 1,6&1 SF
ElUILDING B WING 2(2ND FLR) 12,4<:!)<:!) SF
TOTAL SF 12;1,6"'4 SF
BUILDING A P2 PARKING 6<:!)~24 SF
ElUILDING A P.3 PARKING 6<:!)~24 SF
TOTAL SF .3 PER I<:!)<:!)'" SF 12"'~48 SF
OI'fICE,
MIN, .3 FER I<:!)<:!)<:!) SF
1<:!).3p41 SFII~<:!)<:!) x 3 • 311 STALLS
MAX, 4.& PER l.oo<:!) SF
1<:!)3,!;41 SFII~"'''' x 4.& • 466 STALLS
PI AT GRADE PARKING -~Vbbi 9 S ~('S
(42 COMPACT" 8'-6" x 16'-<:!)")
(2~ STANDARD .. ~'-<:!)" x 2<:!)'-<:!)")
(8 ACCESSIElLE .. 1<:!)'-6" x 2<:!)'-<:!)")
P2 PARKING LEVEL -13<:!) STANDARD STALLS
P3 FARKING LEVEL -131 STANDARD STALLS
P4 PARKING LEVEL -36 STANDARD STALLS
P& AT GRADE PARKING -22 STANDARD STALLS
TOTAL, 3~ STALLS
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C~TY Of RENTON
DETERMINATION Of NONaSIGN~FICANCE-M9TIGATED
MITiGATION MEASURES
APPLICATION NO{S): LUA05-114, SA-H, ECF
APPLICANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1900 Block of NE 48th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications
presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as well as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or ins~lIation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the civil improvements of the plat Certification of the installation, maintenance
and proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee
shall be paid at the time of building permit issuance.
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of
building permits.
ERC Mitigation Measures Page 1 of 1
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DEVELOP I' CITY MENT PLAN" . OFRENTO
SEP 2 1 2005
RECEffVED
TECHNICAL INFDRMA TIDN REPDRT
KENNYDALE BUSINESS PARK
PREPARED FOR:
SEELIG FAMILY PROPERTIES
JUl:.Y 04
PREPARED By:
POGGEMEYER DESIGN GROUP
51 2 SIXTH STREET, STE 202
KIRKLAND, WA 98033
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KENNYOAL.E TIR.OOC
T£CHNICAL INFORMATION R£PORT
KENNYOALE BUSINESS PARK
PREPARED F'OR:
SEELIG rAMILY PROPERTIES
JUL'Y 04
PREPARED By:
POGGEMEYER DESIGN GROUP
51 2 SIXTH STREET, STE 202
KIRKLAND, WA 98033
PAGE 1 OF' 3 1
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9
TABLE OF'" CONTENTS
SECTION
1 • PRO.JECTOVERVIEW
2. CONDITIONS AND REQUIREMENTS SUMMARY
3. OFFSITE ANALYSIS
4. FLOW CONTROL AND
WATER QUALITY FACILITY ANALYSIS AND DESIGN
S. CONVEYANCE SYSTEM ANALYSIS AND DESiGN
S. SPECIAL REPORTS AND STUDIES
7. OTHER PERMITS
B. ESC ANALYSIS AND DESIGN
KENNYDALE TIR.ODC
PAGE·
3.
1[)
12
13
24
25
31
31
32
PAGe: 2 OF" 3 1
SEC:rION 1
j PROJECT OVERVIEW
I!Il
11/
11
.
111 PAGE 3 OF" 3 1
KENNYOALE TIR.ooc
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COMMERCIAL ARTERIAL ZONIN.GI CITY OF RENTON
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KENNYOALE TlR.DOC PAGE 6 OF" 31
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KENNYOALE TIR.DOC
NewcastJe(split jurisdiction, check a map to
verify)
Renton
Council District6
Council Member: Rob McKenna
Phone: (206) 296-1006
<>Web site'
'''''r.",'",<"".' Green River Valley·
PAGE 7 OF' 31
East Lake Washington -Bellevue South
Cedar River I Lake Washington-
Cedar-Sammamish
KENNYOALE TIR.OOC PAGE B OF 31
PROJECT DESCRIPTION:
THIS PROJECT PROPOSES TO GAIN APPROVAL OF A BUILDING PERMIT FOR THE
CONSTRUCTION OF TERRACED OFFICE BUILDING WITH 3 LEVELS OF OFFICE SPACE, AND
PARKING OUTSI[)E AND BELOW THE OFFICE FLOORS. THE PROJECT ADDRESS IS SE 76TH
STREET RENTON, WASHINGTON'.
THIS TECHNICAL INFORMATION REPORT (TIR) IS INTENDED TO FULFILL PERMIT APPROVAL
REqUIREMENTS 'DESIGNATED WITHIN THE SURFACE WATER DESIGN MANUAL (SWDM),
(KING COUNTY 1 99B), AND THE CITY OF RENTON.
THE PROPERTIES ARE IN,SE QUARTER OF SECTION 3, TOWNSHIP 24 NORTH, RANGE 5
EAST, IN KING COUNTY, WA. THE SITE IS LOCATED EAST OF INTERSTATE 405 ON THE
UP HILL SIDE OF LAKE WASHINGTON BOULEVARD EAST OF SHURGARD STORAGE AND
SOUTH OF SE 76TH STREET. THE SITE IS BOLJNDED ON THE NORTH, EAST, AND SOUTH
BY MULTI:'FAMILY AND RESIDENTIAL SUBDIVISION. THE SITE IS PRESENTLY FORESTED
WITH HEAVY SECOND GROWTH FOREST.
THE SEELIG FAMILY OWNS THE PROPERTY, AND HAS ENDEAVORED TO CREATE THE LAND
TO ITS BEST USE WITHIN CITY LAND USE REGULATIONS.
THIS REPORT DOES NOT ADDRESS ZONING IMPERVIOUS AREA DEFINITIONS
STORM WATER FLOW CONTROL IS PROPOSED IN ACCORDANCE WITH LEVEL 1
REqUIREMENTS USING THE KING COUNTY RUNOFF TIME SERIES MODEL.
WATER qUALITY BASIC TREATMENT IS PROPOSED AS A WETPOOL IN A STORM WATER
DETENTION VAULT LOCATED BELOW THE BUILDING LOWEST FLOOR LEVEL.
THE EAST BLUFF OF THE PROPERTY (APPROXIMATELY 90 FEET IN WIDTH IS TO REMAIN IN
ITS NATURAL FORESTED CONDITION AND NO DEVELOPMENT ACTIVITY IS PROPOSED
(OTHER THAN COLLECTION OF SURFACE RUNOFF).
THE EAST SIDE OF THE SITE ABOVE THE SURFACE PARKING IS PROPOSED TO BE
CONVEYED BY EROSION PROTECTED SWALES TO THREE TYPE 2 CATCH BASIN
STRUCTURES WITH BAR GRATED INLETS~ THESE INLETS WILL DISCHARGE TO THE UPPER
LEVEL SURFACE PARKING LOT VIA VERTICAL DROP CONNECTIONS AT THE RETAINING WALL
EAST SIDE OF THE UPPER LEVEL PARKING LOT.
PARKING'LOT DRAINAGE WILL BE CONV'EYED TO THE STbRM WATER DETENTION VAULT BY
STORM SEWER SYSTEM, PASSING' THROUGH TYPE 2 CATCH BASINS.
DRAINAGE IN THE PUBLIC RIGHT OF WAY WILL BE CONVEYED IN GUTTER SECTION ALONG
THE PROJECT FRONTAGE TO THE EXISTING UNDERGROUND PIPE SYSTEM ON SE 76TH
STREET.
BUILDING 'ROOF AREAS ARE PROPOSED TO BE NON-POLLUTION GENERATING IMPERVIOUS
SURFACES (BUILT UP ROOFINGL THESE ROOF AREAS, AND OUT DOOR PATIOS WILL BE
CONVEYED TO THE DETENTION VAULT VIA INTERNAL TIGHT LINE ROOF LEADERS
DESIGNED BY PLUMBING DESIGNERS.
KENNYOALE TIR.ooC PAGE 9 OF' 31
PRO.JECT DESCRIPTION:
THIS PROJECT PROPOSES TO GAIN APPROVAL OF A BUILDING PERMIT FOR THE
CONSTRUCTION OF TERRACED OFFICE BUILDING WITH 3 LEVELS OF OFFICE SPACE, AND
PARKING OUTSIDE AND BELOW THE OFFICE FL.OORS. THE PROJECT ADDRESS IS SE 76TH
STREET RENTON, WASHINGTON.
THIS TECHNICAL INFORMATION REPORT (TIR) IS INTENDED TO FULFILL PERMIT APPROVAL
REG;lUIREMENTS DESIGNATED. WITHIN THE SURFACE WATER DESIGN MANUAL (SWDM),
(KING COUNTY 1988), AND THE CITY OF RENTON.
THE PROPERTIES ARE IN SE QUARTER OF SECTION 3, TOWNSHIP 24 NORTH, RANGE 5
;:-. EAST, IN KING COUNTY, WA. THE SITE IS LOCATED EAST OF INTERSTATE 405 ON THE
UP HILL.SIDE OF LAKE WASHINGTON 80ULEVARD EAST OF SHURGARD STORAGE AND
~ SOUTH DF SE 76TH STREET. THE SITE IS BOUNDED ON THE NORTH, EAST, AND SOUTH
BY MULTI-FAMILY AND RESIDENTIAL SUBDIVISION. THE SiITE IS PRESENTLY FORESTED
~ WITH HEAVY SECOND GROWTH FOREST.
~ THE SEELIG FAMILY OWNS THE PROPERTY, AND HAS ENDEAVORED TO CREATE THE LAND
TO ITS BEST USE WITHIN CITY'LAND USE REGULATIONS.
THIS REPORT DOES NOT ADDRESS ZONING iMPERVIOUS AREA DEFINITIONS'
STORM WATER FLOW CONTROL IS PROPOSED IN ACCORDANCE WITH LEVEL 1
REG;lUIREMENTS USING THE KING COUNTY RUNOFF TIME SERIES MODEL.
WATER G;lUALITY BASIC TREATMENT IS PROPOSED AS A WETPOOL IN A STORM WATER
DETENTION VAULT LOCATED BELOW THE BUILDING LOWEST FLOOR LEVEL.
THE EAST BLUFF OF THE PROPERTY (APPROXIMATELY 90 FEET IN WIDTH IS TO REMAIN IN
ITS NATURAL FORESTED CONDITION AND NO DEVELOPMENT ACTIVITY IS PROPOSED
(OTHER THAN COLLECTION OF' SURFACE RUNOFF).
THE EAST SIDI; OF THE SITE ABOVE THE SURFACE PARKING IS PROPOSED TO BE
CONVEYED BY EROSION PROTECTED SWALES TO THREE TYPE 2 CATCH BASIN
STRUCTURES WITH BAR GRATED INLETS •. THESE INLETS WILL DISCHARGE TO THE UPPER
LEVEL SURFACE PARKING LOT VIA VERTICAL DROP CONNECTIONS AT THE RETAINING WALL
EAST SlOE OF THE UPPER LEVE;L PARKING LOT •.
PARKING LOT DRAINAGE WILL BE CONVEYED TO THE STORM WATER DETENTION VAULT BY
STORM SEWER SYSTEM, PASSING THROUGH TYPE 2 CATCH BASINS.
DRAINAG,E IN THE PUBLIC RIGHT OF WAY WILL BE CONVEYED IN GUTTER SECTION ALONG
THE PRo.JECT FRONTAGE TO THE EXISTING UNDERGROUND PIPE SYSTEM ON SE 76TH
'
STREET.
BUILDING ROOF AREAS ARE PROPOSED TO BE .NON-POLLUTION GENERATING IMPERVIOUS
SURFACES (BUILT UP ROOFING). THESE ROOF AREAS, AND OUT DOOR PATIOS WILL BE
CONVEYED TO'THE DETENTION VAULT VIA INTERNAL TIGHT'LI~E ROOF LEADERS
DESIGNED BY PLUMBING DESIGNERS.
KENNYDALE. TIR.DCC PAGE 9 OF 3 1
THE STORM WATER VAULT WILL DISCHARGE TO THE EXISTING STORM DRAINAGE SYSTEM
LOCATED IN EASEMENT SOUTH OF SHURGARD STORAGE WAREHO,-,SE. THIS EXISTING
SYSTEM PRESENTLY COLLECTS DRAINAGE FROM THE SEELIG PROPERTY VIA CONCRETE
LINED CHANNEL LOCATED ALONG THE EAST SIDE OF THE WAREHOUSE ON WAREHOUSE , --
PROPERTY. THE CHANNEL DRAINS TO A 1 2" DIAMETER CONCRETE PIPE THAT FLOWS
WEST. THE SOUTH HALF OF THE SEELIG PROPERTY PRESENTLY IS COLLECTED IN A
SECOND CONCRETE FLUME THAT D,RAINS TO THE SOUTH WEST CORNER, ON THE WEST
SIDE OF SEELIG PROPERTY. THIS PORTION 'IS CONVEYED WEST tN THE STORM SEWER
SYSTEM (A REACH THAT MERGES WITH THE AFOREMENTIONED SECTION
SECTION 2
CONDITIONS AND REQUIREMENTS SUMMARY
THIS IS A NEW DEVELOPMENT PROJECT THAT ADDS NEW IMPERVIOUS SURFACE. THE
THRESHOLD DISCHARGE AREA CONTAINS A SINGLE SITE DRAINING TO A SINGLE NATURAL
DISCHARGE BASIN.
IN ACCORDANCE WITH TABLE 1. 1.2.A REQUIREMENTS APPLIED UNDER EACH DRAINAGE
REVIEW TYPE DF THE KGSWDM MANDATES FULL DRAINAGE REVIEW. CORE
REQUIREMENTS 1 THRU a WILL BE ADDREE3SED.
THE SITE IS LOCATED IN THE -EAST LAKE WASHINGToON -BELLEVUE SOUTH DRAINAGE
BASIN.
BASIC WATERI:\!UALITY TREATMENT WILL BE PROVIDED IN THIS AREA.
CORE REI\IUIREMENT 1--DISCHARGE AT THE NATURAL LOCATION
THE PROPERTY'. SLOPES ESSENTIALLY WEST, AND RUNOFF FLDWS AS SHEET AND
CHANNEL FLOW TO THE WEST PROPERTY LINE. THE NEIGHBORS ON THE WEST HAVE
COMPLETED DEVELOPMENT OF COMMERCIAL IMPROVEMENTS, INCLUDING BUILDINGS; --
DRIVEWAYS, PARKING, AND STORM DRAIN COLLECTION AND DISCHARGE SYSTEMS. THE
SHURGARD STORAGE (NORTHERLY NEIGHBOR ON WEST SIDE OF SEELIG FACILITY
INSTALLED A CONCRETE LINED_ CHANNEL TO INTERCEPT THIS RUNOFF AT THEIR UPPER
(EAST) PROPERTY LINE. THE CHANNEL IS CONNECTED TO A STORM SEWER SYSTEM AT
THE SOUTH EAST CORNER OF'THE SHURGARD BUILDING, AND THE SYSTEM DISCHARGES
UNDER THE DRIVEWAY OF THE MOTEL SITE AND FLOWS WEST. THE MOTEL SITE LOCATED
SOUTH OF SHURGARD STORAGE HAS SIMILARLY INSTALLED A CONCRETE FLUME TO,
COLLECT RUNOFF FROM THE SEELIG PROPERTY, AND THIS IS COLLECTED IN A STORM
DRAIN THAT CONVEYS TO THE SAME SYSTEM AND OUTFALL AS THE INTERCEPTER FOR
THE NORTH HALF OF THE SEELIG PROPERTY.
CORE REI\IUIREMENT 2 -OFF'SITE ANALYSIS
oFFSITE ANALYSIS IS ADDRESSED IN A SEPARATE REPORT TITLED DRAINAGE REPORT
FOR FISHERIES CONDITIONS PREPARED JUNE 1 4, 2000 FOR THE KENNYDALE
BUSINESS PARK. THAT REPORT WAS PREPARED BY CORBY H. HOWELL, P.E. OF
POGGEMEYER DESIGN GROUP. THIS REPORT IS APPENDED HERETO IN:SECTION 3.
Ke:NNYDALe:_ TIR. DOC PAGE 1 o OF' 3 1
---
--
Concrete flume approximately 12" wide by 6" deep on east side ofShurgard Storage
property 3.5' west offence running south. Water is flowing at !/z" to ~" depth, at a rate.
of 2 fls has been no rain for the week or
Ternrinus of flume near south row gate. 12" concrete pipe at approximately 25% grade to
catch basin at northeast comer of hotel lot side.
~~~
Concrete flume starting at northeast comer of motel site running south 1 ' west of
..... ,,, ... ,.,-h, line. . . .
~.
Channel cut in slope by erosion. Flow rate appears equal to flow in PictUre 1 in flume.
Channel width varies at l' to 2' wide by 2' to 3' deep. Located in middle of Shurgard
about 75' east offence.
Picture 19 .
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CORE REQUIREMENT 3 -FLOW CONTROL
LEVEL 1 FLOW CONTROL IS REQUIRED BY OETERMINATION OF KING COUNTY REVIEWER
TO MATCH THE 2-YEAR AND 1 o-YEAR PEAKS. No OFFSITE PROBLEMS HAVE BEEN
IDENTIFIED (SEE SECTION 3 AND THE' ANALYSIS OF DRAINAGE COMPLAINTS LOG). THE
DETENTldN. FACILITIES ARE DESIGNED TO PROVIDE LEVEL 1 COMPLIANCE FOR THE
PROPOSED IMPROVEMENTS.
CORE REQUIREMENT 4 -CONVEYANCE SYSTEM
NEW PIPE SYSTEMS SHALL CONVEY 25-YEAR PEAK FLOW FOR DEVELOPEO CONDITIONS •
PIPE STRUCTURES MAY OVERTOP FOR LARGER FLOWS, PROVIDED THE OVERFLOW FROM A
1 DO-YEAR EVENT DOES NOT AGGRAVATE A SEVERE FLOODING OR EROSION PROBLEM •
SEE SECTION 5 F"OR DETAILS ON CONVEYANCE SYSTEM ANALYSIS AND DESIGN •
CORE REQUIREMENT 5 -TEMPORARY EROSION ANO SEDIMENTATION CONTROL
SEE SECTION B ESC F"OR EROSION AND SEDIMENTATION CONTROL ANALYSIS AND
DESIGN.
CORE REQUIREMENT 6 -MAINTENANCE AND OPERATIONS
~ SEE SECTION 10 FOR MAINTENANCE AND OPERATIONS MANUAL.
-./IiI CORE REQUIREMENT 7 -FINANCIAL GUARANTEES AND LIABILITY
-lIII
· •
· III
SEE SECTION 9 F"OR BOND QUANTITIES, FACILITY SU,MMARIES, AND
DECLARATION OF COVENANT.
CORE REQUIREMENT B -WATER QUALITY
SEE SECTION 4 WATER QUALITY (WQ) TREATMENT FACILITY FOR DETAILED ANALYSIS.
THE TREATMENT OF" NEW POLLUTION GENERATING IMPERVIOUS SURFACES (OUTDOOR
DRIVEWAYS Af',ID PARKING STALL RUNOFF SURFACES) WILL BE PROVIDED BY WET-VAULT
WQ POOL WITHIN THE STORM WATER DETENTION VAULT.
KENNYOALE TIR.occ PAGE 1 1 OF 31
/I
ID
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,
SECTION 3
OFFSITE ANALYSIS
OFFSITE ANALYSIS" IS ADDRESSED IN A SEPARATE REPORT TITLED DRAINAGE REPORT
FOR FISHERIES CONDITIONS PREPARED JUNE 14, 2000 FOR THE KENNYDALE
BUSINESS PARK. THAT REPORT WAS PREPARED BY CORBY H. HOWELL, P.E. OF
POGGEMEYER DESIGN GROUP. THE REPORT IS HEREBY APPENDED AND ATTACHED
HEREIN:
K£NNYOALE TIR.ooc PAGE;; 1 2·0.31
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DRAINAGE REPORT
FOR FISHERIES CONDITIONS
KennydaJe Business Park
Renton, Washington
June 14, 2000
Prepared/or
Seelig Family Properties
J309-114th Ave. SE, Suite'J07
P.O. Box 1925
Bellevue, WA 98009
POGGEMEYER
DESIGN GROUP
CONSUUlNG ENGINEERS
Prepared by
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Poggemeyer Design Group
Project Engineer
Poggemeyer Design Group. Inc.
512 Sixth Street South. Suite 202
Kirkland. WA 98033
(4251 827-5995
Fax(425182~85~
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DRAINAGE REPORT FOR FISHERIES CONDITIONS
KennydaIe Business Park
Renton, Washington
June 14, 2000
LEGAL DESCRIPTION:
Tax Lot #167, CD. Hillman's Lake
Washington Garden of Eden
Addition to Seattle No. 3
Project Description
Kennydale Business Park is a development being proposed for property located in
the 11000 block on the south side of SE 76th Street, east of 1-405. The site is 4.75
acres, with slopes varying from 5% to 40%. Second growth trees with considerable
brush and blackberry bushes cover the lot.
A gully runs approximately east to west across the middle of the property. Water
probably flows in the gully most of the year, and the City of Renton requested it be
determined if the condition supports fisheries.
On May 9, 2000, the site was visited to observe the· condition of the gully along its
length. Several subsequent visits have been made to determine the upstream and
downstream routes and condition·s. .
Existing On-Site Drainage
The subject gully within the property has very steep side slopes, with top of bank
. width varying from 6 to 12 feet and up to 4 feet deep. .
The water enters the property through a 12-inch concrete pipe tightline. No sediment
deposition was evident near the outfall into the gully. Considerable erosion is evident,
particular where the slopes are steepest. Sediment from the local erosion is
observable on the bottom where slopes become shallower. Also, several old plastiC
and steel-wrapped pipes were observed in the bottom of the gully. .
. .
About 50 feet before the water exits the property on the west side, the gully flattens
out and the water flowing in it enters the adjacent property as sheet flow.
. POGGEMEYER
DESIGN GROUP.. INC.
KennydaJe Business Park
, Drainage Evaluation '
June 14,2000
Existing Upstream Conditions
In Appendix C, the Hemmingson Terrace Drainage Plan shows the upstream system.
The 12-inch concrete outfall pipe extends upstream approximately 200 feet to a catch
basin. Inflow into this' catch basin comes from a series of 6-inch and 12-inch
perforated pipes between 111th Avenue SE (shown as 112th on the Drainage Plan)
and 113th Averlues SE,. whi~ ap~ear to . pick up. ground water at a fairly constant
rate. Also, catch basins on 113 collect most of the runoff from this street and
conveys the water to the catch basin immediately upstream of the gully.
Runoff from 111th Avenue is diverted both north and south. That portion flowing to
the north enters a roadside drainage ditch that runs west along the south side of SE
76th Street. That portion flowing to the south enters two (2) catch basins which
outfall on the south edge of the subject property. The Hemmingson Terrace
Drainage Plan shows the system as it appf3ars to exist at this time (the Utilities Map
84, in Appendix A, does not match this and seems to be in error).
Existing Downstream Conditions
The property adjacent to the west has a cone-ete trench (12"x12D) running nOrth:-
south the length 'of that property. According to the owner of the adjacent property,.
the trench conveys water about nine months of the year. The water flows southward
in the open trench approximately 180 feet. where it is routed underground to a 12"
pipe and a standard catch basin in an adjacent parking lot.
F rom there, the. water flows through two more catch basins and three manholes for
approximately 400 feet. until it reaches an existing detention pond. The detention
pond is a part of a regional system that is then routed through a 48-inq, culvert (and
twO more manhole strudures).to the west side of 1-405. .
On the west side of 1-405,' the water flows into another pond and then is routed
through two more catch .basins and an open channel (for about 100 feet) before
entering a corrugated metal pipe (24-inch' diameter), the outfall of which flows directly
into Lake Washington. See Appendix A for a more detailed description. .
Conclusion
Taking into consideration the source of flows upstream of the site, the nature of the
downstream route, and the times when water flows in the gully on the subject·
property, the flows do not support any fisheries upstream of the outfall into Lake
Washington.
POGGEMEYER
DESIGN GROUP. INC.
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. Kennydale Business Park
Drainage Evaluation
June 14, 2000
APPENDIX A
OFF-SITE DRAINAGE SYSTEM TABLE
STORMWATER SYSTEM, City of Renton
Map B4, Utilities Division, 12103/99
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OFF-SITE DRAINAGE SYSTEM TABLE
Kennydale Business Park
Project No. 00045C
6/16/00
Structure Drainage Component
Item
1 concrete trench
2,
3
4
5
6
7
8
9
10
11
12
13
14
15
16
·'17
18 ,
19
20
21 ' .
22
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·24: .
25
26 ..
27
28
29,'
12" pipe
catch basin
12" pipe
catch basin
12" pipe
catch basin
12" pipe
manhole
12" pipe
manhole
12" pipe
manhole
pipe
detention pond
48" pipe
manhole?
pipe
manhole?
, pipe
pond/channel
24" pipe
catch basin
24upipe
catch basin
24" pipe
, open channel
24" pipe ..
outfall
Description
12" wide, 12" deep
trench to CB
comer of parking lot
City #1, H9-20
City#1,H9-8
City#1,G9-15
City#1,G9-16
City#1,G9-17
City #1, G9-13 (1)
CMP -crossing road
City #1, G9-14 (n.f.)
not found (n.t.)
City #1, G9-11 (n.f.)
crossing 1-405
under Lk Wash Blvd
City#1,G9-18
City #1,E9-1(?)
under RR tracks
City #1 ,E9-2 (?)
City #1 ,E9-3
Lake Washington
Slope Approx. Distance
(approx) from Site Discharge
-1% 0' -180'
-20% 180' -200'
200'
~10% 200' -300'
300'
-10% 300' -400'
400'
-10% 400' -430'
430'
-2% . 430' -450'
450'
-2% 450' -520'
520' (not found)
-2% 520' -550'
550' -700'
-1 % 700' -820'
820'
-2% 820' -1100'
1100'
-2% 1100' -1300'
1300' -1350' ,
-2% 1350' -1400'
1400'
-2% 1400' -1470'
1470'
-2% 1470'-1500'
1500' -1600'
-1% 1600 -2100'
2100'
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Kennydale Business Pam.
Drainage. Evaluation
June 14, 2000
APPENDIXB
1999 AERIAL PHOTOGRAPH, Approx .. 1n=500'
PHOTOGRAPHS OF DOWNSTREAM FEATURES
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June 14, 2000
Pictures, Page 1 POGGEMEYER
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Kennydale Business Park
Drainage Evaluation
June 14, 2000
Pictures, Page 2 POGGEMEYER
DESIGN GROUP. INC
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Drainage Evaluation
June 14. 2000
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Drainage Evaluation '
June 14, 2000
7, Catch Basin E9-2, Just East of Railroad Track
(with Lk. Wash. Blvd, 1-40~, & ·Shurgard-in background)
Pictures, Page 3 POGGEMEYER
DESIGN GROUP. INC.
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Kennydale Business Park
Drainage Evaluation
June 14, 2000
Pictures, Page 4 POGGEMEYER
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Kennydaie Business Park
. Drainage Evaluation
June 14, 2000
APPENDIX C
UPSTREAM
DRAINAGE PLAN, HEMMINGSON TERRACE
Roy L. Gardner & Associates, rev. Jan. 11, 1961
DOWNSTREAM
Map from HYDRAULICS CALCULATIONS
Sea-Selle Properties (SP-402-79), December 1979
HYDRAULIC REPORT, SR 405, MP 7.68
WSDOT, Feb. 24, 1986
Culvert Construction Drawing
Culvert System Profile and Layout
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SECTION 4
FLOW CONTROL AND WATER ~UALITY FACILITY ANALYSIS AND
DESIGN
KENNYOALE TIR.ooc PAGE 1 3 OF 3 1
--
-"----
SECTION 4
FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND
DESIGN
FLOW CONTROL:
ANALYSIS METHODOLOGY
_ THE DISCHARGEC\1UANTITY FROM THE ADDITION WILL BE MAINTAINED AT THE
-PREDEVELOPMENT 2-YEAR AND 10:"YEAR FLOW RATES BY THE NEW DETENTION FACILITY
DESIGNED TO LEVEL 1 FLOW CONTROL STANDARD. -
__ THE UPSTREAM TRIBUTARY AREA TO THIS SITE IS DEVELOPED AS SINGLE FAMILY
RESIDENTIA,-,. THE STORM DRAIN OUTFALL FROM THE PROPERTY'IMMEDIATELY EAST OF
__ SEELIG IS A CONCENTRATED DISCHARGE F"ROM A PIPED SYSTE~ ON tSTEEP GRADE INTO
THE STEEP UPPER SLOPE OF SEELIG PROPERTY. THE GRADIENT OFTHE SYSTEM
_ OUTFALL IS INCREASED BY FILL PLACEMENT WHEN THE'SUBDIVISION WAS CONSTRUCTED'
UPSLOPE FROM THE SEELIG PROPERTY. HEAVY CHANNEL EROSION ON THE SEELIG --PROPERTY HAS OCCURRED SINCE THAT WORK. WAS PUT IN PLACE. THE LAOK OF ANY
CONSTRUCTED ENERGY DISSIPATION FACILITY, OR FLOW SPREADER HAS CREATED
-EROSION UNDER-CUTTING THE SUBDIVISION OUTFALL PIPE WITH AND FORMATION OF AN
EROSION POOL. -
-...
--
-
THIS PROJECT WILL INTERCEPT THE UPSTREAM DRAINAGE APPROXIMATELY 90 FEET WEST
OF THE EAST PROPERTY LINE AT THE UPPER BOUNDARY OF THE PROPOSED PARKING , ,
LOT. THE UPP~R PARKING LOT 'WILL BE CONSTRUCTED BY CUT AND FILL EMBANKMENT,
AS WILL THE REMAINDER OF THE PROP~RTY. A RETAINING WALL AT THE, EAST
BOUNDARY .oF THE UPPER PARKING LOT WILL. BE PROVIDED TO CREATE THE LEVEL
PARKING LOT" AND DRIVEWAY. THE SHEET AND CHANNEL FLOW WILL BE INTERCEPTED IN
3 INTAKE STRUCTURES ABOVE THE RETAINING WALL. THESE STRUCTURES WILL
INTERCEPT SHEET FLOW VIA GRADED SWALES ALONG THE TOP OF THE RETAINING WALL.
THE SWALES WILL BE SET BACK APPROXIMATELY 5 FEET EAST OF THE WALL TO CREATE
AN IMPERVIOUS INVERT ABOVE THE RETAINING WALL. THE INTAKE STRUCTURES WILL
PRovfDE LARGE DIAMETER CATCHBASIN TYPE STRUCTURES WITH CONICAL BAR GRATES
TO FILTER FOREST DEBRIS. VERTICAL DROP CONNECTIONS WILL BE PRVIDED AT THE
FACE OF THE RETAINING WALL TO CONNECT WITH CATCHBASINS IN THE CENTER OF THE
r::lI UPPER PARKING LOT.
PARKING LOT DRAINAGE IS COLLECTED BY CATCHBASINS AND ROUTED AROUNT THE
~ PERIMETER OF THE SITE IN THE DRIVEWAYS.
PERIMETER ROOF DRAINAGE WILL BE COL!-ECTED BY TIGHTLINE ROOF LEADERS TO THE
.... STORM DRAIN CATCHBASINS. INTERIOR ROOF DRAINAGE WILL BE CONVEYED DIRECT TO
THE STORMWATER DETENTION VAULT UNDER THE LOWER FLOOR BUiLOIN'G SLAB.
INTERNAL RAIN WATER LEADERS WILL BE DESIGNED BY MECHANICAL DESIGNER. ROOF
AREAS ARE ACCOUNTED FOR IN THE CATCHMENT BOUNDARY MAP (FIGURE 6),
KENNYOALE: TIR.ooc PAGE 14 Or 3 1
BASIN ANALYSIS PREDEVELOPED, DEVELOPED, AND BYPASS:
RDAD IMPRDVEMENTS REQUIRED:
FRONTAGE IMPROVEMENTS·WILL BE RE~UIRED ON SE 76TH STREET. THE EXISTING
ROAD HAS BEEN IMPR·OVED WITH .cURB GUTTER AND SIDEWALK, AND CENTER TWO-WAY
LEFT TURN LAND UP TO THE WEST BOUNDARY LINE. THIS IMPROVEMENT WILL BE
EXTENDED ACROSS THE PROPERTY FRONTAGE A DISTANCE OF 330 FEET. LEFT TURN
LANE CHANNELIZATION WILL BE EXTENDED TO SERVE THE PROPOSED EAST DRIVEWAY.
NEW IMPERVIOUS PAVEMENT AND SIDEWALK AREAS HAVE BEEN ADDED TO THE
DEVELOPED CONDITION FOR CALCULATING STORM WATER DETENTION TANK VOLUME.
OFF-SITE PRE-DEVELOPED SUB-BASIN CALCULATIONS ARE SHOWN ON THE FOLLOWING
SHEETS, AND FIGURE 6. FIGURE 6 SHOWS THE BREAKDOWN OF THE TOTAL OFF-SITE
AREA INTO CATCHMENTS FOR. INTAKE STRUCTURES 1,2,AND3.
OF'FSITE BASIN CALCULATIONS:
KENNYOALe: TIR.ooc
, ' ..
PAI3£ 1 5 OF' 3 1
.~ ill
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-'~1If
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BASIN DESCRIPTION AND INVENTORY:
CONVERSION OF PERVIOUS FORESTED SITE TO LANDSCAPED AND IMPERVIOUS ROOF,
DRIVEWA YS, AND OUTDOOR PARKING:
. . -.' -: '"
TH~ FOLLOWING TABL~S REFL~CTTH~ MEASUREMENT OF SUB-BASIN AREAs AND RUNOFF
FACTORS. THIS OATA IS US~D IN TH~ RUNOFF TIME SERIES PROGRAM FOR CALCULATING FLOWS
AND DETENTION:
Development Sub-basin
Tributary On-On-Perv Imp Roof Perv Imp Combined Total site site Off-Off-to Perv Imp site site Imp Total Total Weighted Area
Structure Ac Ac Ac. Ac. Ac C=O.2S C=O.90 CFactor (acre)
CB1 0.000 0.096 0.096 0.000 0.192 0.900 0.192
CB2 0.000 0.043 0.000 0.043 0.900 0.043
CB3 0.059 0.161 0.059 0.161 0.724 0.220
CB4 0.057 0.045 0.057 0.045 0.535 0.101
IT3 0.572 0.017 0.911 0.225 1.483 0.242 0.341 1.725
CBS 0.005 0.178 0.155 0.005 .0.333 0.890 0.338
CBB 0.005 0.178 0.116 0.005 0.294 0:889 0.299
IT2 0.238 0.007 20.157 ·4.981 20.395 4.988 . 0~378 25.383
CB7 0.003 0.174 0.116 0.003 0.289 0.892 0.293
IT1 0.373 0.010 0.598 0.148 0.971 0.158 0.341 1.129
CBB 0.008 0.199 0.155 0.008 0.354 0.886 0.362
CB9 0.000 0.088 0.072 0.000 0.160 0.900 0.160
CB10 0.047 0.088 0.096 0.047 0.184 0.769 0.231
CB 11 0.079 0.019 0.079 0.019 0~377 0.098
CB12 0.041 0.090 0.072 0.041 0.162 0.768 0.203
Bypass 0.073 0.073 0.000 0.250 0.073
Roof 0.000 . 0.962 0.000 0.962 0.900 0.962
Subtotal 1.561 1.389 21.666 5.354 1.840 23.227 8.583 31.810
ROW 0.025 . '·0:202 0.227 Bypass
Total 1.561 1.389 21~691' ;" 5.556 1.840 23.227 8.583 ' . 32.037
Pre-Developed Basin
Perv Imp Combined Total (Ac)
C= (Ae) Weighted Area
0.25 C=0.9 . CFactor (acre)
On-
site 4.790 0.000 0.25 4.790
Off-
site 21.691 5.354 0.38 27.045
-' .
KENNYOALE TIR.ooc ''C' ., .'-• PAGE 1 6 OF" 3 1
t..
ROW 0.178 0.049 0.39 0.227
Total 26.659 5.403 32.063
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KENNYOAL.E T1R.occ PAGE 1 7 OF' 3 1
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Department of Development
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Geographic Information System
DISCLAIMER: The data avaUable
on this website is provided on an
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,formation System m=r~~=",",~-The data available
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POGGEMEYER DESIGN GROUP Made by c:=-s Date 4 ~ .. 3 ~D3 Job No ..
CONSUUlNG ENGINEERS Checked by Dare Sheet No.
512 Sixth Street South. Suite 202 • Kirkland. WA 98033
,
(425) 827-5995 • Fax 14251 828-4850 Description
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£'1-I:5T pc..e.v :2. 1. '2. Arc.. -8.Q g -A-c:. = 18. -Z 2...Ac:... ( .. I2A-SS)
F/2..D~\,. TA-B<-£ 3. Z. 2. E.
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N ~ ~ E... , Po. ;::. B . 9 8 -5, 3Cf -~ I 5 q At::.
POGGEMEYER DESIGN GROUP Made by Date . Job No.
~ 4 -4-5-03
CONSUlnNG ENGINEERS Checked by Date Sheet No.
512 Sixth Street South. Suite 202 • KirKland. WA 98033 2.
Job Name
(4251 827-5995 • Fax (4251 828-4850 Description
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POGGEMEYERDESIGN GROUP Made by qate ~Ob No. -J
CONSUlJlNG ENGINEERS Checked by Date Sheet No.
·1 512 Sixth SrreetSouth.Suite202 • Kirkland. WA 98033
(425) 827-5995 • Fax (425) 828-4850 DesCription
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Perv I. I
(A c) Imp I C0'}1b,med ! rotal
C == (A c) ,WelghtedC! Area
0.25 C = 0.9 I Factor I (acre) ,
---'ori:'slt;"--4.730 0.000 .L_-.9.2~, __ , __ 4.Z~~_\
Off-site _ 21.810 _5.3~~J_, _____ 9...:.~~._, ___ ,,_ ~I:'?'Q~L
ROW 0.148 I 0.067 i 0.45 0.215
'.----... -26.688! 5.457 i 1.082 32.145 Total
FIGURE 5
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• P{e.Oevel0,!l.:d _________
208,360 Sf'" ' --4.)83 Ac ______
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Development Sub-basin
Tributary On-site On-site ·Perv Off-Imp Off-Roof Perv Imp Combined Total
to PervAc Imp Ac siteAc. site ImpAc Total Total WeightedC Area
Structure Ac. C=O.2S C=O.90 Factor (acre)
CB 1 0.000 0.096 0.096 0.000 0.192 0.900 0.192 ... -, .. .. ... r .~
I 'f
CB2 0.000 0.043 0.000 0.043 0.900 0.043
CB3
... .. .. _ ...
0.059 0.161 0.059 0.161 0.724 0.220 . . .
l ~
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CB4 0.057 0.045 0.057 0.045 0.535 0.101 ..
IT3 0.572 0.017 0.911 0.225 1.483 . 0.242 ,0.341 1.725 .. . ... -'
CBS 0.005 0.178 0.155 0.005 0.333 0.890 0.338 ...
CB6 0.005 0.178 0.116 0.005 0.294 0.889 0.299 .. .. .. ..
IT2 0.238 0.007 20.157 4.981 20.395 4.988 0.378 25.383 -. ... .... . " . -.. -, ..
CB7 0.003 0.174 0.116 0.003 0.289 0.892 0.293 ...
IT1 0.373 0.010 0.598 0.148 0.971 0.158 0.341 1.129
CBB 0.008 0.199 . 0:'155 0.008 0.354 0.886 0.362
CB9 0.000 0.088 0.072 0.000 0.160 0.900 0.160
CB 10 0.047 0.088 0.096 0.047 0.184 0.769 0.231
CB 11 0.079 0.019 0.079 0.019 0.3n 0.098 -11 CB 12 0.041 0.090 0.072 0.041 0.162 0.768 0.203
-Bypass 0.073 0.073 0.000 0.250 0.073. •• Roof . 0.000 0.962 0.000 . 0.962 0.900 0.962
.-Subtotal 1.561 1.389 21.666 5.354 1.840 23.227 8.583 31.810 .... ..... _._-'" .. .. -._--. -. --'.-. ..... -. .. __ .----. -.~ ... --... . .. --.--. . . --. .. --.... _-----.
.. .. . -_ .... _-... . .... -.. .. -"' ... -. " "
. ROW 0.025 0.202 0.227 . .JD Total 1.561 1.389 21.691' 5.556 1.840 23.227 8.583 32.037
'111 ... -.---.. -.---------.---~.,---.. -...... _-.~-.. . - -.-.--_._.----. .
Pre-Developed Basin
-... -~-.... ,'-' .. _-_ ....... , -........ -... __ ...... -... " ..... - -.-
-'11
-
Perv Imp (Ae) Combined Total
(Ac) WeightedC Area
C= 0.25 C=0.9 Factor' (acre)
:Q ......... -. " .. -.. . . . . --
On-site 4.790 0.000 0.25 4.790 --_ .. -.. _ .. . . ---. .. .. _--. '. d' ._ •• __ ._. . . ..-. .. . . -.;8 Off-site 21.691 5.354 0.38 27.045 .. --... .. -.. " .-...
ROW 0.178 0.049 0.39 0.227 ...
Total 26.659 5.403 32.063
-..
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Total1A19
SSDf i C; combined=0.J7B j \ 5lI&I C combined=O 27 6:~ 1--'.' -'--1 r-~~ : ~: i~;; I ~;; I ===:lli!l
I ... _ ................... t "'!-t~ -
Total
C combined=0.334
.~~~~~:=~~_~=_~-:_~==~_-::==~~~:====~~~=:~~~~::~ __________ ------------------------------------r-----------------_______________________________________________ ---~J--_~L ~n?n? I ~
On-site : On-site !
I -.1
· . h • • • • • • •
16242 Perv : 10375 Perv 15' lANDSCAPE SElB'ACK · , 426 Imp : 290 Imp : · ,
Roof 41229 Imp
· ' · ' , . • • , , , I , , , , , , , • •
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24931 Perv
727 Imp
Roof 35n1 Imp
r ~ g
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II II ~ 1.1_ o.r--1 -~ 2050 Perv I ----;---.-.
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KING COUNTY RUNOFF TIME SERIES (KeRTS)
Hydrologic Simulation Model for
Implementing the Runoff-Files Methodology
Version 4A -January, 1999
--
Computer Software Reference Manual
KING COUNTY DEPARTMENT OF NATURAL RESOURCES
Water and Land Resource Division
700 Fifth Avenue, Suite 2200
Seattle,WA 98104
Tel: (206)-296-6519
. Fax: (206)-296-0192
As of September, 1999 the mailing address will be:
Curt Crawford
K.elly Whiting .
Linda Holden
Rhett Jackson
Malcolm Leythan
Evan Twombly
Hal Mullis
King Street Center
.201 South Jackson Street
Seattle, WA 98104
Acknowledgements:
Water and Land Resource Division
Water. and Land Resource Division'
Water and Land Resource Division (formerly)'
Water and Land Resource Division(formerly)
Northwest Hydraulic Consultants
Northwest Hydraulic Consultants
RW Beck and Associates
KCSWDW RUNOFF TIME SERIES CALCULATION ANO
RESULTS:
BUILDING, DRIVEWAY, AND PARKING IMPROVEMENTS ON SEELIG FAMILY
PROPERTIES SITE
PROCEDURE: LEVEL 1 (OONVEYANCE PROTECTION FACILITY)
LOCATION: CITY OF RENTON
.RAINFALL REGION: SEA-TAC
LOCATION SCALE FACTOR: 1.0
(SEE FIGURE 5 FOR PREDEV IMPERVIOUS AREAS ON-SITE)
PREDEV.TSF: 4.79 ACRES TILL FOREST (EXISTING SITE), 21.87
ACRES TILL GRASS, 5.40 ACRES IMPERVIOUS
(SEE FIGURE 6 FDR DEVELOPED PERVIOUS AND IMPERVIOUS AREAS)
,DEVELOPED.TSF': 23.227 ACRES GRASS; 8.583 ACRES IMPERVIOUS
DEVELOPED SITE ADDITION, DRAINING TO DETENTION FACILITY.
'. PROGRAM RESULTS:
USING LEVEL 1 ANALYSIS F'OR DOWNSTREAM POINT OF COMPLIANCE
WITH ON-SITE BYPASS AREA. RETENTION DETENTION 'FACILITY IS
VAULT. TARGET RELEASE RATES ARE THE 2-YEAR AND 10-YEAR
PREDEVELOPED CONDITIONS.
Copy of Record .exc
KCRTS Program ... File Directory:
c: \Ke_SWDM\Ke_DATA\.
[el CREATE a new Time Series
ST
4.79, 0.00
0.00 0.00
21.87 0.00
0.00 0.00
0.'00 0.00
0.00 0.00
0.00 0.00
5.40 0.00
Predev.tsf
T
1.00000
T
[el CREATE a new Time Series
ST
0.00
0.00
23.23
0.00
KENNYDAI.E TIR.DCC:
0.00
0.00
0.00
0.00
0.000000
O.OOOOpO
0.000000
0.000000
0.000000
0.000000
0.000000
0.000000
o.ooooop
0.000000
0.000000
0.000000
Till Forest
Till Pasture
Till Grass
Outwash Forest
Outwash Pasture
Outwash Grass
Wetland
Imp~rvious
Till Forest
Till Pasture
Till Grass
Outwash Forest
PAGE 1 B OF' 3,1
0.00
0.00
0.00
8.58
Developed.tsf
T
1.00000
T
0.00
0.00
'0.00
0.00
0.000000
0.000000
0.000000
0.000000
[T] Enter the Analysis TOOLS Module
[P] compute PEAKS and Flow Frequencies
developed.tst
Developed.pks
[p] Compute PEAKS and Flow Frequencies
Predev.tsf
Predeveloped.pks
[R] RETURN to Previous Menu
[F] Size a Retention/Detention FACILITY
Manual Design
Vault.rdt
5 Route Time Series
o Return to Main Menu
[X] eXit KCRTS Program
KENNYOAI.E TIR.oOC
Outwash Pasture
Outwash Grass
Wetland
Impervious
PAGE 1 9 OF' 3 1
. :.f
J
-'r
Time Series File:developed.tsf
Project Location:Sea~Tac
-Annual Peak Flow Rates---'-' -Flow Frequency Analysis
Flow Rate Rank Time of Peak - -Peaks --Rank Return Prob
(CFS) (CFS) Period
4.16 4 2/09/01 2:00 8.97 1 100.00 0.990
2.90 7 1/05/02 16:00 5.10 2 25.00 0.960
5.10 2 2/27/03 7:00 4.36 3 10.00 0.900
2.57 8 8/26/04 2:00 4.16 4 5.00 0.800
3.23 6 10/28/04 16:00 4.04 5 3.00 0.667
4.36 3 1/18/06 16:00 3.23. 6 2:00 0.500
4.04 5 11/24/06 3:00 2.90 7 1.30 0.231
8.97 1 1/09/08 6:00 2.57 8 1.10 0.091
Computed Peaks 7.68 50.00 0.980
Flow Frequency Analysis
Time Series. File:Predev.tsf
Project I.ocation:Sea-Tac
-Annual Peak Flow Rates---Flow Frequency Analysls---
Flow Rate Rank Time of Peak --Peaks --Rank Return Frob
(CFS)
3.45 4
2.23 7
4.23 2
1.76 8
2.25 6
3.62 3
3.32 5
7.52 1
Compu ted Peaks
2/09/01 2:00
1/05/02 16:00
2/27/03 7:00
8/26/04 2:00
10/28/04 16:00
1/18/06 16:00
11/24/06 3: 00
1/09/08 6:00
(CFS) Period
7.52 1 100.00
4.23 2. 25.00
3.62 3 10.00
3.45 4 5.0~
3.32 5 3;00
2.25 6.2.00
2.23 7 1.30
1.76 8 1.10
6.42 50.00
0.990
0.960
0.900
0.800
0.667
0.500·
0.231
0.091
0.980
tep: 2a Select dates for Iteration Hydrograph [ 1 month window]
Initializing ranked peaks.
tep:2b Route to POe; Iterate in Eventllindow
Step:2c Route All Hydrographs
Step: 3 Route Timeseries to Point of Compliance
oute Time Series Facility Length=67.889
tep: 4a (1 of 7) Select dates for Iteration Hydrograph
anked peaks that have changed:
eak Year 1 changed from rank 4 to 5
eak Year 3 changed from rank 2 to 3
eak Year 6 changed from rank 3 to 2
eak Year 7 changed from rank 5 to 4
Step:4b (1 of 7) Route to POe; Iterate in Event Ilindow
Step:4c (1 of 7) Route All Hydrographs
tep:4d (1 of 7) Route Timeseries to Point of Compliance
Route Time Series Facility Length=64.347
. Step: 4a (2 of 7) SeleCt dates for Iteration Hydrograph
Ranked peaks that have changed:' .'
SCREEN PRINT OF' ITERATION CONVERGED:
KENNYDALE TIR.DOC
. [ 1 month window]
[ 1 month. window]
PAGE' 2 0 OF 3 1
t~ ~.
KCRTS Command
Size a Retention/Detention FACILITY
Edit Facility
loading Tillie Series File: developed. tsf 8
Tillie Series·Found in Hemory:developed.tsf
Outflow Peak Storage
Hyd Year Inflow Target Calc Stage Elev (Cu-Ft) (Ac-Ft)
1 8 8.97 ••••••• 8.47 6.25 64.25 25897. 0.595
2 6 4.36 ••••••• 3.76 5.04 63.04 20859. 0.479
~~~1iW.&t5:~fO$~~Rz~~JfIJ~m~]]i;~~o~;s.
4 7 4.04·******* 3.58 4.94 62.94 20439. 0.469
5 1 4.16 .... ~ 3.36 4.55 62.55 18849. 0.433
6 5 3.23 2.25 2.28 2.90 60.90 12016. 0.276
7 2 2.90 ••••••• 1.91 2.03 60.03 8398. 0.193
B 4 2.57 ••••••• 1.66 1.54 59.54 636d. 0.146
Saving Retention/Detention Facility File: Vaul t. rdf
Starting Docwnentation File:C:'l<C_SlIDM'QUTP1JT'.Kennydale'Vault . doc
Tillle'Series Found in Hemory: developed. tsf
Edi t Complete
COpy VAULT. DOC
Retention/Detention Facility
Type of Facility: Detention Vault
Facility Length: 64.35 ft
Facility Width: 64.35 ft
Facility Area: 4141-sq. ft
Effective Storage Depth: 5.00 ·ft
Stage .0 Elevation: 58.00 ft
Storage Volume: 20703. cu. ft
Riser Head: 5.00 ft
Riser Diameter: 12.00 inches
Number of orifices: 2
Orifice # Height
(ft)
0;00
3.75
Full Head
Diameter Discharge
(in) (CFS)
Pipe
Diameter
(in)
1
.2
Top Notch Weir: None
Outflow Rating CUrve: None
7.03 3.000
4.52 0.620 8.0
Stage Elevation Storage Discharge
(ft) (ft) (cu. ft) (ac-ft) (cfs)
0.00 58.00 O. 0.000 0.000
0.07 58.07 290. 0.007 0.363
0.15 58.15 621-0.014 0.514
0.22 58.22 911. 0.021· 0.629
KENNYOA'-E TIR.oOC
Percolation
(ciS)
0.00
0.00
0.00'
0.00
PAGE 21 OF 31
-, .0
.D
-. .,
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-. .9
-:D.
-......
'~.
-:Im
-':rill
~
.~
~
~
0.29
0.37
0.44
0.51
0.59
0.69
0.79
0.89
0.99
1.09
1.19
1.29
1.39
1.49
1.59
1. 69
1. 79
1. 89
1.99
2.09
2.,19
2.29
2.39
2.49
2.59
2.69
2.79
2.89
2.99
3.09
3.19
3.29
3.39
3.49
3.59
3.69
3.75
3.80
3.84
3.89
3.94
3.99
4.03
4.08
4.13
4.23
4.33
4.43
4.53
4.63
4.73
4.83
4.93
5.00
5.10
5.20
5.30
5.40
5.50
5.60
5.70
KENNYOALE TIR.oCC
58.29
58.37
58.44
58.51
58.59
58.69
58.79
58.89
58.99
59.09
59~19
59.29
'59.39
59.49
59.59
59.69
59.79
59.89
59.99
60.09
60.19
,60.29
60.39
60.49
60.59
60.69
60.79
60.89
60.99
61.09
61.19
61.29
'61.39
61.49
61.59
61.69
61. 75
61.80
61.84
61.89
61.94
61.99
62.03
62.08
62.13'
:62.23,
62.33
'62 .. 43 .
. 62.53
62.63
62.73
62.83
62.93
63.00
63.10
63.20
63.30
63.40
63.50
63.6.0
63.70
1201.
1532.
1822.
2112.
2443.
2857.
3271.
3685.
4099.
4513.
4927.
5341.
5755.
6170.
6584.
6998.
7412.
7826.
8240.
8654.
9068.
9482.
9896.
10310.
10724.
11138.
11552.
11966.
12380.
12794.
13208.
13622.
14037.
14451.
14865.
15279.
15527.
15734.
15900.
16107.
16314.
16521.
16687.
16894.
17101.
17515.
17929.
18343.
18757.
19171.
19585.
19999.
20413.
20703.
21117.
21531.
21945.
22359.
22773.
23187.
23601.
0.028 40.726
0.035
0.042
0.048
0.056
0.066
0.075
0.085
0.094
0.104
0.113
0.123
0.132
0.142
0.151
0.812
0.889
0.961
1.030
1.110
1.190
1.260
1.330
1.400
1.460
1.529
1.580
1.640
1.690
0.161 1. 740
0.170 1.790
0.180 1.840
0.189 1.890
0.199 1.940
0.208 1.980
0.218 2:030
0.227 2.070
0.237 2.120
0.246 2.160
0.256 2.200
0.265 2.240
0.275 2.280
13.284 2.320
0.294 2.360
0.303 2.390
0.313 2.430
0.322 2.470
0.332 2.500
0.341 2.540
0.351 2.580
0.356 2.600
0.361 2.620
0.365 2.650
0.370 2.700
0.375 2.760
0.379 2.820
0.383 2.900
0.388 2.980
0.393 3.070
0.402 3.140,
0.412 3.210
0.421 3.280
0.431 3.340
0.440 3.410
0.450 3.470
0.459 3.520
0.469 3.580
0.475 3.620
o . 485 3 . 980.
0.494 4.600
0.504 5.380
0.513 6.220
0.523 6.550'
0.532 6:860
0.542 7.140
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
, 0.00
0.00
0.00
0.00,
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
.,0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00,
0.00
0.00
0.00
0.00
PAG~ 2 2 OF" 3 1
~J
5.80 63.80 24015. 0.551 1.410 0.000
5.90 63.90 24429. 0.561 7.660 0.00
6.00 64.00 24843. 0.570 7.900 0.00
·6.10 64.10 25257. 0.580 8.130 0.00
6.20 64.20 25672 . 0.589 8.350 0.00
6.30 64.30 26086. 0.599 8.570 0.00
6.40 64.40 26500. 0.608 8.770 0.00
6.50 64.50 26914. 0.618 8.970 0.00
6.60 64.60 27328. 0.627 9.170 0.00
6.70 64.70 27742. 0.637 9.360 0.00
6.80 64.80 28156. 0.646 9.540 0.00
6.90 64.90 28570. 0.656 9.720 0.00
7.00 65.00 28984. 0.665 9.900 0.00
Hyd Inflow Outflow Peak Storage
Target Calc Stage Elev (CU-Ft) (Ac-Ft)
1 ·8.97 ******* 8.47, 6.25 64.25 25896. 0.594
2 4.36 ******* 3.76 . 5.04 63.04 20859. 0.479
3 5.10 3.62 3.62 5.00 63.00 20698. 0.475
4 4.04 ******* 3.58 4.94 62.94 20438. 0.469
5 4.16 ******* 3.36 4.55 62.55 18849. 0.433
6 3.23 2.25 2.28 2.90 60.90 12016. 0.276
7 .2.90 ******* 1.91 . 2.03 60.03 8398 . 0.193
8 2.57 ******* 1.66 1.54 59.54 6360. 0.146
KENNYOAL.E TIR.ooC PAGE 23 OF" 31
E;!oI
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.,'
WATER ~UALITY:
ANALYSIS METHODOLOGY
PRDPDSEDWATER QUALITY {WQJ TREATMENT FACILITY:
THE DETENTION VAULT WILL coNTAIN LIVE STORAGE FOR STORMWATER
ATTENUATION BETWEEN ELEVATION 58.00 AND 63.00. THIS LIVE
STORAGE WILL RESIDE OVER A 2-CELL WETVAULT FO~ WATER QUALITY
TREATMENT; NEW ROOFING MATERIAL IS PROPOSED TO BE NON
POLLUTION GENERATING IMPERVIOUS SURFACE BUILT UP ROOF.
WE:TPDND SIZING CALCULATIDNS AND DETAILS:
THESE CELLS WILL STORE 3 TIMES THE RUNOFF FROM THE MEAN
ANNUAL STORM. THE MEAN ANNUAL RAINFALL IS 0.039 FEET, OR
0.47 INCHES.
To OBTAIN RUNOFF VOLUME FROM THE NEW FACILITIES THE RAINFALL
DEPTH IS MULTIPLIED BY THE SURFACE AREA FOR NEW IMPERVIOUS
TIMES A FACTOR OF 0.9, THIS EQUALS 0.039 X 3.229 Ac. X 43560
SF/Ac. X 0.9 = 4,937 CF, PLUS RUNOFF FROM GRASS TIMES A
FACTOR OF 0.25, THIS EQUALS 0.039 X 1.389 Ac. X 43560 SF/Ac.
X 0.25 = 590 CF, FOR A TOTAL OF 5,527 CF. A VOL~ME FACTOR OF
3 IS USED FOR BASIC WQ TREATMENT. THE WETPOOL REQUIRED
VOLUME IS THEN 5,526 CF X 3 = 1-6,980 CF. THE WETPOOL DEPTH
WOULD BE WQ VOLUME DIVIDED DETENTION VAULT AREA, OR 16,580
CF /4141 SF' = 4.00 FEET.
CELL # 1 WILL CONTAIN 33% OF THE TOTAL VOLUME, AND CELL #2
WILL CONTAIN 66% OF THE TOTAL VOLUME.
THE WETVAULT WILL BE CONSTRUCTED WITH A CONCRETE BAFFLE IN
ACCORDANCE WITH KCSWD MANUAL CRITERIA TO CREATE 2 CELLS.
KENNYOALE TIR.ooC PAGE 24 OF' 31
--
---IIIIlI
-
IIIIlI
-.,
-.,
-...
---
-IIIIiI
-IIIIlI
-II1II
------DII
C1
SECTION 5
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
OVERVIEW:
DESIGN STORM
COMPUTE OUTFALL CONVEYANCE 25 YEAR AND 100 YEAR EVENTS:
ANALYSIS METHODOLOGY
HYDRAFLDW STORM SEWERS 2000 CALCULATIONS WERE PERFORMED
TO MODEL THE 2, 25, AND 1 DO-YEAR RUNOFF EVENTS.
SCREEN PRINT OF OPENING INFORMATION FOR SOFTWARE USEO IN THIS PROJECT
ANALYSIS:
d II
~ It' I .. k .. ... .
f ~ ~. .;: ' .
. J : .. • r"'~ ~. . . f ~ , : : : i' -.. . III _.m -by--1, ___ _
"--"hWOSOLVE I
Storm Sewers 2000
Copyright (e) 2000 lnteflSOlve. AD rights reserved.
KENNY DALE TIR.DCC PAGE 25 OF" 3 1
SCREEN PRINT OF SOFTWARE USER INTERFACE HYDRA FLOW STORM SEWERS :aGGG:
--------.. ..
.. ..
..
..
l1li
III
KENNYOAL.E TIR.OOC PAGE: 26 OF" 31
L
SCREEN PRINT HYDRAFI.DW STORM SEWERS ZDDD DATA MANIPULATION SCREEN:
r
•
•
II
-•
-II.
a
a
KENNYOALE TIR.OOC PAGE 29 OF 3 1
:fj
-. -."111
-':til
-. !.II
llIl
-'I'll
-!.IJ
-lJI
-nl
-"'
1Il
11
.II
JI
II
CONVEYANCE PRESENTATION FORMAT:
THE CONVEYANCE cALCULATIONS ARE PRESENTED IN THE FOLLOWING ORDER:
8 SPREADSHEET BASIN AREA SUMMARY SHOWING:
o DESCRIPTION OF SUB.JECT ANALYSIS.
o BASIN AREAS AND ACREAGE (IMPERVIOUS, PERVIOUS, RUNOFF
COEFFICIENT, COMBINED WEIGHTED RUNOFF FACTOR AND TOTAL
ACREAGE) FOR EACH INFLOW STRUCTURE (CATCH BASIN, CLEANoUT
FROM ROOF LEADER, OR MANHOLE IF USED IN DESIGN).
o TOTAL TRIBUTARY AREA IN ACRES, AND COMPOSITE RUNOFF
FACTOR USED IN RATIONAL FORMULA.
o TOTALS FOR BASIN ACREAGE.
• RUNOFF TIME SERIES CALCULATIONS FOR FLOW RATE CONVEYANCE FROM
DETENTION STRUCTURE (RELEASE RATE FOR DESIGN YEAR) TO
DOWNSTREAM FACILITY (REPLACES RATIONAL FORMULA USED UPSTREAM
OF DETENTION).
• STORM SEWERS 2000 CALCULATIONS FOR HYDRAULIC GRADE LINE. . .
FOR 100, YEAR AND 25 YEAR HYDRAULIC .GRADELINES. THE
FOLLOWING ELEMENTS ARE SUPPLIES FOR EACH CONDITION:
o . PLAN SCHEMATIC VIEW ALLOWS FOR PICTORIAL VIEW OF
RELATIONSHIP OF STRUCTURES AND ANGULAR FLOW DIRECTION
CHANGE WITHIN STRUCTURE (HEAD LOSS).
o PROFILE OF HYDRAULIC GRADE LI~E SUPERIMPOSED ON STORM
DRAIN PROFILE SHOWING FINISHED SURFACE GRADE AND PIPES
AND STRUCTURE.
o . INVENTORY REPORT SHOWING USER SUPPLIED INPUT DATA (SIZE
TYPE LOCATION BASIN AREA, ELEVATIONS SLOPES, UN" AND
.JUNCTION LOSS VALUES ~
o STORM SEWER TABULATION SHOWING RATIONAL FORMULA'
CALCULATIONS AND PIPE LINE CONVEYANCE AND FLOWING FULL
CAPACITY AND VELOCITY.
o HYDRAULIC GRADE LINE CALCULATIONS BASED ON STORM
fREQUENCY AND SHOWING HGL ELEVATION, DE~TH OF FLOW,
VELOCITY, VE~OCITY HEAD, ENERGY LOSSES FOR EACH PIPE LINE
AT DOWNSTREAM AND UPSTREAM ENDS, AND .JUNCTION LOSSES.
RATIONAL FORMULA CONVEYANCE RUNOFF AREAS AND FACTORS USED IN
CONVEYANCE / BACKWATER CALCULATIONS:
KENNYOALE TIR.ooc PAGe: 30 OF" 31
'" . ." . '" ... .. "" 'e' 'aI' .... .... 'L' '&' 'D' 'I!I' 'Ill' 'IIJ' 'II' 'B' '.' 'I' '.' 'I' 'I' 'II' '.1
KEmnydale Business Park
Development SUb-basin
Tributary 0 it 0 't P . Off. ,Imp Off-R f Perv Imp Combined Total nos e n-sl e erv -00 Total Total Weighted C Area to " site St t Perv Ac Imp Ac site Ac. A Imp Ac C=0.25 C=0.90 . Factor (acre) , ruc ure ' " c. ,,' . '
CB 1 0.000 0.096 0.096 0.000 0.192 0.900 0.192
CB2 0.000 0.043 0.000 0.043 0.900 0.043
CB3 0.059 0.161 0.059 0.161 0.724 0.220
CB4 0.057 0.045 0.057 0.045 0.535 0.101
IT3 0.572 0.017 0.911. 0.225 1.483 0.242 0.341 1.725
CB5 0.005 ' 0.178 0.155 " 0.005 0.333 0.890 ' " " 0:338
CBB 0.005 ,0.178 0.116 0.005 0.294 0.889 0.299
IT 2 0.238 0.007 20.157 . 4.981 20.395 4.988 0.378 25.383
CB 7 0.003 0.174 0.116 0.003 0.289 0.892 0.293
IT1 0.373 0.010 0.598 0.148 0.971 0.158 0.341 1.129
CBB 0.008 0.199 0.155 , 0.008 0.354 0.886 0.362
CB9 0.000 . 0.088 ,0.072 0,000 . 0.160 0,900 0.160
CB,,10 0.041' 0.088 : 0.096 0;047 0.184 0.769 0.231
, CB 11 0.079 0.019 , 0.079 0.019 0.377 0.098 I
CB12 0.041 0.090 0.072 0.041 0.162 0.768 0.203
Bypass 0.073 0.073 0.000 0.250 0.073
Roof 0.000 i 0.962 0.000 0.962 ; 0.900 0.962
Subtotal 1.561 1.389 21.6f;i6 5.354 1.840 23.227 8.593 ' .. 31.810
:..
ROW 0.025, , 0.202 0.227
Total 1.561 1,389 21.691 5.556 1.840 ' 23.227 : 8,583 : 32.037
;
Pre-Developed Basin
Perv Imp Combined Total
: (Ac) (A c) : Weighted C Area
C = 0.25 C = 0.9 Factor (acre)
On-site' 4.790 0.000 0.25 4.790
Off-site 21.691 5.354 0,38 27.045
ROW 0.178 , 0.049 0.39 0.227
" Total 26,659 5.403 32.063 --~-----
P:\Kennydale ... \Basin Areas
", ,'i' 'I' 'e' IS' 'a l "hl 9:02 AM 7 --1/2004
Kennydale Business Park
I ms sneet calcUlates Unit peaK rainfall Intensl les tor Inpu to HyaraTlow IUt-taDle Ir
Rainfall Intensity for Design Storm Return Frequency and Time of Concentration
Frequency T c (min) Coefficients from SWDM
Years 5 15 30 -60 aR . bR
2 0.621 -0.328 0.220 0.147 1.58 0.58
5 0.845 0.423 0.273 0.177 2.33 0.63
10 0.871 0.431 0.277 0.178 2.44 0.64
25 0.934 0.458 0.292 0.186 2.66 0.65
50 0.966 0.473 0.301 0.192 2.75 0.65
100 0.947 0.474 0.306 0.198 2.61 0.63
This sheet multiplies unit peak rainfall by 24 hour percipitation PR to get IR
Frequency Tc (min)
Years PRinches 5 15 30 60
.2 1.97 -1.224 0.402 0.088 0.013 :
5
10 2.92 2.544 1.097 0.303 0.054
25 3.44 3.214 1.471 0.429 0;080
50
100 3.95 3.740 1.773 _ 0.543 0.t07
Kennydale Rational Rainfallintensity.xls 2:11 PM417103
InIhr 3
2
1
0
,0' "
.... -.s' .... '..1' •. ..1 .. ~. 'I,;' '.' ':.I' 'J' I;;,). to '~, 'l.7.'
I-D-F Curve -Kennydale.IDF
/ l-Yr
/2-Yr
/-3-Yr
. / 5-Yr
/ 10-Yr
2S-Yr
/' 50-Yr
o . 5 10 15 20 25 30 35 40 45 50 55 60 . / 100-Yr
Tc (Min)
J
1
In/hr
o. 1
0.0 1
I-D-F Curve -Kennydale.,IDF· .
~ ~
~~ ......
" ~ ""~~ .-"""'I!IIo
b.. ~ r-......,
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:::"""I ......,
~
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/l-Yr
. /2-Yr
".-;. 3-Yr
/5-Yr
/ 10-Yr
25-Yr
/50-Yr
o 5 10 15 20 25 30 35 40 45 50 55 60 / 100-Yr
·Tc (Min) I
~--~--------~
.=
Hydraf~ow ~DF Report Page 1 of1
-IS
Return Equation Coefficients (FHA)
Period
(Yrs) B 0 E (N/A)
1 0.0000 0.0000 0.0000 --
2 5850089.0000 26:2001 4.4708
-3 0.0000 0.0000 0.0000 ----5 0.0000 0.0000 0.0000 -'-'. 10 316050700.0000 40,7000 4.8763 --I
.iII/ 25 1337855000.0000 45.9999 5.0478 --
50 0.0000 I 0.0000 0.0000 -,-
100 1464459000.0000 47.8998 4.9858 --I , :\Program FBesIHydraflowlStonn Sewel$ 2000lKennydBle.lOF -!'Ill
-.. IntenSity :: B I (Tc + O)AE
Return Intensity Values (inlhr)
Period -.. (Yrs) 5min 10 15 20 25 30 35 40 45 50 55 60
1 -0.00 0.00 0.00 0.00 0.00 0.00' 0.00 0.00 0.00 0.00 0.00 0.00 ..
2 1.22 0.63 0.35 0.21 0.13 0.09 0.06. 0.04 0.03 0.02 0.02 . 0.01 .. 3 0.00 0.00 0.00 0.00 0.00 0.00 0.00 . 0.00 0.00 0.00 0.00 0.00
5 0.00 0.00 0.00 0.00 0.00 0.00 0.00' ' 0.00 0.00 0.00 0.00 ' 0.00 ,., -..
-10 2.54 1.53 0.97 0.64 0.43 0.30 0.22 0.16 0.12 0.09 0.07 0.05 ..
25 3.21 2.00 1.30 0.87 0.60 0.43 0.31 0.23 0.17 0.13 0.10 ·0.08 -.. 50 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
II!) 100 3.74 2.38 1.58 1.08 0.76 0.54 0.40 0.30 . 0.23 0.17 0.14 0.11
c = time in minutes
III
Hyd'b ;flow HGL Computation Procedure
General Procedure: Hydraflow computes the HGL using the BemouUl energy equation. Manning's equation is used to determine energy losses due to pipe friction.
In a standard step, iterative procedure, t!ydraflowassumes upstream HGLs until the energy equation balances. If the energy equation
cannot balance, supercrltJcal flow exists and critJcal depth Is assumed at the upstream end ..
Col. 1 ThEi line number being computed. Calculations begin at LIne 1 and proceed upstream. " '. , '.' "
Col. 2. The line size. In the case of non-circular pipes, the line rise is printed above the span.
Col. 3 Total flow rate In the ilne.
Col. 4 The elevation of the downstream Invert.
Col. 5 Elevation of the hydraulic grade line at the downstream end. This Is computed as the upstream HGL + Minor loss of this line's downstream line.
Col. 6 The downstream depth of flow Inside the pipe (HGL -Invert elevation) but not greater than the line size.
Col. 7 Cross-sectJonal area of the flow at the downstream end.
Col. 8 The velocity of the flow at the downstream end, (Col. 3/ Col. 7).
Col. 9 Velocity head (VelOCity squared 12g).
Col. 10 The elevation of the energy grade line at the downstream end, HGL + Velocity head, (Col. 5 + Col. 9).
Col. 11 The friction slope at the downstream end (the S or Slope term In Manning's equatJon).
Col. 12 The line length.
Col. 13 The elevatJon of the upstream Invert.
Col. 14Elevalion of the. assumed hydraUlic grade line at the upstream end.
901.15 The upstream depth ·of flow Inside the pipe (HGL -Invert elevation) but not. greater than the line sl.ze ..
, . . , .
Col. 16 Cross-sectional area of the flow at the upstream end.
Col. 17 The velocity of the flow at the upstream end, (Col. 3 / Col. 16).
Col. 18 Velocity head (Velocity squared /2g).
Col. 19 The elevation of the energy grade line at the upstream end, HGL + Velocity head, (Col. 14 + Col. 18).
Col. 20 The friction slope at the upstream end (the S or Slope term In Manning's equation).
Col. 21 The average of the downstream and upstream friction slopes.
Col. 22 Energy loss. Average Sf/100 x LIne Length (Col. 21/100 x Col. 12). Equals (EGL upstream -EGL downstream) +/-tolerance.
Col. 23 The junction loss coefficient (K).
Col. 24 Minor ioss. Equals Col. 23 x Col. 18. This amount is added to the upstream HGL and used as the starting HGL for the next upstream IIne(s).
~ Full depth assumed .
•• Critical depth assumed.
Page 1
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StoL~ISewer Profile
, >Elev.(ft)'
, ,,144,.0
. '.,
,124.0
, 104'.0'
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44;0
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Re~ch(ft)
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Hyd\~ ... flow Storm Sewer Inventory Repo ...
Ill' 'S' 'CS ' lEI '8 'm' '13-'0 'd' 'd' . .,., '.Ib' .' 'la' IdS' '.... '.' ';I' 'J;' '&;' -ii' ' .. ' '.A' ..... ' '..;' -..,. ..'
Page 1
Line Alignment Flow Data Physical Data Line 10. No.
Dnstr Line Defl June Known Drng . Runoff Inlet Invert Line Invert Line Line N J-Ioss Inletl line length angle type Q area coeff time EIDn slope EIUp size type value coeff RimEl No. (ft) (deg) (cfs) (ac) (e) '(mln) (ft) ("10) (ft) (In) (n) (K) (tt)
. .
1 End 10~.0 ,19.0 Grate '0.00 0.04 0.90, . 6.0 58.00 3.24 61.34 15 Clr 0.010 0.70 65.09 CB 2 ..
2 1 68.0 -34.0 Grate 0.00 0.22 0.73 6.0 65,09 8.41 70.81 15 Clr 0.010 1.25 74;50 CB 3
3 2 131.0 -75.0 Grale 0.00 0.10 0.54 6.0 70.81 14.11 89.29 15 Clr 0.012 1.10 93.04 CB4
4 3 71.0 -43.0 Grate 0.00 0.34 0.89 6.0 89.29 12.55 98.20 15 Clr 0.012 1.10 101.95 CB 5
5 4 196.0 -47.0 Grate 0.00 0.30 0.89 6.0 98.20 2.21 102.53 15 Clr 0.012 0.50 107.50 CB6 . 6 5 96.0 0.0 . Grate 0.00 0.29 0.89 6,0 102.53 1.00 103.49 15 Clr 0.012 1.50 .107.50 CB 7 ..
'133.0 7 6 0.0 Grate' 9·00 0.36 0.89 6.0 103.74 0.60 104.54 12 Clr 0,012 1.10 107.50 CB8
8 7 57.0 37.0 Hdwl 0.00 1.13 0.34 15.0 104.87 1.93 105.97 8 Clr 0.012 1.00 117.50 Intake 1
9 6 34.0 96.0 Hdwl 0.00 25.39 0.38 32.0 104.79 1.00 105.13 12 Clr 0.012 1.00 117.50 Inlake 2
10 4 34.0 31.0 Hdwl 0.00 1.73 0.35 15.0 98.78 5.50 100.65 8 Clr 0.012 1.00 117.00 Intake 3
'.'
.
',' .
.'
.
Project File: South.stm IDF File: Kennydale.lDF Total number of lines: 10 Date: 07-21-2004
Hydr~dlow Storm Sewer Tabulation
Page' 1
Station Len OrngArea. Rnoff Area xC Tc Rain Total Cap Vel Pipe Invert Elev HGL Elev Grnd I Rlin Elev . Line 10 coeff (I) flow full .Llne To Incr Total Incr Total Inlet Syst Size Slope Up On Up On Up On Line
(ft) (ac) (ac) (C) (min) (min) (In/hr) (cfs) (cfs) (ft/s) (In) ("!o) (ft) (ft) (ft) (ft) (ft) (ft)
1 End 103,0 0.04 29.90 0.90 0.04 12.04 6.0 33.7 0.3 8.99 15.12 7.33 15 3.24 61.34 58.00 64.18 63.00 65.09 64.65 CB 2 2 1 68.0 0.22 29.86 0.73 0.16 12.00 6.0 33.6 0.3 8.89 24.35 7.38 15 8.41 70.81 65.09 71.96 66.34 74.50 65:09 CB 3 3 2 131.0 0.10 29.64 0.54 0.05 11.84 6.0 33.2 0.3 8.42 26.27 7.03 15 14.11 89.29 70.81 90.42 73.06 93.04 74.50 CB4
.4 .·3 71.0 0.34-29.54 0.89· 0.30 11.79 6.0 33.1 0.4 8.26 24.78 6.91 15 12.55 98.20 89.29 99.33 91.31 101.95 93.04 CB 5 5 4 196.0 0.30 27.47 0.89 0.27 10:88 6.0 32.5 0.4 6.59 10.40 5.74 15 2.21 102.53 98.20 103.56 100.19 107.50 101.95 CB 6 6 5 96.0 0.29 27.17 0.89 0.26 10.61. 6.0 32.1 OA-5.82 7.00 5.23 15 1.00 103.49 102.53 104.46 103.8S 107.S0 107.S0 CB 7 7 6 133.0 0.36 1.49 0.89 0.32 0.70 6.6 1S.7 1.2 1.43 2.99 1.93 12 0.60 104.54 103.74 10S.38 10S.22 107.50 107.50 CB 8 8 7 S7.0 1.13 1.13 0.34 0.38 0.38 15.0 1S.0 1.3 0.50 1.82 2.1S 8 1.93 105.97 104.87 106.30 10S.54 117.S0 107.50 .Intake 1 9 6 34.0 25.39 2S.39 0.38 9.65 9.65 32.0 32.0 0.4 3.63 3.86 4.73 12 1.00 . 105.13 104.79 106.04 10S.79 117.50 107.50 Intake 2 10 4 34.0 1.73 1.73 0.35 0.61 a.61 15.0 15.0 . 1.3 .0.79 3.07 2.84 8 5.50 100.65 98.78 101.07 100.19 117.00 101.95 Intake 3
.
.
.
ProJect F1Ia: South.stm IDF File:· Kennydale.IDF Total number of lines: 10 Run Date: 07-21-2004
NOTES: Intensity = 1337855000.00 I (Inlet time + 46.00) "5.05: Return period = 25 Yrs.: Initial tallwater elevation = 63.00 (ft) ; Total flows limited to Inlet captured flows.
Ie' IJB \I!!J t.' I.' 'il' IJi,I \AJ \,A' '~' .\..1) 1Jj.' ~, \.lJ ~J la' . \.I., 'lJ tj} ljJ ij.J IiI
Hydr\ ... dlow Hydraulic' Grade Line Comput ..... ..ions
ljl 'iJ ti, '.IJ ,1, Il' liJ., I,i; , . ,~ ,JY
Page 1
LIne Size Q Downstream Len . Upstream Check JL Minor
eoeff loss Invert HGL Depth Area Vel . Vel EGL Sf Invert HGL Depth Area Vel Vel EGL Sf Ave Enrgy elev elev head elev elev elev head elev Sf loss (In) (efs) (ft) (ft) (ft) (sqft) (ft/s) (ft) (ft) (%) (ft) (ft) (ft) (ft) (sqft) (ft/s) (ft) (ft) (%) (%) (ft) (K) (ft)
,
1 15 8.99 58.00 '63.00 1.25 1.23 7.33 0.84 63.84 . 1.148 103· 61.34 64.18 1.25 1.23 7.33 0.83 .' 65.02 1;148 1.148 1:182 0.70 0.58
2 15 8~89 65.09 66.34 1.25· 1.23 7.24 0.82 67.16 1.122 68.0 70.81 71.96 1.15·· 1.18 7.51 0.88 72.84 0.972 1.047 N/A 1.25 1.10
3 15 8.42 70.81 73.06 1.25 1.23 6.86 0.73 73.79 1.450 131 89.29 9Q.42 1.13*· 1.17 7.19 0.80 91.23 1.267 1.358 N/A 1.10 0.88
4 15 8.26 89.29 91.31 1.25 1.23 6.73 0.71 92.02 1.396 71.0 98.20 99.33 1.13** 1.17 7.08 0.78 100.11 1.224 1.310 N/A 1.10 '. 0.86
5 15 6.59 98.20. 100.19 1.25 1.23 5.37 0.45' 100.64 0.889 196 102.53 103.56 1.03·· 1.08 6.11 0.58 104.14 0.883 0.886 N/A 0.50 0.29
6 15 5.82 102.53 103.85 1.25 1.23 4.74 0.35 104.20 0.691 96.0 103.49 104.46 0.97·· 1.02 5.72 0.51 104.96 0.778 0.735 N/A 1.50 0.76
7 12 1.43 103.74 105.22 1.00 0.79 1.83 0.05 105.27 0.138 133 104.54 105.38 0.84 0.71 2.03 0.06 105.45 0.131 0.135 0.H9 1.10 0.07 . ," 8 8 0.50 104.87 105.54 0.67· 0.35 1.43 0.03 . 105.57 0.146 57~0 105.97 106.30 0.33*· 0.17 2.87 0.13 106.43 0.585 0.365 N/A 1.00 0.13
9 12 3.63 104.79 105.79 1.00· 0.79 4.62 0.33 106.12 0.886 34.0 105.13 106.04 0.91 0.75 4.84 0.36 106.40 0.773 0.829 0.282 1.00 0.36
10 8 0.79 98.78 100.19 0.67 0.35 2.26 0.08 100.27 0.363 34.0 100.65 101.07 0.42·· 0.23 3.42 0.18 101.25 0.702 0.533 NJA 1.00 0.18
.
.
....
Project File: South.stm IIOF File: Kennydale.IOF I Total number of ilnes: 10 I Run Date: 07-21-2004
NOTES: Initial tailwater elevation =63 (ft), .. Crown depth assumed., •• Critical depth assumed.
Hydraflow Plan View
.~ .. '7 ·r 6 • 5 11
4
~
3
~---2.
Project file: South.stm I IOF file: Kennydale.IOF J No. Lines: 10 , I 07-21-2004
J o~ '( ~ ~~c:. '50
'M' 'III' 'I!!' 'e' '.".' '.' '.1 1.1 'mil lal l '81, 'j'e' 'a' '_I '", 'al' 'ei' 'rli, 'Cill', 'e), 'QJ .Q" '11/:# QiII CIII oW I!J • II,' • III III
Sto~ ~I Sewer Profile, Proj, ,: South.stm
Elev. (ft)
144.0
,
124.0
104.0
84.0
Ln:5 Ln:6 Ln:7
Ln:4 15 (in 15 (in) 121 in) p<I"' II I _R.O
~-, -LJ. -Ln:3 .~ / . 15 (in) ,--~ , ,-
, Ln:2 ~~v '--f c::. C) 'Ie t-\tqL IJ~ Ln: 1
15 (In)
J---64,0
F--
44.0 o 50 100 150 200 250 300 450 ,'sao 350 400 550 600 650 700 750 800
Reach (tt)
---_.-., .. ---, ..• _,.
Sto~ _ 41 Sewer Profile Proj, J: South~stm
Elev. (ft)
129.0 .
'.
123.0
Ln:8
I 8 (in)
117.0 . V V '.
111.0 /
Ln:7 / v
12 (in)
..... M __ .. _ --.----cq" .• ---. -'-:'So:
'105.0 ..
It. 1::1 '( If" ~G.t L -J.
,"99.0 '
o 25 50 75 100 125 150 175 200
Reach (ft)
61!> .-.
(~I ,~, ~Q' 11\' 151 IBI lA' ~I \I' ~I Ii' IAI Ijl Ij) li, Ii' 'Ii, ,i; Ii; lit i1, '[.I;
Sto~ .. I Sewer Profile
it, Ii; 'ii Ii; :~ liJ oj) Ii; 'i.J -JiJ
Proj. .;: South.stm
,'. Elev. (ft)
128.0
122.0
Ln:9
12 (in)
116.0 /
110.0
V V .
V Ln:6 L ' 15(ln) /V
, -. -..... _---,
104.0 ----v' .'\ --.. --
-II'! --Icc, Iv ~C: L
98,0 o 10 20 30 40 50 ' 60 70 80 90 100 11'0 120 130
Reach (ft)
Sto~ .. 1 Sewer Profile
Elev. (ft)
136~0
125.0. -
. 114.0.·
103.0
92~0
81.0
o 10 20 30
Ln:4
15 (in)
40
'i=. I I:) -1'1 \r ~(S,\-
50 60 70 80
. Reach (tt)
Ln: 10
8 (in)
"--
90
Proj. ,: South.stm
%
100 110
till 1Jl' ,11' -,I.' \1' \IJ \.' \I) \.II \i.i .~ ~ \.iJ ltJ ljJ \j; ~ ~ I.iJ ~ ~ lj; ij; ~ ~ ~ ~
Hydh ...4flow Storm Sewer Inventory RepOh .. Ii; It· '-J I.£t' .t. JJ
Page'1
Line Alignment Flow Data Physical Data Line 10 No.
Dnstr Line . Defl Junc Known Drng Runoff Inlet Invert Line Invert Line .LIne N J-Io'ss InieU line length angle 'type Q area coeff . time EIDn slope EIUp size type value coeff RimEl No. (ft) (deg) (cfs) (ac) (e) (min) (ft) ('Vo) (ft) (In) (n) (K) (ft)
1 , End, 103.0' 1!}.0 .Grate 0.00 0.04 , 0.90 6.0 58.00 3.24 61.34 15 Clr 0.010 0.70 65.09 CB2
2 1 68.0 -34.0 Grate 0.00 0.22 0.73 6.0 65.09 8.41 70.81 15 Clr 0.010 1.25 74.50 CB 3
3 2 131.0 -75.0 Grate 0.00 0.10 0;54 6.0 70.81 14.11 89.29 15 Cir 0,012 1.10 93.04 . CB4
4 3 71.0 -43.0 Grate 0.00 0.34 0.89· . 6.0 89.29 12.55 98.20 15 Clr 0.012 1.10 101.95 CB 5
5 4 196.0 -47.0 Grate 0.00 0.30 0.89 6.0 98.20 2.21 102.53 15 Clr 0.012 0.50 107.50 CB 6
6 5, 96.0 0.0 Grate 0.00 0.29' 0.89 6.0 102.53 1.00 103.49 15 Cir 0.012 1~50 107.50 CB 7
7 6 133.0 0.0 Grate 0.00 0.36, 0.89 6.0 103.74 0.60 104.54 12 Clr 0.012 1.10 107.50 CB 8
8 7 57.0 37.0 Hdwl 0.00 1.13 0.34 15.0 104.87 1.93 105.97 8 Clr 0.012 1.00 117.50 Inlake .. 1
9 6 34.0 96.0 Hdwl 0.00 25.39 0.38 32.0 104.79 1.00 105.13 12 Clr 0.012 1.00 117.50 Intake 2 -10 4 34.0 31.0 Hdwl 0.00 1.73 0.35 15.0 98.78 5.50 100.65 8 Clr 0.012 1.00 117.00 Intake 3
".
. . .
,
..
:
Project File: South.stm IOF File: Kennydale.IDF Total number of lines: 10 Date: 07-21-2004
Hydr .... dlow Storm Sewer Tabulation' Page .1
Station Len OrngArea Rnoff Area xC Tc Rain Total Cap Vel Pipe Invert Elev HGLElev Grnd I Rim Elev Line 10 coeff (I) flow full, , Line To Incr Total Incr Total Inlet Syst Size Slope Up On Up On Up On Line
(ft) (ae) (ac) (C) (min) (min) (Inlhr) (cfs) (cfs) (ftls) (In) ('Vo) (ft) (ft) (ft) (ft) (ft) (ft)
,
1 End 103.0 0.04 29.90 0.90 0.04 12.04 6.0 33.4 0.4 10.94 15.12 8.92 15 3.24 61.34 58.00 64.75 63:00 65.09 64.65 CB2 2 1 68.0 0.22 29.86 0.73 0.16 12.00 6.0 33.3 0.4 1M2 24.35 8.87 15 8.41 70.81 65.09 72.01 66.34 74.50 65.09 CB3 3 2 131.0 0.10 29.64 0;54 0.05 ' 11.84 6.0 ' 33.0 0.4 10.27 26.27 8.44 15 14.11 89.29 70.81 90.48 73.56 93.04 74.50 CB4 . 4 3 71.0 0.34 29.54 0.89 0.30 11.79 6.0 32.9 0.5 10.09 24.78 8.30 15 12.55 98.20 89.29 99.39 91.72 101.95 93.04 CBS 5 4 196.0 0~30 27.47 0.89 0.27 10.88 6.0 32.4 0.5 8.10 10.40 6.79 15 ,2.21 102.53 98.20, 103.65 100.59 107.50 101.95 CB 6 6 5 96.0 0.29 ' 27.17 0.89 0.26 10.61-6.0 32.1 0.5 7.19 7.00 5.86 15 1.00 103.49 102.53 105.05 104.03 107.50 107.50 CB 7 . 7 6 133.0 0.36 1.49 0.89 0.32 0.70 6.0 15.4 1.5 1.70 2.99 2.16 12 0.60 104.54 103.74 106.10 105.85 107.50 107.50 CB8 8 7 57.0 1.13 1.13 0.34 ' 0.38 0.38 15.0 15.0 1.6 0.61 1.82 2.40 8 1.93 105.97 104.87 106.34 106.18 117.50 107.50 Intake 1 9 6 34.0 25.39 25.39 0.38 9.65 9.65 32.0 32.0 0.5 4.62 3.86 5.88 12 1.00 105.13 104.79 106.33 105.85 117.50 107.50 ' Intake 2 10 4 34.0 1.73 1.73 0.35 0.61 0.61 15.0 15.0 1.6 0.96 3.07 3.22 8 ,5.50 100.65 ' 98.78 101.11 100.59 117.00 101.95 Intake 3
.
,
Project File: South.stm 10F File: Kennydale.lOF Total number of lines: 10 Run Date: 07·21-2004
NOTES: ,Intensity = 1464459000.00 I (Inlet time -t: 47.90)" 4.99; Return period =:= 100 Yrs.; Initial tailwater elevation = 63.00 (ft) ; Total flows IImltedtoiniet captured flows.'
Ifl!' \.m l5 ;ll' 16' II.' ~I' \.I' ~. :.. 1.8' lIB' la' I.' I. I.' (. 1(;1 I', II, IJ' iJI f~. Ie, 1[; I', II, i1-ij. Il ,n· .Ill
Hydr-...,Iow Hydraulic Gr~de Line Comput,--Jons Page 1
~ . .
Line Size Q Downstream Len Upstream Check JL Minor
coeff loss Invert HGL Depth Area Vel Vel EGL Sf Invert HGL Depth Area Vel Vel EGL Sf Ave Enrgy elev elev head elev elev elev head elev Sf Joss . (In) (cfs) (ft) (ft) (ft) (sqft) (ftls) (ft) (ft) (%) (ft) (ft) (ft) (ft) (sqft) (ftls) . (ft) . (ft) (%) (%) (ft) (K) (ft)
1 15 10.94 58.00 63.00 1.25 1.23 8.92 1.24 64.24 1.700 103 61.34 64.75 1.25 1.23 8.92 1,24 65.99 1.699 1.699 1.750 0.70 0.87 2 15 10.82 65.09 66.34 1.25" 1.23 8.82 1.21 67.55 1.662 68.0 70.81 72.01 1.20'· 1.21 8.93 1.24, 73.25 1.449 1,555 N/A 1.25 1.55 3 15 10.27 70.81 73.56 1.25 1.23 8.37 1.09 74.65 2.157 131 89.29 90.48 1.19" 1.21 8.52 1.13 91.61 1.870 2.014 N/A 1.10 1.2~
4 15 10.09 89.29 91.72 1.25 1.23 8.22 1.05 92.77 2.081 71.0 98.20 99.39 1.19" 1.20 8.38 1.09 100.48 1.801 1.941 N/A 1.10 1.20
5 15 8.10 98.20 100.59 1.25 1.23 6.60 0.68 101.27 1.342 196 102.53 103.65 1.12** 1.16 6.98 0.76 104.41 1.181 1.263 N/A 0.50 0.38
6 15 7.19 102.53· 104,03 1.25 1.23 5.86 0.53 104.57 1.058 96.0 103.49 105.05 1.25 1.23 .5.86 0.53 105.58 1.057 1.058 1.015 1.50 0.80
7 12 1.70 103.74 105.85 1.00 0.79 2.16 0.07 105.92 0.194 133 104.54 106.10 1.00 0.79 2.16 0.07 106.18 0.194 0.194 0.258 1.10 0.08
8 8 0.61 104.87 106.18 0.67 0.35 1.74 0.05 106.23 0.215 57.0 105.97 106.34 0.37 0.20 3.06 0.15 106.48 0.615 0.415 0.236 1.00 0.15
9 12 4.62 104.79 105;85 1.00 0.79 5.88 0.54 106.38 1.433 34.0 105.13 106.33 1.00 0.79 5.88 0.54 106.87 1.432 1.432 0.487 1.00 0.54
10 8 0.96 98.78 100.59 0.67 0;35 2.74 0.12 100.70 0.533 34.0 100.65 101.11 0,46** 0.26 3.71 0.21 101.32 0.787 0.660 N/A 1.00 0.21
:
.
-
" .
Project File: South.stm IIOF File: Kennydale.IOF I Total number of lines: 10 I Run Date: 07-21-2004
NOTES: Initial tallwater elevation = 63· (ft). • Crown depth assumed~; •• Critical depth assumed . • ' ' t
Made by Date Job No. POGGEMEYER DESIGN GROUP ~ .. . AEIi~ c~
CONSUUlNG ENGINEERS Checked by Date Sheet No.
512 Sixth Street South, Suite 202 • Kirkland, WA 98033
(425/ 827-5995 • Fax (425/828-4850 Description
oFF"' -~ 'TIE:-r, ..... ~ LrP
Job Name
J<:E.UL-''''i' 4i'-T<::~~ A-"7'r cc.) .f)A-L.s=-
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POGGEMEYER DESIGN GROUP
CONSUUlNG ENGINEERS
512 Sixth Street South. Suite 202 • Kir1cland. WA 98033
/4251 827-5995 • Fax (4251828-4850
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SECTION 6
SPECIAL REPORTS AND STUDIES
SECTION 7
OTHER PERMITS
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KENNYDALE TIR.ooc PAGE 31 OF" 3 1
"' ... -~
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SECTION B
,ESC ANALYSIS AND DESIGN
SEDIMENT TRAP DESIGN CRITERIA:
SETTLEMENT VELOCITY FOR SILT SIZE SOIL PARTICLES (2MM)
VELOCITY = 0.00096 FIS
DESIGN SAFETY FACTOR = 2
DEVELOPED COND.ITION 2-'YEAR RUNOFF Q -3.23 CFS
AREA REQUIRED = 3,364SF
SEE KING COUNTY STORM WATER DESIGN MANUAL APPENDIX D ATTACHED
FOR CHARACTERISTICS OF PROPOSED SEDIMENT-TRAP.
THE PROPOSED TRAP WOULD OF NECESSITY BE LOCATED IN THE LOWEST
CORNER OF THE SITE (SOUTHWEST CORNER), DUE TO THE NARROW STRIP OF
SITE AVAILABLE FOR A LONG TERM SEDIMENT TRAP IT IS PROPOSED TO UTILIZE
THE STORM WATER DETENTION VAULT FOR TRAPPING SEDIMENT DURING SITE
DEVELOPMENT. A SMALL TRAP WOULD BE CO'NSTRUCTED TO SERVE THE
ACCESS ROAD CLEARING REQUIRED TO CONSTRUCT THE DETENTION VAULT,
AND THEREAFTER THE SURFACE RUNOFF WOULD BE ROUTED TO THE VAULT VIA
STORM DRAINS CONSTRUCTED ON THE PERMANENT.
THE FOLLOWING CONSTRUCTION ACTIVITIES TO COMPLETE THE PRO.JECT WILL
ULTIMATELY DISTURB MOST OF THE DEVELOPED PORTION OF THE PROPERTY
EXCEPT THE FDRESTEO AREA ON THE UPPER EAST SIDE OF THE PARKING LOT,
AND THEl 5' SETBACK AREA SOUTH OF THE BUILDING.
l. CLEARING, GRUBBING AND REMOVAL OF ORGANICS
2. EARTHWORK TO CONSTRUCT BENCHES FOR THE BUILDING FOUNDATIONS~
EXCAVATION AND CONSTRUCTiON OF STRUCTURAL FILL EMBANKMENTS.
THIS STAGE INCq.lDES THE UPPER PARKING LOT, EASTERLY RETAINING
WALL, AND DRAINAGE STRUCTUR.ES.
3. FOUNDATION CONSTRUCTION, STORM WATER DETENTION VAULT, STORM
DRAINS, WATER MAIN, SANITARY CONNECTION,AND ERECT BUILDINGS.
4. CONSTRUCT WESTERLY DRIVEWAY
5. PAVE PARKING LOTS, DRIVEWAYS, AND BUILD DFF~SITE ROAD
IMPROVEMENTS
AFTER THE SITE IS SECURED FROM EROSION THE DETENTION VAULT WILL BE
PUMPED OUT AND THE SILT DISPoSED OF IN A LANDFILL. THE TEMPORARY
VAULT RISER WILL BE REPLACED. WITJ:-f THE PERMANENT DISCHARGE CONTROL
STRUCTURE.
KENNYOALE TIR.ooc PAGE 32 OF 3 1
. .''"'
GEOTECHNICAL ENGINEERING STUDY
PRoPosED KENNYDALE BUSINESS PARK
RENTON, WASHiNGTON
G-0570-1
Prepared for
Mr. Howard Seelig
Seelig Family Properties
1309 -1141h Avenue SE, #107
Bellevue, WA 98004
August 17,2004
By
. Geo Group Northwest, Inc.
13240 N.E. 20th Street, Suite 12
Bellevue, WA98005
Phone: (425)649:8757,
OEV .. ~7TYOPMo~t;rr.f'rrL~NNlNG • ril:::I'. ON
SEP 21 2i1D5
fPJECEIVEDJ
:v ) ,
Group Northwest, loco
August 17, 2004
Mr. Howard Seelig
Seelig Family;Properties
1309 -114th Avenue SE, #107
Bellevue, W A 98004
Subject: Geotechnical Engineering Study
Proposed Kennydale Business Park
Renton, Washington
Geotechnical Engineers, Geologists
& Environmental Scientists
Project No. G-0570-1
Ref: I. Report titled, "Geotechnical Engineering Study, Proposed Sunset Heights, Renton,
Washington," dated October 1989, byGolder Associates, Inc.
2. Report titled, "Geotechnical Engineering Study, Shurgard Self Storage, Renton,
Exit 7, Renton, Washington, dated August 30, 1988, by Earth Consultants, Inc.
Dear Mr. Seelig,
At your request this geotechnical engineering study has been prepared to address the current site
. . -
development plans for the proposed Kennydale Business Park. The proposed development
includes two commercial buildings with under-building parking, exterior at-grade parkiIlg, and a
fire-lane/driveway. This study has been prepared based on our review of the following:
• Geotechnical engineering study by Golder and Associates, referenced above, including
their boring logs (site exploration) and laboratory testing of soil samples~
" Geotechnical engineering stUdy by Earth Consultants, referenced above, including their
test pit logs and laboratory testing of soil samples. The Shurgard site is located on the
adjacent site west of the project site;
• . Area geologic map~
. ., The current site development plans by CDA Architects ..
The purpose of this study is to address the geotechnical aspects pfthe subje9t project, including.
an evaluation of the site conditions, evaluation ofsite stability, and recommendations for: site
13240 NE 20th Street. Suite 12 • Bellevue. Washington 98005
Phone 425/649-8757 • FAX 425/649.13758
j , ct
August 17. 2004
Proposed Kennydale Business Park
G-0570-1
Page ii
preparation, grading, erosion control, structuralfi11, drainage, foundation design criteria, building
settlement estimates, retaining wall design criteria, and parking lot subgrade preparation. Based
on the subsurface site exploration conducted by others, the site is underlain with lacustrine (lake
deposited) silty clays with some interbedded lenses of dense sand. Some ~urficial fill soils are
present in the western portion of the site where the proposed buildings are to be located.
Based on the subsurface soil conditions described by Golder and Associates, Inc .• it is our
professional opinion that the proposed buildings can be supported on a conventional spread
footing foundation bearing on the undisturbed stiff to hard native silty clay. Local areas of
unsuitable· bearing soils may exist that will require·overexcavation and replacement with structural
fill or lean-mix concrete, or deepening the foundation footings. Earthwork activities are
recommended for the drier summer months due to the presence of moisture sensitive soils and a
weathered, fractured. upper zone of soil that may be susceptible to sloughing and small slides.
Our recommendations, along with other geologi·cal and geotechnicaIIy related aspects of the .
project, ar~ discussed in more detail in the text of the attached report. We appreciate the
opportunity to perform this study and look forward to working with you in the construction phase
of the project. If you or your design team have any questions about the content of this report, or
if we can be offurther assistance. please call.
Respective!y Submitted
GEOGROUP NORTHWEST. INC.
~~
Principal
Geo Group Northwest, Inc.
TABLE OF CONTENTS
G-0570-1
1.0 INTRODUCTION PAGE
1.1 Project Description .,..,.....,..,., .. ,"...,.......... ......... ,...... 1
1.2 Scope of Services ., ........ , ................. ,.,." ...... : ... , .. , , , . . .. 2
2.0 SITE CONDmONS
2.1 "" "Surface , .. , ...... ,.,', .. ;".," .. ,",." .......... ,.,.,', .... , ," .", , . , .. 3"
2.2 Subsurface .. , ... , . , . . . , , , , , .. , ." . . , , "' , , , , , , ," , . . . . . ."' , , . , ; , . , . , , . , ... , 3
2.3 Groundwater .. , . , .... , , , , , , .... , .. , . ' , , , . , , .. , ..... , , . , ,", , ......... , 5
3.0 SEISMICITY
3.1
3.2
lJEe & mc ." ... ,""",., .... , .. ".,', ...... -... ,.,. , ...... , ... ,' ",' 5
Soil Liquefaction Potential '" ~ , .. , . . . , . , , .. , , . , ~ , , . , . . . . . . ; . , . , ... , , , .. , 6
4.0 DISCUSSION AND RECOMMENDATIONS
4.1 General ", .. , ..... , .... , ......... , .. ,",." ....... ,." .. ,", . .-"..... 7
4.2 Slope Stability Evaluation .,.,., .. ,.: ....... " ..... ,."., .... ,',." .. ".,," 7
" 4,3 Site Preparation and General Earthwork "',.,.,..,..,',.".."." ... :....... 8
4.3.1 Structural "Fill ... , ..... _ .......... , , , ,", ......... , , ... , , ......... , ., 8
4.4 Excavations and Slopes .... , .. ;", .. , . ',' ...... , .. , : ....... , .... ' , ... , ; .... ,9
4,5 Basement WaIls & Retaining WaIls , .... , ...... .'."., ...... ,.,",."." ... 10
4.6 Foundation Design Criteria ...................... "" .. " ... , ...... ,.", 11
4,6,1 Conventional Spread Footings .. " ... , ... " ............................... 11-
4.6.2 Piles " ................................. ; , . . . . . . . . . . . . . . . . . . . .. 12
4.7 Slab-on-grade Floors ........ _ ... , ................... , ................. 12
4.8 Drainage ................ .-.................. , , .................. " .... 13
4.9 Pavements ......... , "", , , . , . ; ...... , , , . , .... , ..... , , . , , . , , , . . . . . . . . . .. 14
5.0 LIMITATIONS ........ :", ., ........ ,.,", .. , ..... , .. , .... " ... , ..... 15
6.0 ADDmONALSERVICES.,."., ..... ,."".", .. ,." ...... ,.,.,~". 15
ILLUSTRATIONS
Plate 1 -Vicinity Map , "
Plate 2 -Topographic Site Plan
Plate 3 -Cross Section (A -A')
Plate 4"-Typical Basement Wall and Footing Drain Detail
APPENDIX A: Boring Logs By Golder and Associates
" "
APPENDIX B: Test Pit Logs By Earth Consultants (Neighboring Shurgard Storage Site)
Geo Group Northwest, Inc,
, • f) ~.
( ..
GEOTECHNICAL ENGINEERING STUDY
PROPosED KENNYDALE BUSINESS PARK
RENTON, WASIDNGTON
Project No. G-0570-1
1.0 INTRODUCTION
1.1 PROJECT DESCRIPTION
The subject project site is located south ofNE 4Slh Street, east of SR 405 in the Kennydale area
of Renton, Washington, as shown on the Vicinity Map, Plate 1. The property is rectangular in
shape and 4.8 acres in size, as shown on the Topographic Site Plan, Plate 2. The prop~rty slopes
down to the west at an average gradient of30 percent. Based on the plans by CDA Architects
the site development will consist of two buildings, Building A and Building B, under-building
parking, exterior parking lots, and Cl fire-lane driveway that circles the buildings. The location of
the proposed site development is shown on the Topographic Site Plan, Plate 2.
. .
Building A will have two-stories of commerCial space and Building B one-story. Building B will
be a narrow building and be located west of Building A B!lilding A will have two parking levels
under it, P2 and P3. Building B will be one-story with a parking level (P4) under the south wing ..
The two buildings will have combined commercial space of 104,871 square feet. There will be at-
grade exterior parking w~st.ofthe north wing of Building Band east of the length of Building A
Site access will be from NE' 48th Street.
The following is our understanding oftbe proposed finished floor elevations:
Building A (east) Building B(west)
Bldg A -Second Floor (N: & S. Wings)
Bldg A -First Floor (N. & S. Wings) .
. Bldg B -First Floor (N. & S. Wings)
Parking PI Level (exterior -East of Bldg B)
Parking P2 Level (N. & S. WU1gs Bldg A)
. Parking P3 Level (N. ~ S. Wings Bldg A)
Parking P4 Level (S. Wing Bldg B)
Elevation (feet)
123
110
110
. 100
90
Geo Group Northwest, Inc.·.
Elevation (feet)
77
65
August 17,2004
Proposed Kennydale Business Park
G-0570-1
Page 2
The under building parking will have a maximum of tWo floors below Building A, with basement.
walls of up to 20 feet in height. The cuts required to construct the basement walls will be up to
24.5 feet in height based on the existing site grades (as shown on Cross Section A -A' -Plate 3),
but can be made to be less if the site is regraded prior to excavation for the basement walls, which
is feasible from a geotechnical perspective. Floors for the buildings, parking levels, and exterior
terraces will consist of slab-on grade floors or structurally supported reinforced slabs.
Structurally supported reinforced slabs may be constructed to minimize the import and placement
of structural fill.
A retaining wall may be required along the west property line, from elevation 55 feet to elevation··
.64.5 feet, to raise the site grade for the fire lane west of the south wing of Building B. The fire
lane may be supported on a structural ramp that extends above the elevation of the retaining wall
in order to meet the grade requirements for the fire lane as it ~aps around the southside ofthe
buildings.
A detention vault may be located at the southwest comer Qf the site under the fire lane. The vault .. . . .
may be located against the west property line, thus eliminating a portion of the retaining wall.
. . -'
A retaining wall is planned on the east side of the parking lot located east of Building A The
parking lot has a proposed elevation of 110 feet. The height of the retaining wall and the required·
·cuts will depend on the amount of regrading of the slope to the east, but is anticipated that the
retaining wall and cuts wiIIbe about 10 feet.
1.2 SCOPE OF SERVICES
Geo Group Northwest, Inc. con,ducted a site reconnaissance and reviewed the previous
geotechnical engineering studies prepared for the site by Golder ~d Associatesin 1989. We
~eviewed the geologic map for the project site area, reviewed the geotechnical report by Golder
and Associates (October 1989) for the project site, reviewed the geotechnical report for the
neighboring Shurgard Storage site to the west by Earth Consultants, Inc. (August 1988),
reviewed the current.site development plans prepared by CDA Architects, and discussed the
projec~ plans with the developer, Mr. Howard Seelig. We found that the previous site exploration
by Gol<;ier and Associates combined with the soil analysis conducted byEarth Consultants was
adequate for the preparation of this study. This study addresses the following:
Geo Group Northwest, Inc.
, '.
August 17, 2004
Proposed Kennydale'Business Park
Surface and subsurface site conditions~
Site stability;
. ... ,.
G-0570-1'
Page 3
Site preparation, grading and earthwork procedures, including recommendations for
structural fill materials, placement and compaction;
Foundation support, including soil bearing design criteria and expected building
settlements~
Subgrade preparation recommendations for slab-on-grade floors, sidewalks,
driveways and paved parking areas;
Retaining wall, design criteria; and,
Surface and subsurface drainage recommendations.
2.0 SITE CONDmONS
2.1 SURFACE
The subject property is 4.8 acres and measures 635.2 feet iIi the north/south direction by 329.2
feet in the east/west direction, as shown on the Topographic Site Plan, Plate 2. The subject
property slopes moderately down to the west at an average gradient of30 percent. The project
site is bounded to the west by a Shurgard Storage, to the north by NE 48th Street, to the east by
single family residences and to the south by the Cedar Rim Apartments. An existing storm sewer
is located in the roadway ofNE 4~th Street. A 12" diameter culvert empties onto the site in the
middle 9fthe east property line, as s4~wn on Plate 2. Vegetation on the property consists of
deciduous trees, underbrush and blackberry vines.
2.2 SUBSURFACE
Golder and Associates drilled nine (9) exploratory borings on the subject property to a maximum
depth of 49 feet below the ground surface, referenced report dated October 1989. The
approximate location ofthe borings are indicated on the Topographic Site Plan, Plate 2.
Geotechnical Consultants, Inc. (GCI), report dated May 23; 1989, for the site included ten test
pits, however, the report was not available for oUf'review.
Based on the boring logs (Appendix A), the subsurface soils are characterized as consisting of
glacially consolidated lacustrine silty clays with some interbedded lenses of dense sand. 'The ,
lacustrine material is characteriZed as consisting ofprimariIyvery stiff to hard silty clay with a
Geo Group Northwest, Inc.
August 17, 2004
Proposed Kennydale' Business Park ,.
G-0570-1
Page 4
trace of sand and gravel. The' upper 10 to 15 feet is reportedly a wea,thered" fractured variety of
the silty clay, although this information was not recorded on the boring logs. The deeper sections
of the silty clay, below approximately elevation 80 feet, has occasional sand lenses that appear
wet. Up to 7 feet ofsurficiarfm soils consisting of sandy siItand silty clay,were encou~tered in
Borings B-7, B-8 and B-910cated in the western third of the site. The fill soils are in a medium
dense, dense and medium stiff state according to the standard penetration test (SPT) information
recorded on the boring logs,
The Gel report and test pit logs were not available to us for this study, however the results of a
portion of their findings were presented in the 1989 Golder report. Reportedly, a 2-foot thick
deposit of post glacial, soft, gray, silty volcanic ash was encountered at a depth of8 feetin Test
Pit TP-5 located in the west central portion of the property. The volcanic ash unit was apparently
preserved by being covered by a small landslide. The volcanic ash deposit was reportedly not
encountered in the borings by Golder & Associates.
. .
According to the "Preliminary Geologic Map of Seattle ~d Vicinity. Washington, II by Howard H.
Waldron, et aI., dated 1962 and published by the Department of the Interior, Uni.ted States
Geological Survey, the surficial soil unit covering the subject parcel is classified as "Older clay, till
and gravel", (Qc). Accordingly, deposits of Older clay, till and ~avel consist of silt, clay, fine
sand and till, very compact, and locally contains lenses of sand arid gravel.
Stratigraphically overlying the Older .~laY, till and gravel (Qc) is Vashon till, (Qt). . Vashon till is
described as consistingofcompact, concrete-like mixture of silt, sand, gravel and clay. Vashon
till covers the upland areas above the subject site. Soils at the base of the hill are mapped as
Alluvium (Qa) which are recent-deposits of sand and silt,: including lenses of clay and peat, that
are typically found in low land areas such as river valleys.
Earth Consultants, Inc. performed a geotechnical study dated August 30, 1988 for the site
immediately to the west of the subject site for the Shurgard Self Storage project: The site was
explored with 13 backhoe test pits and included four plasticity index soil tests. The test pit logs
.. by Earth Consultants are included in AppendixB of this report. The plasticity index tests
. indicated the presence of high plasticity clays (CR). High plasticity clays'were not noted in the
1989 Golder report for the subject site as they did not conduct the plasticity index tests on their
soil samples. It is our opinion that clays'present on the subject site are of the high plasticity
variety, based on the analyses conducted by Earth Consultants.
Geo Group Northwest, Inc.
-·f'·
I\. ...
August 17, 2004
Proposed Kennydale Business Park
2.3 GROUNDWATER
G-0570-1
PageS
Stand-pipes were installed in three of the nine borings by Golder and Associates, Borings B-3, B-
6 and B-9. Very little water accumulated in the stand-pipes based on the water level data
recorded on the boring logs. Zones of perched water were encountered. in. the coarser sand lenses
within the lacustrine silty clay deposit and some perched water seepage, limited in volume, should
be anticipated in excavations that intercept the sand lenses. Preparations should be made prior to
excavation to intercept and collect the water seepage in sumps. It should be noted that perched
water seepage levels fluctuate seasonally, depending on rainfall, surface runoff, surface water
infiltration and other factors.
3.0 SEISMICITY
3.1 UBC&mC
Uniform Building Code
According to the 1997 Uniform Building Code (UBC), western Washington is classified as
Seismic Zone 3 (Figure 16-2), which is assigned a Seismic.Zone Factor, Z, of 0.30 (Table 16-I).
The soil conditions correspond best to a Soil Profile Type of SD and Soil Profile/Description of ,
stiffsoils (Table 16-1). Based on a Seismic Zone Factor (Z) of 0.3 and a Soil Profile Type ofSD,
the Seismic Coefficient Ca is 0.36 (Table 16-Q) and the Seismic Coefficient Cv is 0.54 (Table 16-
R) for the site.
International Building Code
In accordance with the 2003 mc,. the project site is classified as Site Class = D (Stiff Soil Profile)
from Table 1615.1.1. The maximUm considered earthquake spectral response accelerations at
short period and I-second period adjusted"for site class effects are:
Site Coefficient Values: Sms = 1.50 g
. Smt =0.75 g
where: SIllS = Fa « S8
Fa = 1.0 .. Table 1615.1.2(1) .
. S5 = 1.50g As mapped for 0.2 sec. spectral responses accelerations, Fig. 1615(1}
Geo Group Northwest, Inc.
. ,-
August 17,2004
Proposed Kennydale Business Park·
Table 1615.1.2(2).
G-0570-1
Page 6
Sml = F/Si
Fv = 1.50
Sl = 0.50g As mapped for 1.0 sec spectral response accelerations, Fig. 1615(2).
The five-percent damped spectral response accelerations for short period (SDS) and I-second
. period (SDl) accelerations are:
SDS = 2/3 Sma
SDl = 2/3 Sml
= 1.Og
=O.5g
3.2 SOIL LIQUEFACTION POTENTIAL
The site is not susceptible to liquefaction due to the stiff to hard·natureofthe cohesive soils,
dense nature of the sand lenses, and lack of a high groundwater table.
Geo Group Northwest, Inc.
, "
August 17, 2904
Proposed Kennydale Business Park
4.0 . DISCUSSION AND RECOMMENDATIONS
4.1 GENERAL
G-OS70~1 •
Page 7
Open cuts up to 24.S feet in height (based on existing site grades) will be required for the
basement retaining walls of the parking garage of Building A, with the largest cuts occurring at
the middle/east side of Building A Regrading of the site prior to excavation for the parking level
basement retaining walls would reduce the cut. Cuts for the P4 parking level below the southeast
comer of Building B will require cuts of about 10.5 feet based on existing site grades.
The main geotechnical considerations for the development of the site include the existence of
moisture sensitive clay soils, anticipated surface water seepage, the height of the proposed cuts,
the presence of a weathered and fractured upper soil zone and associated risk of shallow soil
. movements, potential impacts of the loose fill soils along the west side of the site, the need for
adequate foundation support, proper slab and driveway subgrade preparation, erosion control and
drainage considerations. Clay soils are known to creep and the upper 10 to IS feet of soil is
weathered and fractured and· may be susceptible to sloughing and small surficial slides. The fill , , '. -.
soils present in the northwest area of the site (Boring B-9) may require over-excavation to reach
suitable bearing soils for the foundation footings and slab-on-grade floor ofBuilding.B.
It is our opinion that the foundation retaining walls will have to be designed for an at rest
condition which requires higher design lateral soil pressures due to the presence of the clay soils.
It' would be advantageous to limit the proposed cuts to lO-feet or less to limit the total wall
pressures andio reduce the risk of c~t slope instability during th~ wall inStallation. AlI.cuts will
require monitoring by the geotechnical engineer. Specific recommendations regarding site
development considerations are presented in the following sections.
4.2 SLOPE STABILITY EVALUATION
Based on past discussions with Mr. Larry Jones of the Coal Creek UtilitY District, Mr. Jason
Fritzler with the City of Renton, and Mr. Mike Mengelt with the geotechnical firm Golder and
Associates, hillside movement has forced the replacement of about 60 feet of the sewer line in
Lake Washington Blvd NE, just south of the intersection·ofNE SOth Street. In general the area of
instability appears to be located north of the Kiewit office building property. No known slope
instability is located at the project site.
Fracturing is reported in the upper portiori of the clayey site soils which may indicate past shallow
Geo Group Northwest, Inc.
. ..
. August 17,2004
Proposed Kennydale Business Park
G-0570-1
'Page 8
slope movement and/or shrinkage of the soils. No recent slope movement was apparent based on
our site reconnaissance, such as scarps, slumps, slides, or tension cracks. In general, the site soils
. are very stiff to hard and appear to be stable with minimal groundwater seepage encountered in
the borings and minimal water accumulation in the monitoring wells installed by Golder and
Associates. Temporary cuts, permanent cuts, and fill slopes for the proposed site development
should follow the recommendations in Section 4.3, Excavations & Slopes.
4.3 SITE PREPARATION AND GENERAL EARTHWORK
The fine grained site soils are highly moisture sensitive and will be difficult to work with during
wet weather. With the moderately sloped site conditions and the existence of a upper weathered
and fractured zone, there is an increased risk for sloughing and small Blides if construction takes
place during the wet winter months. Therefore, we recommend that the earthwork related , '.. .
construction activities be limited to the drier summer months.
Silt fences should be installed along the downslope/west property line to prevent sediment-laden
surface runoff from being discharged off-site. A rock construction entrance should be used to
mitigate tracking onto streets. The building, sidewalk, driveway and parking areas should be·
stripped and cleared of surface vegetation. During wet weather exposed soils, subject to erosion,
should be covered with straw mulch and/or plastic tarps.
. ,
Prior to placing fills, the site should be prepared by cutting benches. Fills should be placed on
very stiff or denser soils. Soft solls b.el6w driveways and exterior parking areas should be
removed prior to placement offill soils to achieve final site grades. To identify soft or disturbed
sl.lbgrade soils we recommend proof-rolling with a loaded dump truck under the supervision of
the geotechnical engineer. Soft.or disturbed soils thus detected should be replaced with
compacted structural fill or crushed rock. Ifwet soil conditions are encountered, we recommend
that a woven geotextile fabric, such as Mirafi 500X, or equivalent, be used to provide soil
reinforcement and separation of the import material from the underlying fine grained soils.
4.3.1 Structural Fin
Prior to placing fills, the site should be prepared by cutting benches. Fills shouldhe placed on
very stiff or denser soils. All fill material used to achieve design site elevations below building .
foundations, slab-an-grade floors, sidewalks, driveways and 'parking areas should meet the
require~ents for structural fill. The existing site soils are moisture sensitive and likely will not'be
Geo Group Northwest, Inc.
August l7, 2004
Proposed Kennydale Business Park
G-0570-1
Page 9
suitable for use as structural fill. We recommend that a"iree drainingpit-iun type of material (less
than 5-percent fines) be imported for use as structural fill and as backfill behind
, basement/retaining walls. Material to be used as wall backfill or structural fill for the project
should have the following specifications:
1. Be free draining, granular material, which contains no more than five (5) percent fines
(silt and clay-size particles passing the No. 200 mesh sieve);
2. Be free of organic and other deleterious substances;
3. Have a maximum size of three (3) inches.
AIl structural fill material should be placed at or near the materials optimum moisture content.
The optimum moisture content is the water content in soil that enables the soil to be compacted to
the highest dry density for a given compaction effort. Structural fill required under floor slabs and
footings should be placed in thin horizontal lifts not exceeding ten inches in loose thickness. Each
lift should be compacted to at least 95 percent of maximum dry density, asdetennined by ASTM
Test Designation D-1557-78 (Modified Proctor). Fill under pavements, under sidewalks, behind
basement walls, and retainirig walls, should be placed in similar thin horizontal lifts and be
compacted to at least 90 percent of maximum density, with the exception of the upper twelve, (12)
inches. The top twelve (12) inches should be compacted to at least 95 percent maximum density.
4.4 EXCAVATIONS AND SLOPES
Based on the proposed building finislled floor elevations and the site topography, the buildings
will be constructed on cuts, with fills potentially under the west portion of the bottom'floor slabs.
The up-slope basement retaining walls for the parking levels will require potential cuts of up to
20~feet, unless the existing topography is regraded. Final grading for the driveway was not
available.
Under no circumstances should temporary excavation slopes be greater than the limits specified in
local, state and natiohal gov~iiunent safety regulations. Temporary cuts greater than four feet in
height should be sloped at an inclination no steeper than IH: 1 V (Horizontal: Vertical), unless
, approved by the geotechnical engineer;' Steeper temporary cuts may be possible in the very stiff
to hard clay provided the steeper temporary cuts are pre-approved and monitored by the
geotechnical engineer.
Ge()~Group Northwest, Inc.
August 17,2004
Proposed Kennydale Business Park'
G-0570-1
Page 10
It may be possible to acquire a temporary easement from adjacent property owner(s) in order to
open cuts along the property'line(s). If temporary open cuts cannot be constructed due to
property line or other restraints, temporary shoring may be necessary. Criteria for the design of
temporary shoring can be providedbyGeo Group Northwest, Inc., ifrequ,ired.
Permanent fill slopes should be inclined no steeper than 2.5H: I V. Steeper fill slopes may be
constructed with the use of geogrids for soil reinforcement Criteria for the design of geogrid soil
reinforcement can be provided by Geo Group Northwest, Inc. if required. Pennanent cut slopes
should be inclined no steeper than 2H: 1 V.
All permanently exposed slopes should be planted with an appropriate species of vegetation to
reduce erosion and improve the stability of the surficial layer of soil.
4.5 BASEMENT WAiLs & RETAINING WALLS
Basement walls and retaining walls should be designed for lateral soil pressure under the at-rest .
condition due the presence of clay soils. The design laterai soil pressure should have an
equivalent fluid pressure of 65 pcf for level ground and 90 pcf for ground sloped at ~ 0 percent
behind the wall. Any surcharge loads due to traffic, planters, etc. should be added to the above
equivalent fluid pressures,Where the retaining wall backfill is not supporting slabs, or structural
loads, the backfill should he compacted to at least 90% ofthe maximum dry density determined
by ASTM D 1557-91 (Modified Proctor Method).
To prevent buildup of hydrostatic pressure behind the foundation retaining walls, backfill material
should consist of free draining grabular material, as previously defined. Due to anticipated water
. seepage, we recommend a vertical drllin mat (Miradrain 6000 or equal), be used' to facilitate
drainage behind the retaining walls, as illustrated on the Typical Basement Wall and Footing Drain
Detail, Plate 4. The flat side of the drain mat core is placed against the foundation wall with.~he
filter fabric side facing the backfill. The drain mat extends from the finished surface grade, down
to the footing drain pipe. The footing drain should be bedded in a minimum of 18 inches of clean,
free-draining, washed rock or crus~ed rock. The remainder of the backfill behind the foundation
retaini~g wall should consist offree draining granldar fill. With the aboye exceptions, footing'
drain recommendations and installation procedures should be followed as per the Drainage
section of this report.
Geo.Group Northwest, Inc.
". " August 17, 2004
Proposed Kennydale Business Park ~
4.6 FOUNDATION DESIGN CRITERIA
4.6.1 Conventional Spread Footing Foundations"
G-0570-I
Page 11
Based on the encountered site conditions it is our opinion that a conventional spread footing
system, bearing on the stiff undisturbed site soils or on structural fill or lean mix concrete
extending down to suitable bearing soils may be used to "support the proposed buildiOgs. Due to "
the existence of fill soils and a surficial zone of weathered, fractured site soils, we recommend that
the soil bearing capacity be verified by the geotechnical engiileerat the time of construction. "
Soft to medium stiff soils will require over-excavation and replacement with structural fill or lean
mix concrete. To properIytransfer building loads to the suitable bearing stratum, structural fill
placed below footings should create a prism that extends out and below the footing at IH: 1 V.
Lean mix concrete may extend vertically below footings provided the width of the lean mix is as
wide as the footing and the footing is centered over the lean-mix concrete. Individual spread
footings may be used for supporting columns and strip footings for bearing walls.
Due to the presence of high plastiCity clays at the site, swell pressure tests should be
performed on the clay soils to determine if a minimum bearing pressure is nee(led to
prevent uplift of foundations due to swell pressures.
Our recommended design criteria for the convention spread footing foundations are as follows:"
Allowable bearing pressure, including
all dead and live loads
. Undisturbed, stiff to hard silty clay
Structural Fill
Existing Fills, Soft to Medium StiffC1liYs, and Volcanic Ash
Minimum depth to botto~ of perimeter footing
below adjacent final exterior grade
Minimum depth to bottom of interior footings
beiow top of floor slab
Minimum width of wall footings
Geo Group Northwest, Inc.
= 2,000 psf
= 2,000 psf
Unsuitable
. = 18 inches
= 12 inches
= 18 inches
August 17, 2004
Proposed Kennydale Business Park
G-0570-1
Page 12
Minimum lateral dimension of column footings = 24 inches
Estimated post-con,struction settlement = 112 inch
Estimated post-construction differential settlement
across building width ~ = 112 inch
A one-third increase in the above allowable bearing pressures can be used when considering short-
term transitory wind or seismic loads.
Lateral loads can also be resisted by friction between the foundation and the supporting
compacted fill subgrade or by passive earth pressure acting on the buried portions of the
foundations. For the latter, the foundations must be poured "neat" against the existing
undisturb~d soil or backfilled with a compacted fill meeting the requirements of structural fill.
Structural fill requirements can be found in the Site Preparation and General Earthwork section of
this report. Our recommended parameters are as follows:
Passive pressure
Allowable mction below footings
Allowable friction below slab
= 350 pcf equivalent fluid wei&ht
= 425 psf
= 70 psf
Footing drains should be installed around alI perimeter footings and behind all basement walls and
retaining walls, as discussed in the Drainage section of this report.
4.6.2 Piles
The building, parking and~ ramp· structu;es may be supported on piles ifhigher foundation
capacities are needed or if over-excavation of the soft to medium stiff soils is not economically
feasible. Geo Group Northwest will provide the geotechnical design parameters for reinforced
concrete piles if needed.
4.7 SLAB-ON-GRADE FLOORS
Settlement may occur where fills exceed 8 feet (+1-) in thickness and are supported by the medium
stiff to stiff surficial site soils (material with SPT blow counts below N=15, as recorded on the
. boring logs). We recommend slab-on-grade floors be reinforced and b~ doweled into the
foundation walls.
Geo Group Northwest, Inc.
August 17, 2004
Proposed Kennydale Business Park
G-0570-1
Page 13
In preparing the subgrade, native soils disturbed by construction activity should be replaced with
compacted, well-draining, structural fill, or crushed rock. Prior to placing the capillary break, the
subgrade should be proof-rolled with a piece of heavy construction equipment, if feasible to do
so. Soft spots or disturbed areas thus detected should be replaced with structural fill.
Slab-on-grade floors should be placed. on a capillary break to ·prevent wicking of ~oisture through
the slab. The capillary break should consist of a minimum of six (6) inch thick free-draining layer
of 1.5 inch minus gravel or 2 inch size crushed rock containing no more than five (5) percent fines
Opassingthe No.4 (1I4-inch) sieve. To reduce water vapor transmission through the slab below
living space or dry storage space, we recommend installing a IO-mil reinforced vapor barrier
between the capillary break and concrete floor slab, such as Moistop® by Fortifiber Corporation.
Two to four inches of sand may be placed over the membrane for protection during construction.
4.8 DRAINAGE
Water should not be allowed to stand in areas where footings, slabs or pavements are to be
constructed. During construction, loose surfaces should be sealed at night by compacting the
surface to reduce the potential for moisture infiltration. Final site grades should provide drainage
away from the building, such that surface water is collected and tightIined to the storin sewer.
We suggest thatthe ground be sloped at a gradient of three (3) percent for a distance of at least
ten feet away from the building except in areas that are to be paved.
Some surface water seepage is anticip'ated from the hillside. We recommend that surface water
runoff above the buildingslretaining walls be collected in shallow trenches and routed· to the storm
sewer. The 12-inch concrete culvert that empties onto the subject property in the middle of the
east property line should be addressed by the civil engineer by either tight-lining the discharge
water to the storm sewer or other appropriate discharge location.
Footing drains should be installed around the building foundation perimeter, and alsobehlnd all
basement walls and retaining walls. The footing drains should c·onsist of a four (4) inch minimum
diameter, perforated or slotted, rigid drain pipe laid at or just below the invert of the footing with
a gradient sufficient to generate flow. The drain lines should be bedded on, surrounded by, and
covered with a minimum of IS-inches of washed drain rock and the drain rock wrapped with a
geotextilefilter fabric such as Mirafi 140N, or equivalent, as illustrated on the Typical Basement
Wall and Footing Drain Detail, Plate 4.
Geo Group Northwest, Inc.
August 17, 2004
. Proposed Ktmnydale Business Park
G":0570-1
Page 14
Once the drains are installed, the excavation behind the foundation walls should be backfilled with
a free draining granular fill material. The top twelve(12) inches of the fill should consist of
compacted and relatively impermeable soil. This cap material can be separated from the
underlying more granular drainage material by a layer of geotextile fabric. The surface. should be
sloped·to drain away from the·foundation wall. Alternatively, the surface can be sealed with
asphalt or concrete paving.
Roof downspout drain lines should not be connected to the footing drain system. Roof
downspouts should be separately tightlined to discharge. The footing drain lines and roof drain
lines should discharge into the storm sewer. We recommend that sufficient cleanouts be installed
at strategic locations to allow for periodic maintenance of the footing. drain and downspout
tightline systems.
4.9 FA VEMENTS
The adequacy of site pavemtmts is strictly related to the condition of the underlying subgiade. If
this is inadequate, no matter what pavement section is constructed, settlement or movement of the
subgrade will be reflected up through the paving. In order to avoid this situation, we recommend
the subgrade be compacted and proof-rolled with a loaded dump truck under the observation of
the geotechnical engineer. Areas of soft, wet or unstable sub grade identified by proof-rolling may
require over-excavation and replacement with compacted structural fill or crushed rock. We"
recommend parking and driveway area pavement section designs consist of the following:
MINIMUM PAVEMENT SECTION
HEAVyTIUFFIC AREAS
Class liB ". Asphalt Concrete (AC)
Crushed Rock Base (CRB) .
LIGHT TRAFFIc AREAs
Class liB" Asphalt Concrete (AC)
Crushed Rock Base (CRB)
3-inches
6-inches
2-inches
4-inches
If the pavement section construction is performed d~ring wet weather, resulting in soft or unstClbie
subgrade, it maybe necessary to separate and confine the base materials. The geotechnical
engineer should review the site conditions. and provide subgrade stabiliza:tion recommendations.
Geo Group Northwest, Inc.
August 17, 2004
Proposed KennydaIe Business Park
5.0· LIMITATIONS
G-0570-1
Page 15
This report has been prepared for the specific application to the subject project site, for the
exclusive use of Seelig Family Properties and the project design team. Our recommendations and
conclusions are based on the site soils conditions recorded by others, our ~ngineering analyses,
and our experience and engineering judgement. The conclusions and recommendations are
professional opinions derived in a manner consistent with the level of care and skill ordinarily
exercised by other members of the profession currently practicing under similar conditions in this
. area. No other warranty, expressed or implied, is made.
The recommendations submitted in this report are based upon the subsurface conditions reported
by others. Soil, groundwater and slope stability conditions may vary .from those anticipated. If
variations appear,Geo Group Northwest, Inc. should be notified and the recommendations herein
-re-evaluated, and where necessary, be revised prior to proceeding with the construction.
6.0 -PLAN REVIEW AND CONSTRUCTION MONITORING
It is recommended that we be retained to perform a general review of the final design and
specifications to verify that the earthwork:, foundation, and other recommendations have been
properly interpreted and implemented in the design and engineering plan documents .
. It is ~eco~~nded thatwe be retained to provide geotechnical monitoring servicesduring
construqtion. This will allow us to confirm that the subsurface conditions are consistent with
those described in this report and aIlqw design changes in the event subsurface conditions differ
from those antiCipated prior to the start of construction. It will allow us to evaluate whether the
erosion control, earthwork,· and foUndation construction activities conform to the intent of the
contract plans and specifications. While on the site during construction, we will not direct or
. supervise the contractor or the contractors work, nor will we be responsible for providing or .
. reviewing on~site safety or dimensional measurements.
INSPECTIONS
The following site preparation items should be inspected by the geotechnical engineer
-during construction:
• . Erosion control
• Excavations
• Structural fill placement and compaction testing
Geo Group Northwest, Inc.
August 17, 2004
Proposed Kennydale Business Park
• Verification of allowable bearing conditions for foundations
Cl Placement of capillary break material
IJ Utility tren~h backfill and compaction testing
• Installation of subsurface drainage
G-0570-1
Page 16
• Subgrade preparation for pavements, proof-rolling, and subgrade stabilization
The contractor should provide us with a minimum of24 hours advance notice to perform the
above inspections so that we can arrange to have personnel available.
We appreciate the opportunity to provide you with this geotechnical engineering study. If you or
your design team have any questions regarding this report or need ad~itional information, please
call us.
Sincerely,. .
GEO GROUP NORriIwEST,INC .
. Wade J. Lassey
Engineering Geologist
~ ..
William Chang, P ~
Principal
,.GeoGroup Northwest, Inc. .
-.'1-,_'
ILLUSTRATIONS
. G-0570-1
G~q'gro~p Northwest, Inc.
-f,'
., "'
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Northwest, ID.c~
SCALE As Shown . DATE 2/20/96 MADE WJL
o 3000'
Approximate Scale: 1 Inch = 1500 feet
·VICINITY MAP
GEOTECHNICAL ENGINEERING STUDY
PROPOSED S~G KENNYDALE BUSINESS BUILDINGS
1m SE 76TH STREET .
RENTO~WASHINGTON
CHKDWC JOB NO. 0-0570 PLATE_._1_
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LEGEND
~ .. iP-1 . APPr"9ximOfeLocotiOn of
Eel Test Pit,Proj. No.
E-4OQ2 , .July 1988 O. Proposed Building
~ .
. Approximate LoaJtion of
Spring / Seepage Zone
Reference ~
JOb. f\kl. 88 -730
Sife P.kin
By Ruhl"'. Parr a Associates
DOted· :7/14/88
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SCALE
Relatively Impermeable Soil
Slope to Drain -
Unless Paved
---------'--0-0'0
o. o
o· o
o
GRANULAR BACKFILL o
o MATERIAL (Compacted to 90%
o (Min.) or 95% if supporting
slabsljootiggs)
0 0
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0
0
0 0 0 0
Basement
Wall
:.:.: . :::::-: :.,,: .:.
::::-:
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FOOTING DRAIN .
Vertical Drain Mat
(lvfaradrain 6000
or equivalent)
Y;¢if~r».
i~:/Uj~i:::EH .:::.:::.:::.:::.:::.:::.:::.:::
STRUCTURALF1IL
GEOTEXTlLE,
FILTER FABRIC
(Mirafi 140 N. or
equivalent)
MinimUm 4-incJ, diameter rigid slotted. or
peiforated PVC pipe with positive gradient to
discharge
NOTES:
Free Draining Material
(Washed gravel)
NOT TO SCALE
1.) Do not replace rigid PVC pipe with flexiible corrugated plastic,pip~.
2.) Perforated or slotted PVC pipe should be tight jointed and laid with perforations or slots down.
with positive gradient to discharge.
3 ~) Do not connect roof downspout drains into the footing drain Ii.ne system. . . .,
4.) Backfill on the exterior of the basement wall should be compacted to 90% of the maximumdIy
density based on Modified Proctor (AS'IM D-1557). The top 12~inches to be compacted to 95%
. of maximum dIy densitY ifbackfill is to support sidewalks, driveway, etc. Fili below slab-on~
. grade concrete floors should be compacted to .95% maximum dry density.
5.) Capillary Break: Minimum of six (6) inch thick layer offree-draining gravel containing no more
than five (5) percent finer than No.4 (l/4-inch) sieve. A lO-miI reinforced plastic vapor barrier, is
recommended over the capillary break, protected with sand.
NONE
Geotechni:al engineers, Geologists. &
enVironrrental Sciantis~,
DATE 8/17/04 MADE WJL
TYPICAL BASEMENT WALL AND
FOOTING DRAIN DETAIL
PROPOSED KENNYDALE BUSINESS PARK
RENTON,WASHINGTON
CHKD "WC . JOB NO. G..()S70-1 PLATE. 4
APPENDIX A
BORING LOGS BY GOLDER AND ASSOCIATES
G-0570-1
GeoGroup Northwest, Inc.
,. PFio.lECT: SUNP~-HEIGHTS ' RECORD OF BOREHOLE B-1 SHEET: 10F 1 .~ , .cp~OJECT LPCAi,-J'RENTON. WA BORING DATE: 8-14-B9 DATUM: RELATIVE
. . . .
' . .....
PROJECT NUMBER: 893-1119 BORING LOCATION:
w' 0 SOIL PENETRATION RESISTANCE
..j 0
BLOWS/FT II
« 'J: II~ 20 40 60 80 PIEZOMETER
~m Iii a: ~ I t OR
::l en w
DESCAIPilON 0 '" w BLOWS I N ~, WATER coNTENT. PERCENT STANDPIPE
§,~ C) ::11 ~ ~ !Ij ;l 81n wp~Y4 IH!lTAUAllON
if DEPTH :z:
a
20 40 80 80
/D' 130.88 -
fo. 0 r Firm! brown and greli' 0.00
moUled line sandy S LTV ML eLA Y. (ROAD Fill) 128,88 1. SS 458 14 1,11118 II!
,4..00 2 SS 51321 34 1,11118 ......
l-S Hard. light brown. mottled.
SILTVCLAY 3 SS S 1724 41 , 111118 III
4 SH 15' I
I-10
5 SS S 1823 39 1111118 I
becomes dark grey 8 SS 112128 48 1,11118 •
I-IS
7 SS 10182.5 43 1111118 ,-
S SH Ir "us/1
20
8 SS 81932 51 1111118 '~ ..
1-2.5
CL
1~ ~ 112.539 ~ 1,11118 ..
.
1-30
" I! ~ 111828 4~ 1111118 ra
. -'I-35
12 SS 172854 82 1111118 ~ -
f-40
13 SS 102843 72 ',8/18 III
-
1-45 ,-
, "
81.8e 14 SS 81631 47 ',8/,8 III
I-~ I::~n~' I at 48.5 48.00 -
. -
t-ss
-
1-80
-
~as
-
1-70
-.
~ 15, .
-
1-114
LOGGED: SttMISuder
OAILL RIG: MobIle CH~ eeL
1lAII.1JNO~ D.U.
.
SUN(--1ffIGHTS RECORD OF BOREHOLE B-2 PROJECT: SHEET: 10F t ~ '.-. . .' PROJECT LOCATiON:' RENTON, WA. BORING DATE: 8-22-89 DATUM: Relative . .....
PROJECT NUMBER: 89a:.'119 BORING LOCATION:
~ 0 son. PENETRATION RESISTANCE
0
8LOWS1FT III
0( J: ~~ 20 40 60 60 PIEZOMETER
gt; Iii a:: t: . OR
~Ie ~ en . 1lI w STANDPIPE
" 'OESCAIPTlON u ~ ~ BlOWS I N ~ WATER coNTENT. PERCENT
0. Z en ~ :J Sin fd . INSTAUATION
w :J loEPTH Wp~'M
0 a: z a::
0 : '20 40 80 80
<I) 123.52 --.
I-0
r ~~~r:rrm;:;I~y,~~AD 0.00 ;
organics ' .' FILL) MH I .flS 113 4 i,8/18 II
'2 ss 223 :I 118/18 II. -
l-e 117.~
I,~~ :I ss 123 :I 118/18 II '~
Soft 10 stiff. light brown SILlY CLAY
wi trace organics and gravel a.. 4 ss 358 13 1'8/18 • I-10
-
~ fl.S 41121 33 I 18/1S 12..50 •
Hard, dlllk grey. SILlY CLAY. ""j SH I2'PUS
15 trace line . -
sand and gravel
7 SS 101528 41 1,8/18 1&
1-20 8 SS 815 38 1,8/,8 I -
e SH 1s;PUS
-
1-23 " <I)
10 ss 82028 48 18118 . "
-
"'30 a..
11 SS 122843 69 118118 (~ III
-.. -
:IS
12 SS 183848 88 1,8/18 II --
40
i3 SS 112234 58 1,8/18 II
-
1..:.4S
.73.52 14 'ss 172438 so 118/18
, 48.00 -
1-50 Boring tarminatedat 48.0 'eet
8/22/89
-
r65
-
r-80
-
1-85 ..
-
1-70
-
r-7S
-
1-80 ..
.. LOGGED: $ID¥e 1IuIIeI'.
QAIU. RIG: . MobIlo
. ..-.. .. RECORD OF BOREHOLE 8-3 PROJECT: SUNf IEIGHTS SHEET: 1 OF . 1 ~ I ' , I ..
: PROJEct LOCATION~ RENTON. WA. BORING DATE: Relative. . ..... DATUM:
PROJECT NUMBER: 893-1119 BORING LOCATION: Renlon;Wa.
IJJ a 5OIlPAOALE SAM.PlES PENETfIATION RESISTANCE
-' 0 l~
BlOWSlFT II
« :c 20 40 80 80 PlE20METE\
~~ Iii a: ~ I I OR w
::E oeSCRlPTlOH fJ ar w SLOWS I N STANDPIPE·
" :I ~ WATER CONTENT. PERCENT
fu :z . ~ :l SIn u . Wp~"" INSTAU.ATlON
if z III
a II:
0
20 40 eo 80
ID 127.45
I-0 Stiff. brown monl~ sandy . '.' 0.00
SILT w/lillle gravel SM I 55 SIII::I 19 .18/IS • (ROAO FIll) ;.;!~
I ~iLftgZW:t:a:rn; sand ~ 3.~
I-5 Cl 120.95 2 55 41218 30 1,8/18 •
i I ~~~[~r~~ SILTf CLAY
8.50 3 55 1::138 53 88 118/18 •
trace . sand and graye~
,.. 10 4 SH l' PlJSII
5 SS 51828 42 118/18 ~
I-1:1
8 SH ~PUSI
7 SS 1112::J::J 45 i l 8/1Ii • bentDnIIo
1-20
8 SS 51427 41 118/18 P
1-25 " III
9 SH ·2"PUSI
Cl
1-30
10 SS 8142::1 37 118118 Il -
1-35
11 SS 132::138 5& 118118 I
· . · .
40 · .
12 55 122443 117 118118 • · . ...
sand · . · . · .
45 · . · .
13 SS 123844 118118 .sz.
78.45 80
.. ,
411.00
I-~ Boring termlnatad 8149.0 feet 8123189
8/ZJI89
;
1-55
,.
~80
..
~85
,
e
I-70
I-7'
1-80
LOGGED: S!IwO SuIIor
DRILL AIB!' MabUs . .
.. . .
SUNCIEIGHTS lRojECT: RECORD OF BOREHOLE 8-4 SHEET: 10F 1 ~ .
. PROJECT LOCAT!ON: RENTON. WA BORING DATE: 8-23-89 . .-.. -DATUM: Relalive
PROJECT NUMBER: 893-1119 BORING LOCATION: Renlon.Wa.. .
W 0 SOIL SAMPl6 PENETRAnoN RESISTANCE
..J 0 i~~
BlOWSIFT III'·
< ~ 20 .co 80 SO PIEZOMETER
g/ii a:: .J: I I OR
:I ·w'
J:W OescRlPTlON B III UI SlOWSJ N ~. WATER CONTENT. PERCENT STANDPIPE
0-'" " ::E ~ a. Z 3 ~ I DEPTH
::J sin 0 Wp~WI INSTAUATION
W
W
0 if 2: a::
0 ~ 20 .co 60 SO
III
.. '.
92.32 --
0 -D.DO
Slifftfce~ and brown. SIL C y, wI trace sand and gravel a. 1 8IJ 8108 III 114118 .-
97.32 SS l-II TIXf .2 248 . 10 110118 III
dark grey. SILTY CLAY' Iwi trace fine sand 3 -ils 348 I~ 'OIlS --" ~SH D"PUSI
I-10
5 -SS 111113 24 1111118 I-
III 8 SS 8131S 31 1111118 III -
·7 SS 112123 44 1,11118 -
20 8' SS 81117 3S I 1811S •
wi lrac:s to IIt11e gravel and cobbl~
1-25 . a.
30
-S -as 2918 25 1111118 III ,
>-35 -
r-4CJ
11 SS 21 !5OIl5' 70 118/18 11
1-45
~.32 ~ Ss 81325 3a I t8l1! •
-49.00
1-50 Boring terminated at 49.0 feel
8/23/89
"
r-60
f-1ilS
1-70
1-75
'. 1-80
I.OGGED: SI<M9 SuIICt
nRlU.RIG: MabIle
" _ ...... RECORD OF BOREHOLE B~5 PROJECT: SUNS' '<;;IGHTS SHEET: 10F 1 ~ '. , • • I
. .PROJECT lOCATIO;(" RENTON. WA. BORING DATE: 8-17-89 . .... DATUM: Relative
PROJECT NUMBER: 893-1119 BORING LOCATION: Renton. Wa. .
-
SOIL PROFILE PENETRATION RESISTANCE
w a -' 0 I~
BLOWSifT II
-< t 20 40 60 80 PIezoMETER
~m ffi ~ OR
::f en CD w BlOWS/. STANDPIPE
Cl oeSCRIPTION u ::l! ~ N WATER CONTENT. PERCENT
Q. z ~ :l Bin &1' 'INSTALlATION
w WfJ~WI
a it DEPTH z II:
0
20 40 eo, 'so
III 10:;.7:1 --
-0 SIiIf, grex ,!."ttl~rf-';;;" 0.00
sandy S l T wrlini;' gravel Wi • 0" 12 f21i1 21 18/18 ta
102.25
I Firm. oliva rno!dedSlCiY cLAY 3.50 2 SS 344 8 118/18 III
-5 I wi"trace organics and trace
gravel " ;' Cl
97.25 3 sa 235 8 ,fSItS 1/
8.50
4 sa 3B5 11 112/18 .,
I-10 Very stiff. brown SILTY CLAY wI trace fllle sand and trace
gravel 15 SH 5"POSI ... ~
B SS 3510 IS 18/f8 •
-IS
Cl 7 ss SS fO 18 118/18 •
8 SS 3SB 15 118/18 •
f-2O
9 SH '1B'f'\S
f-25 " 79.75 III "
Hard, dark J.rey sandy SILTY
2B.00
,. 10 sa 829 :is 00 118/1~ •
CLAY wi Ii a gravel
-.
1-30
wi traces 0' dry sUt and 11 SS 1~ 2128 49, IIIIII! 1/
sand
f-35
CH 12 Ss 1332 47 711 !f8/f8' I
1-40
13 SS 10'1B 28 42 11&11S
,.
1-45
•
14 sa 71320 33 118/18 II
:is.75
49.00 -
f-110 Boring IlIflIlInaled 11149.0 leal
8/25/89
-
i-sa
-
I-SO
-
f-65
i-70
-
f-iu
-
f-io
"Ux.I(ED: Stew! Sullo(
oRIli RIG: . MobIl-
.. ..---:----------------RECORD OF BOREHOLE B-6 PROJECT: SUNs"-tEIGHTS ," . . . \. I
: PROJecr LocAnof(; REnTON, WA
PROJECT NUMBER: 893-1119
-0
-10
-IS
'"20
-30
1-50
-55
-78
1-80
OESCfllPTION
~gact brown coarse silly
sandy SILTY CLAY
to some grlVel
Hard, fractured brown mottled
SILTY CLAYw/lrace gravel
wi trace dIy silt and line
sand
Boring terminated at 49.0 feel
8/24/89
a..
a..
Cl.
BORING DATE: 8-18-89
BORING LOCATION: Renlon, Wa.
100.00
0.00
SAMPLES
BLOWS I
.81n
I SS 3811
·285 3814
3 SS 4710
" SH
18 Ialil
23 I~
17 ! lal11
.~. SS :J 5 9 14 118/11
I SS 61217 29 1~
81.00 7 SS 1729 18 45 13118
71.00 ·10 SS 2138:50 88 18/18
29_00.
II. sa 122734 S111i/1I
12 .SH 5"PUS1
13SS 82330 53 la118
51.00 14 SS· 194250
48_00
SHEET: 1 OF 1
..... DATUM: Relativu
PENETRATION AESISJANCE
BLOWS/FTIiI· 20 <10 60 ·80
I
WATER COHTENT. PEACEHT
~ I <10 rJl 60 1."'10
••
II
II
III
III
..
III
1/
II
II
PIEZOMETER
OR
STANDPIPE
INSTAUATION
bentonite
..
SUNOIGHT RECORD Of BOREHOLE B-8 -,
. rROJECT:
SHEET: 10F ~ ., ~J
. PROJECT. LOCATION: Renton, Wa. BORING· DATE: 8-16-89 . DATUM: Relalive
PROJECT NUMBER: 893-1119 BORING LOCATION: Renlon, Wa
PENETRA110N RESISTANCE
w 0 SOil
-' a ~~
BLOWSIfT II
< ::r:: 20 40 60 80 PIEZOMETER
glii Iii ffi t: I Of!
::r::w ::i 0) '" w STANOf'tPE ...... <' DESCRIPTION 0 ::i ~ BlOWS I N ~ WATER CONTENT, PERCENT
Q. 0) o· INSTAUAl10N
w z j ~ DEPlli
j sin w .Wp~Yri
0 ir z a::
0 3 20 40 80 .80
III 84.00 --
0 ~Wo~ and brownv'::tfF~ 0.00
wi tracs gravel, -.-'.-1 SS " 1417 31 IBl18 III
SM
r-0 2 SS !l1516 31 12f1S. II
; 77.00
Vs~lilf, brown mottled
7.00 3 SS 78.'11 24 III
Sil CLAY wI trace gravel
10 4 SS 31015 25 14/18 II
5 SS 81525 28 '1B118 II
~ 15
w/lrace jravsl and thin layers of medium to
fins san 6 SS " 1315 28 118118 II
Cl
7 SS 447 11 i 18118 II
f-2D 8 SH I
4" layer of silly gravel
9 SS 121313 28 118118
f-25 ~ !l8.00 CD
Very denss, ve~ moIst. brown
-:26.00
silty line to mad um SAND wi . 10 SS 192832 :IB 118118 •
some gravel
-.
,..30 SM ''-
11 SS 1112028 411 11S118 II
.':
• ,.. 3:1 411.00
38.00
Hard, darke3rsy, SilTY CLAY wi
Intarbedd sequence of wet silly 12 SS 252419 42 ,1S11,! II
rlOs&aild Cl
f-4D
42.00
42.00 13 ss B 1319 32 18/16 II
Hard. dark grey SILTY eLA Y
:-45 Cl
SS 102032 52 ISl18 II
35.00 · 411.00
-80 Boring terminated st 49.0 fssL
8/23/89
·
-55
-
i-80
-
f-85 ..
·
f-70 , ..
·
-.,; ..
. . ·
i-ail "
c· LOGGED: Steve SuI!«'
0fUlL RIG: • Mch!Ie ,
I-75
" " lOGGED:" SWIG BuIIot
CHECI<EO: "ca.
APPENDJXB
TEST PIT LOGS BY EARTH CONSULTANTS
G-OS70-1
~o Group Northwest, Inc ..
o
1\3"
.',.!. :.' Ea'rth
f'· Lt\ ieonsUltants Ine
:,' '.: ":'~1!8-1::EimpleeriIlllB aDd G--';
: ~~t."" .. :; .;_: ,Pro}. No.
Reference :
.. Kino" County I lV/Op 28
By Thomas Brothers Maps
Doted .1988
Vicinity Mop
ShurgOrd Self Storage
King. County, Washington
Plaie I·
MAJOR DIVISIONS GRAPH
SYMBOL
LETTER
SYMBOL TYPICAL DESCRIPTION
Coarse
Grained
Soils
More Than
50% Malerial
Larger Th.an
No. 200 Sieve
. Size
Fine
GraIned
Soils
More Than
50% Malerial
Smaller Than
No. 200 Sit've
Size '
Gravel
And
Gravelly
Soils
More Than
50% Coarse
Fraction
Retained On
No.4 Sieve
Sand
And
Sandy
Soils
Clean Gravels
(little or no fines)
Gravels Wilh
Fines ( appreciable
amount 01 fines,
00.00 ~:oo· ~W
°0°00°00 ~ 0 -SW Clean Sand 0 00. 0 0
(little or no fines) '::':'::'::"': ~P :::::!::::::::: Sp ~:.::.::.::: ..
Well-Graded Gravels. Gravel, Sand
Mixtures. Little Or No Fines
Poorly ~ Graded Gravels. Gravel-
Sand Mixtures. Little Or No Fines
Silty Gravels. Gravel-Sand-
Sill Mixtures
Clayey Gravels. Gravel-Sand-
Clay Mixtures'
Well-Graded Sands. Gravelly
Sands. Litlle Or No' Fines
Poorly-Graded Sands. Gravelly
Sands. lillie Or No Fines
SillY Sands. Sand -Sill Mixtures More Than
50% Coarse
Fraction
Passing No.4
Sieve
Sands With i ]~Ir ~i~I~I~W ~
Fines (appreciable Yf.~':;';"'''''Ioj4o~----::>,.J--------------------I
amount of fines I ,-: ~ ~ ~ Clayey Sands. Sand -Clay Mixtures
I I~ Inorganic Silts & Very Fine Sands. Rock AOl.or.Silty-
Clayey Fine Sands; Clayey Sills wI Slight Plasticity
Silts
And
Clays
MH~,' ~ mp
Inorganic Clays Of Low To Medium Plasticity.
Gravelly Clays. Sandy Clays. Silty Clays. Lean
Organic Sills And Organic
Silty Clays Of Low Plasticity
InorganiC Sills. Micaceous Or Oialomace.ous Fine
Sand Or Silty Soils
Sills
And
Clays
Liquid Limit 50 'r ./ /' //4 CH' ~Ch Grealer Than "'/ ./ ./ /' .. ~ Ch
Inorganic Clays Of High
Plasticily. Fat Clays
Highly OrganiC Soils
To~soiJ
Fill
.... ~'. ,", ................ _ .. .... -... ,"'"
Organic Clays Of Medium To High
Plasticity. Organic Sills
Peat. Humus. Swamp Soils
With High Organic Contents
Humus And Duff Layer
HIghly Variable Constiluents
The Discussion In The Texl Of This Report fs Necessary For A Proper Understanding
Of The Nalure Of The Material Presenled In The Allached Logs
Notes:
Dual symbols are used to indicate borderline soil classification. Upper
case letter symbols' designate sample classifications based upon lab-
oratory testing; lower case letter symbols designate classifications not
verified by laboratory testing.
I r 0.0. SPLIT SPOON SAMPLER
IT 2.4-1.0. RING SAMPLER OR SHELBY TUBE SAMPLER
P SAMPLER PUSHED ...
SZ
I
SAMPLE NOT RECOVERED
WATER LEVEl (DATE)
WATE:R OBSERVATION WELL
C TORVANE READING. tsf
qu PENETROMETER READING. tsf
W MOISTURE. percent of dry weight
pet ORY DENSITY. pounds per cubic ft.
LL LIQUID LIMIT. percent
PI PLASTIC INDEX
(#J .
·;.t .;1 '. Earth .'
. .' .... .; Consultants Inc.
. Geo1technical Engineering aml Geollogy
Proj. No. 4002 Date Aug '88 Plate 3
·LEGEND ..
E-o ~ r:.;:j ~
Q
M
II
::r::
U Z -I ....
~ ~ ~ r;r;l
..J r;r;l
..J
c5 -~ ~
160
140
120
100
A
~
.3:
It
l
~-1!
; f.. . ' I~
60
40
o
:rAS.H-
TP-5
(Projected)
I
30
BLDGB'
I
60 90
BLDG A
2nd FF= 123'
1st FF = 110'
Boring B8 TD @ 49'
120
I
150
'~:tl '~r';
if:' _ .
.. '1ft'
~.'.
BoringB5
TD@49'
I
180
,.
I
I
",""
/
SOIL LEGEND
MIl: High Plasticity SIL T
CL: CLAY
SM: Silty SAND
t
EXISTING.--.......J .
GRADE .. ~
j
\
l i
I
. / J,:r~p-d':uT lI'}1 J~.'
\ /-11'.6-
G1t ~:c:!'
Blow Count ./~~.
'N' Values fA();"
I
210 240
Boring B2
TD@48'
I
270 \ 300 I 330
~I
~I
I
.f. A V
T. r 160
140
120
100
80
60
40
HORIZONTAL SCALE: I-INCH = 30 FEET ! .
Group Northwest, Inc.
SCALE . As Shown
Geotechnical 8lgineers. Geologists. &
Environmental Scientists
DATE 8117/04 MADE WJL I' CHKD
\
·:CROSS SECTION A -A'
PROPOSED KENNYDALE BUSINESS PARK
RENTON,WASBINGTON
we JOB NO. G-OS70-1 I PLATE 3
TEST PIT NO. _1..110-
logged By STL
Date . 7/21/88 E/ev. 74'±
Depth. W
(ft.) uses . Soil Description C%)
O --~~----~~~------~~~~~~--~--~----~--~~~~------
5
10
ml SILT with scattered gravel, moist 17
ml Brownish gray SILT, low plasticity, moist, soft
CH Brownish gray CLAY, moist, medium stiff to stiff
Gray and brown mottled at 8 feet
Gray and stiff below 9 feet
Test pit terminated at 12 feet below existing grade.
groundwater seepage encountered during excavation.
15
24
31
33
No
qu=1.25 tsf
LL=53
PL=25
qu=1.5 tsf
qu=2.5
tsf
qu=1.5
15 ~--------------------------------------------------------~
logged By STL
Date 7/21(88 TEST PIT NO. ___..2·_ E/ev. 70 '±
O --~~--~--------------~-----------------------r--~----~ ml Grayish brown SILT, low plasticity, moist, ·soft . ·21
5
10
.ell Gray and brown mottled silty CLAY/clayey SILT,
ml moist, stiff, with scattered cobbles 23 qu=2.25
tsf
cl Gray and brown silty CLAY, moist, stiff
Test pit terminated at 9 feet below existing grade.
groundwater seepage encountered during excavation.
~ ..
32
No
u=2.5
tsf
TEST PIT lOGS
SHURGARD SELF STORAGE
KING COUNTY, WASHINGTON
proj. No. 4002 Date Aug'88 PIa18 4
I I
I ,
. ;
Depth
(ft.) .
0
5
10
.TEST PIT NO~ 3
logged By STL
Date 4/21/88 67'+* E;lev. -
uses
cl
cl
Soil Description
Dark gray silty CLAY
Gray and brown silty CLAY, moist, stiff
W
(%)
25 qu=2.5
tsf
27 qu:::2.0
tsf
47
qu=l. 75
Test pit terminated at 9.5 feet below existing grade. No
groundwater seepage encountered during excavation.
15 ~ ______________________________ ~~ ________________________ -J
0
5
10
logged By STL
Date 7/21/88 TEST PIT NO. 4
ml Gray .sandy SILT with roots,moist, loose
ml Gray brown SILT, low plasticity, moist,
stiff ----------
medium
CL Gray brown mottled silty CLAY, moist, stiff
Elev.
18
19
19
23
57'±
qu=I.75 .
tsf
qu=2.5 tsf
LL=31
PL=18
u=2.5
tsf
Test pit terminated at 10 feet below existing grade.
groundwate~ seepage encountered during excavation.
Nt}
Earth Consultants Incs
~InImlcaB ~c aD:II ~l'
TEST PIT lOGS
SHURGARD SELF,STORAGE
KING COUNTY, WASHINGTON
Proj. No. 4002 Date Aug'88 Plate 5
.' i
I I
TEST PIT NOm 5
togged By STL
Date 7/21/88 Elev. 45 I ±
Depth W
(ft.) uses Soil Description (%) o ~~~--.-~~~~~----~------------------~~~-----Fill: Light brown silty SAND with gravel,
15
sm
cl
moist, loose 4
-concrete rubble at 3 feet
20 2-inch grass layer
Gray silty CLAY, moist, medium stiff
Gray and brown mottled below 7 feet 31
Test pit terminated at 11 feet below eXisting grade. No
groundwater seepage encountered during excavation.
qu::;l. 75
·tsf
logged By STL
Date 7/21/88 TEST PIT NOD 6 Elev. 36 I ±
o~~~----~----------------------------------------~--~------~
5
10.
15
ml
CH
Fill: Light gray sandy SILT with organic matter,
i.e. roots, wood pieces, concrete rubble
Gray CLAY, moist to wet, soft
slow seepage at 4.5 feet
-gray-~rown mottled below 5 feet
cl Dark gray silty CLAY, .moist to wet, soft
cl Gray-blue silty CLAY, moist, soft
100
<l qu::;O. 75
LL=69
PL::;32
26
31
qu=.75
tsf
qu=.75 tsf
qu=l.O
tsf
Test pit terminated at 13 feet below existing· grade. Ground-
water seepage encountered at 4.5 and 9 feet durin excavation.
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SHURGARD SELF STORAGE
KING COUNTY, WASHINGTON
Proj. No. 4002 Date Aug'88 Plate 9
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SHURGARD SELF STORAGE
KING-COUNTY, WASHINGTON
Proj. No. 4002 Date Aug'SS Plate· 10
i I I I i
PUBLIC
HEARING
City of Renton
Deparlment of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Owner:
Contact:
File Number:
February 14, 2006
Kennydale Business Park
G21 Company
. P.O. Box 1925
Bellevue, WA 98009
Bryan Borchers
CDA Pirscher Architects, Inc.
P.O. Box 55429
Seattle, WA 98155
LUA-05-114, SA-H, ECF
Applicant:
Planner:
Howard Seelig
Seelig Family Properties
P.O. Box 1925
Bellevue, WA 98009
Jill K. Ding, Associate Planner
Project Description: The applicant is requesting Hearing Examiner Site Plan review for the construction
of two office/retail buildings with associated surface/structure parking and
landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet
two stories over two levels of parking. Building B is 38,934 gross square feet with
one level of structure parking under the south section. A surface parking lot is
proposed on the east side of Building A. The site is zoned Commercial Arterial.
Access to the site would be via two private drives from NE 48th Street. According to
the City's Critical Areas map, the site contains Protected Slopes.
Project Location: 1900 Block of NE 48th Street (SE 76th Street in City of Newcastle)
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
PreOminary Report to the Hearing Examiner
LUA-O~114, SA-H, ECF
PUBUC HEARING DATE: February 14, 2006 Page20f10
B. EXHIBITS
The following exhibits are entered into the record:
Exhibit NO.1: Yellow file containing: application, proof of posting and publication, environmental
review and other documentation pertinent to this request.
Exhibit NO.2: Neighborhood Map (dated received September 21, 2005).
Exhibit NO.3: Site Plan (dated August 15, 2005).
Exhibit NO.4: Preliminary Landscape Plan (dated August 15, 2005).
Exhibit NO.5: Preliminary Landscape Analysis (dated August 15, 2005).
Exhibit NO.6: Site Survey (dated August 15, 2005).
Exhibit NO.7: Water and Sewer Plan (dated September 5,2001).
Exhibit NO.8: Drainage Plan (dated September 26, 2001).
Exhibit NO.9: EXisting Tree Plan (dated August 15, 2005).
Exhibit No. 10: Elevations (dated August 15, 2005).
Exhibit No. 11: Building B P4 Parking -Floor Plan (dated August 15, 2005).
Exhibit No. 12: Building B Ground Floor Level -Floor Plan (dated August 15, 2005).
Exhibit No. 13: Building A P3 Parking Level/Building B 2nd Floor -Floor Plan (dated August 15,
2005).
Exhibit No. 14: Building A 1 st Floor -Floor Plan (dated August 15, 2005).
Exhibit No. 15: Building A 2nd Floor -Floor Plan (dated August 15, 2005).
Exhibit No. 16: ERC Mitigation Measures (dated June 20,2005)
Exhibit No. 17: Zoning Map
c. GENERAL INFORMATION:
1.
2.
3.
4.
5.
6.
7.
B.
Owner of Record: G21 Company, P.O. Box 1925 Bellevue, WA 98009
Zoning Designation: Commercial Arterial (CA)
Comprehensive Plan Commercial Corridor (CC)
Land Use Designation:
Existing Site Use: Vacant
Neighborhood Characteristics
Norlh:
East:
South:
West:
Access:
Site Area:
Project Data:
Existing Building Area:
New Building Area:
Multi Family Residential-zoned Commercial Arterial (CA)
Single Family Residential-City of Newcastle
Multi Family Residential
Self-storage -zoned Commercial Arterial (CA)
NE 48th Street via two internal driveways
209,468 sq. ft. (4.8 acres)
Area
N/A
123,604 sq. ft.
comments
N/A
N/A
HEX RPT05-114
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
PreOminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14, 2006
Total Building Area: 123,604 sq. ft.
D. HIS TORICAUBA CKGROUND:
Action
Zoning
Comprehensive Plan
Annexation
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5100
5099
4318
N/A
E. APPUCABLE SECTIONS OF THE DEVELOPMENT REGULA TIONS:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table '
Section 4-2-120.A: Commercial Development Standards
. 2. Chapter 3 Environmental Regulations and Special Districts
Section 4-3-040: Commercial Corridor Business ,Designations -Automall District
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations -General
Section 4-4-070: Landscaping Regulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Procedures and Review Criteria
Section 4-9-200: Site Plan Review
6. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
3. Economic Development
G. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND
Page 30(10
Date
11/01/2004
11/01/2004
06/1711991
The applicant is requesting Hearing Examiner Site Plan Review for the construction of two officelretail
buildings with associated surface/structure parking and landscaping on a 4.8 acre vacant site zoned
Commercial Arterial (CA). The proposed Building A is 84,670 gross square feet and is two-stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structured parking under
the south section of the building. The subject site is located on the southern side of NE 48th Street at
approximately the 1900 block. The subject site abuts the City of Newcastle on the eastern and southern
property lines.
The topography of the subject site slopes from east to west at an average slope of 30 percent and
contains some localized areas where the slope exceeds 40 percent meeting the definition of a Protected
Slope. An Exception through Modification was requested to modify the Protected Slopes based on the
HEX RPT05-114
City of Renton P/BIPW Depat1ment
KENNYDALEBU~NESSPARK
PUBUC HEARING DATE: February 14, 2006
Preliminary Report to the Heating Examiner
LUA-05-114, SA-H, ECF
Page 40(10
applicant's analysis, which indicated that the slopes were artificially created. The modification was
granted, therefore the Protected Slopes may be modified.
The landscape plan indicates the perimeter of the site will be landscaped primarily with Red Sunset
Maple, Sugar Maple, Austrian Black Pine, Okame Flowering Cherry, and Aristocrat Pear. additional
landscaping primarily of various shrub species. lawn. and ground cover will be planted within the parking
area and adjacent to the proposed structure.
The structures are proposed at a height of approximately 48 feet. The front of the proposed buildings is
oriented to the east. towards the P1 parking level and the rear of the buildings face to the west towards
the P5 parking area. NE 48th Street runs alon~ the north property line of the subject site. Access to the
site is proposed via two driveways off of NE 48 h Street. A majority of the parking spaces provided are
located within the structure in a parking garage. Additional spaces including handicap accessible parking
spaces are located along the eastem and westem sides of the buildings.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended).
on November 1, 2005 the Environmental Review Committee issued a Determination of Non-
Significance. Mitigated for the project. The DNS-M included nine (9) mitigation measures. A 14-day
appeal period commenced on November 7. 2005 and ended on November 21. 2005. No appeals of the
threshold determination were filed.
3. ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures
were issued for the Determination of Non-Significance -Mitigated:
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be
disturbed. The silt fence shall be in place before clearing and grading is initiated. and shall be
constructed in conformance with the speCifications presented in the King County Surface Water
Design Manual (KCSWDM). This will be required during the construction of both off-site and on-site
improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away
from the construction area to a stabilized discharge point. Vegetation growth shall be established in
the ditch by seeding or placing sod. Depending on site grades. it may be necessary to line the ditch
with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of
drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe
systems can also be used to convey stormwater across the site. This will be required during the
construction of both off-site and on-site improvements as well as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation
control measures at the site during the construction of both off-site and on-site improvements as well
as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of
change or revision to maintenance schedules or installation shall be submitted by the project
Engineer of record to the public works inspector for the construction of the civil improvements of the
plat. Certification of the installation, maintenance and proper removal of the erosion control facilities
shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the
satisfaction of the representative of the Development Services Division for the duration of the
project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of
building area. The fee shall be paid at the time of building permit issuance.
HEX RPT05-114
· : .
CitY of Renton PIBI'PW Department
KENNYDALE BUSINESS PARK
'preuininary Report to the Hearing Examiner
LUA-OS.114,SA-H, ECF'
PUBUC HEARING DATE: February 14, 2006 Page 5 of. 10
9. 'The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per
each new average daily trip associated with the project, estimated at 1,037 tripS. Thefea shall be
paid prior to the issuance of building permits.' , '
4. ,STAFF REVIEW COMMENTS
Representatives froni various city departments have reviewed the applicatiol1 materials to identify anq "
address site plan issues from the proposed development. These, cOmments are cOntained in the official
'" file; aild'the essence,of the"comments has been incorporated into the appropriate sections ofthis'repart
and the DepartmentalReci>mmendationat the end of thereport.' ' .
'5.' ," 'CONSISTENCVWITHSITE PLAN APPROVAL CRITERIA·
As perRMC 4-9~200.E, "The Reviewing Official shall review'and act 'upon site plans based upon
comprehensive planning considerations am:! thefol19wing cnteria. These criteria are objectives of good
site plans to be aimed for indevelopmentwithin,the City of Renton. However, stricLc6mpliancewith any
:one 'ormore particular criterion, may not be necessary or reasonable. These criteria.",lso provide afr~me '
: o(refereilcefor theapplicarit in developing a site, but are not intended to,be inflexible standards or to
,disCourage creativity a'1d innovation. The site plim review criteria include, but are not ,limited to, the '
f,ollmving:' '" '. ,
(ArCONFORMANCE WITH THE COMPREHENSIVE PLAN,iTSEL.,E~E~TS {!< POLICIES ,;'
The Comprehensive Plan Land Use Map designation f~rthe prOj~ct' property is Commercial
Corridor (CC). The intent of Commercial Corridor areas is to evolve from,"strip commercial~
linear business districts to business areas characterized by enhanced site planningincorp<miting
efficient parking lot design, coordinated access, amenities, and boulevard treatment. '
The following Comprehensive Plan policies are applicable to th~ proposal:
Commercial Corndor Land Use Element
Policy LU-349. Support development plans incorporating the following features:
1) Share access points and fewer curb cuts;
2) Internal circulation among adjacent parcels;
3) Shared parking facilities;
4) Allowance for future transition to structured parking facilities;,
5) Centralized signage;
6),Unified developmenfeoncepfs; and
,7) Landscaping and streetscape'that softens visual impacts.
The proposal would create two curb cuts for., access, to the property; all of thebusir1E~~ses tq be ,.
located within tlie proposed office park would share these access points. No internal citcLllatio.n
is proposed among. adjacent parcels as the parcels to 'the south and west'and currently
developed with existing structures that would not be conducive to common access points and the
.eastern pqrtion of the subject site is encumbereq by slopes some of which exceed a grade o~40
percent, therebY,making access to the eastem parcel very'difficult. Structured 'parking is
proposed within Building A and Building B and all parking onsite would be shared parking. The
submitted landscapeplari indicates that landscaping will be instaUed ,along the site's NE 48th
Street right~of~way and will soften the visual impacts of the proposed buildings. Signage for the
, ,proposed office park will be reviewed ata later date, however it will be required to comply with
the City's sign regulations. '
HEX RPT05-114 .
City of Renton PIBIPW Department
KENNY DALE BUSINESS PARK
Preliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14, 2006 Page60f10
HEX RPT05-114
Policy LU-350. New development in Commercial Corridor designated areas should be
encouraged to implement uniform site standards, including:
1) Minimum lot depth of 200 feet;
2) Maximum height of ten (10) stories within office zoned designations;
3) Parking preferably at the rear of the building, or on the side as a second choice;
4) Setbacks that would allow incorporating a landscape buffer;
5) Front setback without frontage street or driveway between building and sidewalk; and
6) Common signage and lighting system.
The lot depth of the subject site exceeds 200 feet, the proposed structures would not exceed a
height of 10 stories, the parking will be provided within the structure and at the side or rear of the
buildings, the setback are proposed to be landscaped, no driveways are located between the
building and the sidewalk. No signage or lighting information has been submitted, as these items
will be reviewed at a latter date. However compliance with the City's lighting and signage
regulations will be required.
Policy LU-357. Public amenity features (e.g. plazas, recreation areas) should be encouraged as
part of new development or redevelopment. A grassy area is proposed in front of the building
along NE 48th Street that could be utilized by the public and a plaza is proposed on the eastern
portion of the building at the main entrance. In addition decks are proposed on the proposed
buildings.
Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms),
especially along roadways, to reduce visual impact. Landscaping is proposed within the surface
parking area.
Community Design Element:
Obje.ctiveCD-I: New commercial buildings should be. architecturally compatible with their
surroundings in terms of their bulk and scale, exterior materials, and color when existing
development is consistent with the adopted land use vision. The bulk and scale, and exterior
materials would be compatible with the surrounding neighborhood. The parcel to the west
contains a self-storage development and the parcel to the south is a multi family residential
development. The proposed buildings would be 38,934 gross square feet and 84,670 gross
square feet which is compatible with the existing buildings in the surrounding neighborhood. The
proposed building materials include concrete, aluminum, glass and standard building colors
associated with the proposed office park.
Policy CD-44. Development should provide appropriate landscaping and faqade treatment when
located along designated City arterials or adjacent to less intense developments in order to
mitigate potentially adverse visual or other impacts. Landscaping is proposed along all portions
of the site that abut or are adjacent to less intensive residential uses.
Policy CD-50. Trees should be planted along residential streets, in parking lots requiring
landscaping, and in other pervious areas as the opportunity arises. Trees should be retained
whenever possible and maintained using Best Management Practices as appropriate for each
type. A landscape plan was submitted with the project application and a variety of trees are
proposed within the surface parking lot, along the NE 48th Street frontage, and in addition several
trees located on the eastem portion of the parcel are proposed to be retained.
Policy CD·62: Landscaped parking strips should be considered for use as a safety buffer
between pedestrians and moving vehicles along arterials and collector streets. The perimeter and
interior of the parking areas would be landscaped with a variety of plant materials to create a
buffer and screening of the parking stalls. Along NE 48th Street, landscaping and street trees
would be installed.
Economic Development
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
PreOminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14, 2006 Page 70f10
Policy ED-3. Lands with adequate existing infrastructure should be given priority for
development. The subject site has adequate infrastructure in place, with some relocation and
extension of utilities required to provide for the development.
Objective ED-B: Expand the retail and office base within the City. The proposal would generate
new retail and employment opportunities with the City.
(B) CONFORMANCE WITH LAND USE REGULATIONS
HEX RPT05-114
The subject site is. zoned Commercial Arterial (CA). The CA zone is established to provide
opportunities for a wide range of commercial uses and to set site development standards that
transition the commercial area from "strip commercial" linear business districts to business areas
characterized by enhanced site planning, incorporating efficient parking lot design, coordinated
access, amenities and boulevard treatment.
The CA zone allows retail and office uses as primary permitted uses.
Development Standards
Lot Dimensions -There are no minimum requirements for lot size, lot width or depth within the
CA zone unless located in a special corridor of which this site is not. The subject site is 4.8 acres
in area with a lot width of 325 feet and a lot depth of 635 feet.
Building Lot Coverage -The maximum lot coverage allowed is 65 percent of the total lot area.
The overall total of the building footprints for proposed Building A and B would be 68,088 square
feet. This generates a total building coverage of 33.5 percent (68;088 sq. ft. 1209,476 total site
sq. ft. = 32.5 percent), which is below the maximum lot coverage permitted.
Setbacks / Landscaping -The minimum front yard setback is 10 ft. with no maximum. The
minimum side yard along a street is 10ft. and no rear or interior side yard setbacks unless the
property abuts or is adjacent to a residential zone. The site is surrounded by commercially zoned
properties on the north and west and residentially zoned . properties on the south and east.
Therefore the proposed structures shall maintain a side yard setback from the eastern property
line of 15 feet and a rear yard setback from the southern property line of 15 feet, no side yard
setback is required along the western property line. Proposed Buildings A and B would maintain
a front yard setback of 20 feet along the northern property line, a side yard setback of 159 feet
from the eastern property line, a side yard setback of 30 feet from the western property line and
a rear yard setback of 40 feet from the southern property line.
Landscaping would be provided within the required front, rear and eastern side yard. In addition
a large vegetated area located on the eastern portion of the property would not be developed.
The proposed streets trees along NE 48th Street would include Red Sunset Maple and Sugar
Maple along with sod as a ground cover. Other types of vegetation proposed within the parking
area, setback areas, and surrounding the building would include a variety of tree species, shrubs,
and ground cover. The trees proposed include an Austrian Black Pine, Douglas Fir, Western
Hemlock, Okame Flowering Cherry, and Aristocrat Pear tree. "f,he shrubs proposed include
Redtwig Dogwood, Fraser's Phonia, Kelseyi Dogwood, Evergreen Huckleberry, Macranthazalea,
Sarcococca, "David's Viburnum", and Wood's Rose. The groundcover species proposed include
Japanese Spurge, Vancouver Jade Kinnikinnik, and Salal. All landscaping is required to be fully
irrigated unless drought tolerant plants are used.
The proposed landscaping, plant size, type, and location, is appropriate for the proposed
development. The preliminary landscape plan illustrates materials that would enhance the visual
character of the proposed Kennydale Business Park.
The surface parking areas are required to be landscaped. When there are more than 100
spaces, 35 sq. ft. of landscaping per space is required. With 117 parking spaces, 4,095 sq. ft. is
required, the applicant is proposing 12,486 sq. ft. of landscaping within the parking lot. In
addition, all parking spaces are required to be located within 50 feet of a landscaped area.
Some of the parking stalls located on the western side of the proposed structure are not located
within 50 feet of a landscaped area. Therefore, staff recommends as a condition of approval
City 01 Renton PIBIPW Department
KENNYDALE BUSINESS PARK
Preliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14, 2006 Page 80110
that a revised landscape plan be submitted with the building permit application showing all
parking spaces within 50 feet of a landscaped area.
Building Umitations -There is no maximum gross floor area for a single commercial use or for a
single office use except for within a special corridor of which this project is not within.
Building Height -The CA zone allows a maximum building height of 50 feet. The height of the
proposed structures would be 47 feet 11 inches to the top of the roof structure. All structures
would be less than the maximum allowed height and thus in compliance with the CA standard.
Screening -The submitted site plan indicates that rooftop equipment will be screened
appropriately. In addition, the site plan submitted indicates that a refuse and recyclable area will
be located near the southeast corner of Building A. A minimum of 2 square feet per 1,000 gross
square feet of building area is required for a recyclable area and a minimum of 4 square feet per
1,000 gross square feet of building area is required for a refuse area. Based on a total gross
building square footage of 123,604, 247 square feet of recyclable area is required and 494
square feet of refuse area is required. The proposed refuse and recyclable area exceeds the
minimum requirements.
The refuse and recyclable area is required to maintain a minimum setback of 50 feet from a
residential zone. The proposed location complies with the 50-toot setback requirement.
The proposed enclosure shall be screened by a 6-toot high wall or fence. Screening details were
not submitted with the land use application. Staff recommends as a condition of site plan
approval that the applicant be required to submit a screening and enclosure detail for the
proposed dumpster that meets City standards prior to building permit issuance.
Parking, Loading, and Driveway Regulations -Parking regulations require a specific number of
spaces based on the amount of square footage dedicated to certain uses. The proposal for two
office buildings has a required parking ratio of a minimum of 3 spaces per 1,000 square feet of
net floor area and a maximum of 4.5 spaces per 1,000 square feet of net floor area. The
applicant indicates that the total square footage for -both proposed buildings is 123,604 square
feet. Based on the parking ratio allowed for an office use a minimum of 371 parking spaces
would be required and a maximum of 556 parking spaces would be permitted. The applicant
proposes to provide a total of 414 parking stalls, which is within the range of parking spaces
required.
The parking spaces are in compliance with the minimum requirements for drive aisle and parking
stall dimensions and the provision of ADA accessible parking stalls.
Driveways -The proposed site plan shows two driveways accessing the subject site off of NE
48th Street. The intemal vehicular circulation pattem shows two way drive aisles, however there
are some one way drive aisles into and out of the structured parking areas.
(C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE
HEX RPT05-114
The subject site is located within the Commercial Arterial (CA) zoning designation and is
bordered on the north by multi family residential development, on the east by single family
residential development, on the south by multi family residential development and on the west by
a motel and a self storage. The proposal is not anticipated to adversely affect the commercial
properties abutting the western property line of the subject site. The impacts that the proposed
business park may have on the abutting residential properties would be mitigated by the
landscaping proposed and retained along the northern, eastem, and southem property lines. In
addition, the proposed business park sits at a lower elevation than the existing single family
residences located along the eastern property line, thereby reducing its visual impact on those
residences. Staff anticipates the project to add value to the site and further enhance the retail
opportunities in the area. The additional retail uses would potentially increase the amount of
activity in the area.
Construction activities would result in some noise, dust and traffic impacts on surrounding
properties. The applicant has submitted a Construction Mitigation Plan outlining mitigation
measures to be employed for minimizing dust, noise and traffic impacts during construction.
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
Preliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14,2006 Page 90'10
Potential short-term noise and traffic impacts would result from the initial construction of the
project. Existing code provisions that limit construction work hours, and the applicant's
construction mitigation plan, which indicates proposed work hours from 7:00 am to 5:00 pm,
Monday through Friday, would mitigate these impacts.
(D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
The proposed structures would be located on the western portion of the subject site to reduce the
impact of the proposed structures on the slopes located on the eastern potion of the subject site.
The structures would comply with all of the required front, side, and rear yard setback
requirements. In addition, adequate parking will be provided on-site (structured and surface
parking) for the patrons of the commercial uses. .
The landscape plan indicates that sufficient street trees will be planted along the site's NE 48th
Street frontage to buffer the proposed structure from the noise and visual impacts of traffic on
NE 48th Street.
Potential erosion impacts that could occur during project construction would be adequately
mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation
Control Plan (TESCP) and a Construction Mitigation Plan prior to issuance of Construction
Permits.
(E) CONSERVATION OF AREA-WIDE PROPERTY VALUES
The proposed retail/commercial development is expected to increase property values in the
vicinity of the site. The development of the site provides improvements to infrastructure,
landscaping and lighting and additional employment opportunities.
(F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION
A Traffic Impact Analysis (TIA) was required as part of the project and submitted with the land
use application. The TIA was prepared by William Popp Associates, dated June 11, 2004. Two
driveways on the south side of NE 48th Street would provide access to the site. The site
development proposes a total of 414 parking stalls (117 surface stalls and 297 structured stalls).
An internal 24-foot wide two-way driveway is shown on the site plan encircles the buildings,
connecting the two driveways. Half street improvements will be required along the frontage of
the site.
Additionally, the Lake Washington Boulevard/NE 44th 11-405 NB ramps intersection is regulated
by the Washington State Department of Transportation (WSDOT) and is considering an all-way
stop control for this intersection. Our transportation division has apprised WSDOT of this
project.
The ERC placed a mitigation measure on the project requiring a Transportation Mitigation Fee.
The Transportation Mitigation Fee is based on a rate of $75.00 per new average daily trip
generated by the project.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the
Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic
Planning Section will review construction-related impacts prior to issuing final construction
permits.
(G) PROVISION OF ADEQUATE LIGHT AND AIR
HEX RPT05-114
The proposed buildings are designed appropriately to allow adequate light and air circulation to
the buildings and the site. The design of the building will not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide for normal airflow.
The City of Renton Development Standards regulates exterior onsite lighting, including security
lighting. Compliance with these regulations (RMC 4-4-075) ensures that all building lights are
directed onto the building or the ground and cannot trespass beyond the property lines. Staff
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
PreUminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14, 2006 Page 100'10
does not anticipate that exterior lighting would impact the surrounding buildings and the adjacent
uses provided code requirements are met.
(H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS
It is anticipated that the most Significant noise, odor and other potentially harmful impacts would
occur during the construction phase of the project. The applicant has submitted a Construction
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of
dust, traffic controls, etc.
The proposed development would not generate any harmful or unhealthy conditions. There
would be noise impacts of increased traffic and activity that are normally associated with an
office development.
(I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE
PROPOSED USE
Fire Department, Police and Parks staff have indicated existing facilities are adequate to
accommodate the subject proposal, subject to the applicant's payment of the necessary impact
fees.
The City's Environmental Review Committee (ERC) required the applicant to pay a Fire
Mitigation Fee in the amount of $0.52 per square foot of new'commercial building area prior to
the issuance of building permits. 'In addition, ERC also required the applicant to pay a Traffic
Mitigation Fee based on $75.00 per each new average daily trip associated with the project was
required by the City's ERC prior to the issuance of building permits.
Water service and other utilities are available and would be extended and or relocated as
necessary to the structures as required by City code.
(J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT
The proposal would develop a site that is currently vacant and would not result in neighborhood
deterioration and blight.
H_ RECOMMENDA TlON:
Staff recommends approval of the Kennydale Business Park, Project File No. LUA-05-114, SA-H,
ECF subject to the following conditions.
1. A revised landscape plan shall be submitted with the building permit application showing all parking
spaces within 50 feet of a landscaped area.
2. A screening and enclosure detail for the proposed dumpster that meets City standards shall be
submitted with the building permit application.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
HEX RPT05-114
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·TOTAL SITE f>I', 20~.46'b f>I'
FOOTPRINT AF<EA, 6S,0Se f>I'
EXISTING IMPERVlo:JS AREA, 0 f>I'
PROPOSED IMPERVlo:J& AREA, 130,12& f>I'
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LAND!lCAPE AREA (PERIMETER). 64.031 81'
PERCENTAGE OF LOT COVERED ey 6UILDINGS OR STRUCTUF<ES, 33%
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eUILDING A WING I 20A6Sf>I'
eUiLDING A WING 2 2t.M3f>1' 6UILDING A WING II2ND Ft..R> 21,2e4eF 6UILDING A WING 2(2ND FLR) 21,284 f>I' 6UILDING e WING I 6,1~& 81' 6UILDING e WING 2 12)1681'. 6UILDINGo e WING 1(2ND FLR> 1,6&1 81'
eulLDING e WING 212ND FLR> 12,400 81'
TOTAL f>I' 123,604 SF
eulLDING A P2 PARKING 60.024 SF 6UILDING A P3 PARKING 60.024 SF
TOTAL SF 3 PER 1000 SF 120.04881'
OFFICE,
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MAX, 4.& PER 1.000 SF 103);41 81'/1.000 • 4.& , 466 STALLS
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P2 PARKING LEVEL· 130 STANDARD STALL&
P3 PARKING LEVEL· 131 STANDARD &TALLS
P4 PAI'!<ING LEVEL· 36 STANDARD STALLS
PS AT Gl=!ADE PARKING· 22 &TANDARD STALLS
TOTAL, 3S8 STALLS
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CITY OF RENTON ./
DETERMINATION OF NON-SIGNlfHCANCE-MBTRGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA05-114, SA-H, ECF
APPLICANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two officelretail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
. LEAD AGENCY:
MiTIGATION MEASURES:
1900 Block of NE 48th Street
The City of Renton
Department of Planning/BuildinglPublic Works
Development Planning Section
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point Vegetation growth shall be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall confoff!1 to the specifications
presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as well as building construction_
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or ins~lIation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the civil improvements of the plat Certification of the installation, maintenance
and proper removal of the erosion control facilities shall be required prior to recording of the plat
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water DeSign Manual level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area_ The fee
shall be paid at the time of building permit isSuance.
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of
building permits.
Exhibit 16
ERC Mitigation Measures Page 1 of1
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Kathy Keolker,Mayor
March 21, 2006
Howard Seelig
Seelig Family Properties
PO Box 1925
Bellevue, W A 98009
SUBJECT: Kennydale Business Park
LUA-05-114, SA-H, ECF
Dear Mr. Seelig:
CiTY ... -)F RENTON
Hearing Examiner
Fred J. Kaufman
This letter is to infofm you that the appeal peri()d has ended for the Hearing Examiner Business
Park approval. No appeals were filed. This decision is final and you may proceed ..
The conditions listed in the City of Renton Hearing Examiner Report & Decision must be
satisfied before the· final plat can be recorqe4 .. If you haye any questions regarding the recording
. process or any other matters, as .well as for subnuttirig revised plans, you may contact Carrie
Olsen at (425) 430-7235.
Sincerely,
·/~O~
Nancy Thompson .
Secretary to Hearing Examiner
cc: Jill Ding, Development Services
Jennifer Henning, Development Services.
Bryan Borchers, Architect
All Parties of Record
-'------'10-5-5 -So-u-th-G-r-ad-y-W-a-y---R-en-to-n-, -W-as-h-in-gt-on-9-g0-5-S--.;...(4-25-)-4-30--6-5-15-.----·. ~
~ This oaoer con1ains 50% recvded mateiial. 30% oost consumer AHEAD OF THE CURVE
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON)
) ss.
County of King )
Nancy Thompson being first duly sworn, upon oath, deposes and states:
That on the 2nd day of March 2006, affiant deposited via the United States Mail a sealed
envelope(s) containing a decision or reco'mmeridation with postage prepaid, addressed to
the parties of record in the below entitled application or petition.
Signature:
J 0
,2006.
No Public in and for the State of Washington
Residing at £Cn T&:Je1 ,therein.
Application, Petition or Case No.: Kennydale Business Park
File No.: LUA 05-114, SA-H, ECF
The Decision or Recommendation contains a complete list of the Parties of Record.
[~ __ H_E_ARlI_N_G_E_XAM __ IN_E_R_'_S_RE_P_O_R_l'_~J
Minutes
APPLICANT:
OWNER:
CONTACT:
LOCATION:
SUMMARY OF REQUEST:
SUMMARY OF ACTION:
O~CEOFTHEHEAruNGE~R
CITY OF RENTON
Howard Seelig
Seelig Family properties
PO Box 1925
Bellevue, W A 98009
G21 Company
PO Box 1925
Bellevue, W A 98009
Bryan Borchers
CDA Pirscher Architects, Inc.
POBox 55429
Seattle; WA 98155
Kennydale Business Park
File No.: LUA 05-114, SA-H, ECF
1900 Block ofNE 48th Street
March 2, 2006
Approval for construction of two , office/retail buildings with
associated surface/structure parking and landscaping on a 4.8-
acre site.
Development Services Recommendation: Approve with
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the
Examiner on February 9,2006.
PUBLIC HEARING: After reviewing the Development Services Report, examining
available information on file with the application, field
checking the property arid surrounding area; the Examiner
conducted a public hearing on the subject as follows:
MINUTES
Thefollowing minutes are a summary of the February 14,2006 hearing.
The legal record is recorded on CD.
The hearing opened on Tuesday, February 14,2006, at 9:30 a.m. in the Council Chambers on the seventh floor
. ofthe·Renton City Hall. Parties wishing to testify were affirmed by the Examiner.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page 2
The following exhibits were entered into the record:
Exhibit No.1: Yellow file containing the original
application, proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Site Plan
Exhibit No.5: Preliminary Landscape Analysis
Exhibit No.7: Water and Sewer Plan
Exhibit No.9: Existing Tree Plan
Exhibit No 11: Building B P4 Parking -Floor Plan
Exhibit No 13: Building A P3 Parking
LevellBuilding B 2nd Floor -Floor Plan
Exhibit No 15: Building A 2na Floor -Floor Plan
Exhibit No. 17: Zoning Map
Exhibit No. 19: Topography and Property Lines Map
•
Exhibit No.2: Neighborhood Map
Exhibit No.4: Preliminary Landscape Plan
Exhibit No.6: Site Survey
Exhibit No.8: Drainage Plan
Exhibit No. 10: Elevations
Exhibit No. 12: Building B Ground Floor Level -
Floor Plan
Exhibit No. 14: Building A I st Floor -Floor Plan
Exhibit No 16: ERC Mitigation Measures
Exhibit No. 18: Map from face of Staff Report
The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services,
City of Renton, lOSS S Grady Way, Renton, Washington 98055. The subject site is located south ofNE 48th
Street at approximately the 1900 block. It is east ofI-405 and directly west and south of the subject site is the
City of Renton limits. The properties to the east and south are within the City of Newcastle.
The site is zoned Commercial Arterial (CA) and Commercial Corridor (CC) within the Comprehensive Plan.
The proposal is for the construction of two buildings, Building A (the larger of the two buildings) 84,670 gross
square feet is located on the east and Building B, approximately 38,934 gross feet, is on the west. The
maximum height of both buildings is approximately 48 feet. The buildings are being designed for OfficelRetail
space.
The topography of the site if fairly steep, sloping from east to west at an average grade of 30%. There are some
localized areas, which exceed a grade of 40% and would meet the City's definition of a protected slope. A
portion of the protected slopes do protrude into an area that was to be utilized as parking. A modification was
requested and granted to allow for regrading of that protected slope.
The Environmental Review Committee issued a Determination of Non-significance -Mitigated for the project
with 9 mitigation measures. No appeals were filed.
The buildings will be cut into the slope and will not be staggered across the slope. The height is not to exceed
47 feet 11 inches.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page 3
The project is consistent with the Commercial Corridor land use element, community design element and the
economic development element.
The project does comply with the lot coverage and setback requirements. Landscaping is proposed in the front,
rear and eastern side yards and the materials proposed are appropriate for the proposed development. The
surface parking areas are required to be landscaped, 35 square feet of landscaping is required by the City. There
_ are 117 proposed surface parking spaces, 4,095 square feet of landscaping is required and the applicant has
proposed 12,486 square feet of landscaping. Some parking spaces are not located within the required area of
-landscaping, the landscaping plan needs to be revised andosubmitted at time of building permit application.
There has been no distinction from the applicant as to how much will be office space and how much will be
retail space.
The refuse and recycling area is located at approximately the southeast comer of the buildings. The applicant
has proposed 256 square feet for recyclables and 557 square feet for refuse area, which adequately meets the
requirements. The areas do need to be screened and a detailed plan needs to be submitted at the time of building
permit application. There must be a six-foot high wall or fence around this area.
Two driveways are proposed onto NE 48th Street,one located on the west side of the building and the other on
the east side of the building. -Half street improvements will be required along the frontage of the site on NE 48th -
Street. Internal circulation is adequate with a 24-foot wide aisle.
Traffic and Fire Mitigation Fees were imposed by the ERC.
Carl Pirscher, CDA Pirscher Architects Inc., 19500 Ballinger Way NE,Ste. 200, Shoreline, WA 98i55 stated
that he is architect of record for this project. Using Exhibit 14, he began on the second floor of the building, the
building steps down the slopes and is held well off the eastern property line. Adequate access for fire trucks has
been provided around the building. The top floor of the building is designed for office use and is accessed
through a central corridor. The main floor of Building A was designed to provide access to customers, the
western component of Building A will be oriented towards the view side, some of the businesses onthis floor
may be independently accessed from the sidewalk. The design was that only 10% of the space would be
dedicated to retail, possibly less.
The occupied areas of Building B are set below the occupied floor plane of Building A and are more oriented to
the site, they are envisioned to be smaller users. There will be some views, but primarily more business service
type of users and possibly some retailing at the northern end.
Regarding the access to the parking garage, the arrows indicate slopes, not access in and out of the garage.
Access to the P2level parking, directly under the main entry floor of Building A, access to the drive lane is a 2-
way access, thereis an additionai egress point in the far southeast comer. Level P3, directly below is primarily
accessed at the far south end of the building and works well with the grades established. Thereis no circulation
connection between P2 and P3parking levels. There is a small parking structure, P4 just under Building B.
June Huson, 11030 SE 76th Street, Newcastle, WA 98056 stated that she lives across the road to the north from --
this proposed development, it is an area of single-family homes. She is concerned about where the entry/exit
will be from this project and hopes that it is not directly across from her driveway. She would like the developer
to consider not putting it directly across from her driveway.
She also wants to make sure that there is some control on dust, noise and work hours. during the construction
phase.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page 4
Kayren Kittrick, Development Services stated that Transportation generally wants the driveways across from
each other, she will bring Ms. Huson's concerns to the department.
The Traffic Study was done solely on the basis of the building being office only, no retail.
Sight distances are adequate. It is a joint street and there can be problems, City of Renton is responsible for
their side of the street and Newcastle for the other side.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and
no further comments from staff. The hearing closed at 10:27 am.
FINDINGS, CONCLUSIONS & RECOMMENDATION
Having reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Howard Seelig, Seelig Family Properties, G21 Company, filed a request for a Site Plan
approval.
2. The yellow file containing the staff report, the State Environmental Policy Act (SEP A) documentation
and other pertinent materials was entered into the record as Exhibit #1.
3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of
Non-Significance -Mitigated (DNS-M).
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located on the south side of the 1900 Block ofNE 48th Street (SE 76th Street in
Newcastle). The site is about a block east of Lake Washington Boulevard and north of the 44th Street
OniOfframps for 1405. Newcastle City limits run along the eastern edge of the subject sIte.
6. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of commercial uses coordinated to avoid "strip commercial" parking and
design elements, but does not mandate such development without consideration of other policies of the
Plan.
7. The subject site is currently zoned CA (Commercial Arterial).
8. The subject site was annexed to the City with the adoption of Ordinance 4318 enacted in June 1991.
9. The subject site is approximately 209,468 square feet or 4.8 acres. The parcel is approximately 635 feet
deep (north to south) 'and approximately 325 feet wide along NE 48th Street.
10. The site slopes downward to the west at an average grade of approximately 30 percent. There are small
areas where the slope exceeds 40 percent and those are slopes that would meet the defmition of
Protected Slope. The applicant sought and was granted an Exception through Modification
demonstrating that the steepest slopes were artificially created. In any event, the applicant will provide
a 159 foot wide eastern side yard protecting some of the steeper slopes on the property.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
PageS
)
11. The area contains a variety of uses. Commercial uses border the site on the west. Multiple family and
single-family uses are located across the street (NE 48th) tothe north. Single Family detached housing
is located east in Newcastle. Multiple family uses are also located south of the site.
12. The Zoning for the area generally is reflected by the uses noted above. Like the subject site, the areas to
the south, west and northwest are zoned CA. The areas north of the eastern half of the subject site and
east of the subject site are zoned for single':'family residential purposes in Newcastle.
13. The applicant proposes developing two office/ietail buildings on the subject site. The two buildings will
be side-by-side and have a common wall between them. The eastern building, Building A, will be
84,670 square feet. It will be two-stories high over two-stories of structured parking. The western
building, Building B, will be one-story over one-story of structured parking. The building complex will
be set into the hillside with part of the parking underground. Building A's two occupied stories will be
located above Building B so that the west facing windows of Building A will have views over Building
B.
14. The exterior treatment of the buildings will consist ofa mixture of concrete, aluminum and glass. The
long east and west facades will have window walls and modulations and vaulted or arched details to
break up the appearance of these longer facades. The building height will be approximately 48 feet.
Fifty feet is the permitted height in the CA Zone.
15. The cA zone requires a minimum 10 foot front yard and street side yard setback. No side or rear yard is
required unless the abutting property is residentially zoned in which case 15 feet is required. In this
case residential districts are located east and south. As noted above, the applicant will be providing a
159 foot east side yard, a 20 foot front yard setback, a 30 foot west Side yard and a 40 foot rear or south
yard.
16. There will be two driveways that provide access to the site from NE 48th Street. The driveways will be
located east and west of the buildings and will provide circulation around the entire perimeter of the
buildings with a graded access driveway along the south side of the complex. The driveways will also
provide access to the structured parking and surface parking located east and west of the respective
buildings. While all of the. parking will be shared, there will be no internal circulation between the
various parking areas or levels. Staff calculated the parking complement for the complex to range
between 371 to 556 stalls based on 3 to 4.5 stalls per 1,000 square feet of net floor area. This
complement would provide sufficient parking for a mix of office and retail space. The applicant
proposes 414 stalls. There will be 117 surface stalls mostly along the east side of the building and
adjacent to the building along the west side. The remaining 297 stalls would be located in the garages.
Surface parking lots require 35 square feet of landscaping for each 1 QO stalls or 4,095 square feet for the
proposed 117 surface stalls. The applicant has proposed more than twice that, with approximately
12,486 square feet. Additionally, all parking must be within 50 feet of a landscaped area. Parking along
the western side of the complex does not comply and staffrecommen~ed that it be corrected.
17. The development will generate an estimated 1,037 vehicle trips. The traffic report provided by the
applicant and staff's analysis indicates that there is capacity in the transportation corridor to handle the
additional traffic although there are some delays at the 1-405 intersections. The state, in charge of the 1-
405 intersections, was informed about the proposal. Half street improvements and left tum pockets will
be provided along 48th. Staff will monitor queuing that enters the site to assure that traffic flows
reasonably into and out of the subject site. The City generally favors driveways that are across from one
another rather than offset.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page 6
18. It was estimated that the building's higher roofline would be below the grade of the single-family homes
east and upslope of the proposed development.
19. Neighbors were concerned about traffic both on NE 48th Street and at the intersections adjacent to 1-
405.· There was also concern about view blockage from the homeowners east of the site although views
are not specifically protected. There was also concern about the driveway alignment vis-a-vis the home
to the north.
CONCLUSIONS:
1. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria
are generally represented in part by the following enumeration:
a. Conformance with the Comprehensive Plan;
b. Conformance with the Building and Zoning Codes;
c. Mitigation of impacts on surrounding properties and uses;
d. Mitigation of the impacts of the proposal on the subject site itself;
e. Conservation of property values;
f. Provision for safe and efficient vehicle and pedestrian circulation;
g. Provision of adequate light and air;
h. Adequacy of public services to accommodate the proposed use;
The proposed use satisfies these and other particulars of the ordinance.
2. The multistory office/retail building is compatible with the goal of minimizing the strip commercial
features that have been associated with Commercial Arterial Zoning. The building will have parking
under the complex and its surface parking is located in side yards, not along the street frontage. The
two abutting buildings are designed with common elements including wall and window details,
rooflines and trim and architectural detailing. The building will also provide employment opportunities
as envisioned by the comprehensive plan.
3. The buildings appear to meet the Zoning Code requirements including setbacks, height, parking
capacity and landscaping although additional landscaping will be required in the western parking areas.
Building and Fire Code compliance will be determined with the submission ofthe detailed building
permit application.
4. The building will be set into the sloping hillside site and its roof elevation will be lower than the plane
of the homes to its east although it will likely alter the visual corridor. The easternmost building will be
159 feet from the property line whereas only 15 feet would normally be required. A natural slope will
be preserved as a buffer. There will definitely be more traffic once the development occurs and it may
affect neighboring properties. These impacts were anticipated when the comprehensive plan and zoning
were adopted for this site and are~. Construction impacts will be controlled by normal limitations on
hours and hauling and will end with completion of the buildings.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page?
5. The site plan appears to be reasonably designed for this sloping site. The perimeter drive aisle will
allow emergency vehicles to circle the. complex. Internal circulation appears adequate. The proposed
parking meets code requirements.
6. The development of the site will increase the tax base of the City. While the development may affect
adjacent properties, the design would appear to minimize impacts in the main. Again, there is rio doubt
that developing this vacant site will alter the character of this developing area just a bit more.
7. The buildings are stepped into the hillside and appear to step up the site from west to east allowing light
and air to reach both buildings. The arrangeinent also provides view amenities for the western-facing
office/retail uses. .
8. Again, construction noise should be short-lived and office and retail uses should not create many late-
hour noises. There will be more general hubbub once the buildings are occupied with office workers.
9. There are urban services and appropriate infrastructure to serve the development.
10. . In conclusion, the proposed plan appears to make reasonable use of a unique site that lies on the
boundary between commercial and residential uses. It provides reasonable separation from the
residential uses and attempts to preserve views ofthose upslope single-family uses.
DECISION:
The Site Plan is approved subject to the following conditions:
1. The applicant shall comply with the ERC conditions.
2. A revised landscape plan shall be submitted with the building permit application showing all parking
spaces within 50-feet of a landscaped area.
3. A screening and enclosure detail for the proposed dumpster that meets City standards shall be submitted
with the building permit application.
ORDERED THIS 2nd day of March 2006.
HEARING E INER
TRANSMITTED THIS 2nd day of March 2006 to the parties of record:
. Jill Ding
1055 S Grady Way
Rent~n, W A 98055
G21 Company
PO Box 1925
Bellevue, W A 98009
Kayren Kittrick
Development Services Div.
Renton, W A 98056
Kennydale Business Park
File No.: LUA-05-ll4, SA-H, ECF
March 2, 2006
Page 8
Howard Seelig
Seelig Family Properties
PO Box 1925
Bellevue, W A 98009
W Elper
7729 111 th Place SE
Renton, W A 98056
Emily Rollins
7617111th PlaceSE
Newcastle, W A 98056
Carl Pirscher
CDA Pirscher Architects Inc.
19500 Ballinger Way NE, Ste. 200
Shoreline, WA 98155
Regina· Sparks
1900 NE 48th Street, Ste. F202
Renton, W A 98056
David J. Scott
7711 Illth Place SE
Newcastle, W A 98056
TRANSMITTED THIS 2nd day of March 2006 to the following:
Mayor Kathy Keolker
Jay Covington, Chief Administrative Officer
Julia Medzegian, Council Liaison
Larry Warren, City Attorney
Stan Engler, Fire
Larry Meckling, Building Official
Planning Commission
Transportation Division
Utilities Division
June Huson
11030 SE 76th Street
Newcastle, W A 98056
John Atzbach
11103 SE 76th Street
Newcastle, W A 98056
Susan Irwin
770 I 111 th Place SE
Newcastle, W A 98056
Gregg Zimmerman, PBPW Administrator
Alex Pietsch, Economic Development
Jennifer Henning, Development Services
Stacy Tucker, Development Services
Neil Watts, Development Services
Janet Conklin, Development Services
King County Journal
Pursuant to Title IV, Chapter 8, Section 1 OOGof the City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.rn., March 16,2006. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal
be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City
Hall. An appeal must be filed in writing on or before 5:00 p.m., March 16, 2006.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the
executed Covenants will be required prior to approval by City Council or final processing of the file. You
may contact this office for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur
concerning pending land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
Kennydale Business Park
File No.: LUA-05-114, SA-H, ECF
March 2, 2006
Page 9
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council. .
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CITY OF RENTON
DETERMINATION OF NON~SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA05-114, SA-H, ECF
APPUCANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAl: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two fevels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATfON OF PROPOSAl:
LEAD AGENCY:
MITIGATION MEASURES:
1900 Block of NE 48th Street
The City of Renton
Department of PlanninglBuildinglPublic Works
Development Planning Section
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in confonnance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the construction of both off-Site and on-site improvements weH as building construction.
2. Shallow drainage swales shalf be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point Vegetation growth shalf be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall confortrl to the specifications
presented in the KCSWDM.Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as well as buil9ing construction.
3. The project contractor shaD perform daDy review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction .
. 4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revis/on to maintenance schedules or ins~llation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the eMl improvements of the plat Certification of the installation, maintenance
and proper removal of the erosion control facilities shall be required prior to recording of the plat
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee
shall be paid at the time of building pennit issuance. .
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of
building pennits.
Exhibit 16
ERe Mitigation Measures Page 1 of 1
----.-.----~--~ ... --_._-------.----. --, ------. -----_ .. _--_ ... .. _-------------------------.--.--
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Jody Barton, being first duly sworn on oath that she is the Legal Advertising'
Representative of the
King County Journal
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred· to; published in the English language
continuously as a daily newspaper in King County, Washington_ The King
County Journal has been approved as 'a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on February 3, 2006.
The full amount of the fee charged for said foregoing publication is the sum
of $105.00.
~ ~n
Legal Advertising Representative, King County Journal
Subscribed and sworn to me this 3rd day of February, 2006.
Kathy Dalseg
Notary Public for the State of Washington, Residing in Covington, Washington
PO Number:
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A Public Hearing will be held by the
Renton Hearing Examiner in the
Council Chambers on the seventh
floor of Renton City Hall, 1055 South
Grady Way, Renton, Washington, on
February 14, 2006 at 9:00 AM to con-
sider the following petitions:
Kennydale Business Park
LUA05-114, SA-H, ECF
Location: 1901 NE 48TH ST.
Description: The applicant is
requesting Hearing Examiner Site
Plan Approval for the construction
0[' two office/retail buildings with
associated surface/structured
parking and landscaping on a 4.8
acre site. The proposed Building A
is 84,670 gross square feet and is
two stories over two levels of
parking. Building B is 38,934
gross square feet with onlevel of
structured parking under the
south section of the building. A
surface parking lot is proposed on
the east side of Building A The
site is zoned Commercial Arterial
(CA). Access to the site would be
via two private drives from NE
48th Street. The site contains
sensitive slopes.
All interested persons are invited to
be present at the Public Hearing to
express their, opinions. Questions
should be directed: to the Hearing
Examiner at 425-430-6515.
Publication Date: February 3,
2006
Published in the King County Journal
February 3, 2006. #848608
"i.
~
i
i' l'
,,'
NOT~CE
PUBLIC HEARING
CITY OF RENTON HEARING EXAMINER
RENTON, WASHINGTON
A Public Hearing will be held by the Renton Hearing Examiner in the
Council Chambers on the seventh floor of Renton City Hall, 1055 South
Grady Way, Renton, Washington, on February 14. 2006 at 9:00 AM to
consider the following petitions:
KENNYDALE BUSINESS PARK
FILE NO. LUA.05.114, SA-H ECF
Location: 1900 Block of NE 48'" Street (SE 76" Street in City of Newcastie). The applicant is
requesting Environmental Review (SEPA) and Hearing examiner Site Plan review for the
construction of two office/retail buildings with associated surface/structure parking and
landscaping on a 4.8-acre site. The proposed Building A Is 84,670 gross square feet two
stories over two levels of parking. Building B is 38,934 gross square feet with one level of
structure parking under the south section. The site is zoned Commerc:ial Arterial. Access to
the site would be via two private drives from NE 48th Street. According to the City's Critical
Areas map, the site contains Protected Slopes.
FOR FURTHER INFORMA ll0N, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFACE AT 425-430~515
DO NOT REMOVE THIS NOllCE WITHOUT PROPER AUTHORIZA ll0N
. CERTIFICATION _---"' .. : .. :""" _--~ R. Ai '\,
"\ -~~ ••••• •• ~~\I
I, Lk;e.k Jor~"', hereby certify that 3 copies of the above d<i'~~;S\OAt ~~"~o"
were posted by me in ~ conspicuous places or nearby the described prope~~J?'<f NOTARy ~\ ~ ~
I .0 ...... _ m. ~
J)f.l / 'I: Po en:,
SIGNED: tIS ~ ~ i~'" . (laue . f ',,# '.~ .~ '" . " -9i-'.':'.'19-0~."" 0'::'
ATIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in 1\" Of:'·WAS~\~G.j, . n Q">"'}. --¥crlt'(j? VVv4 ,onthe S dayof fvbnAOL~ ~OD~. UO~M.wvQ D..& ............. -
. NOTARY PUBLIC SIGNATURE:
DATE: J../3(QC-.
C~TY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the ih day of February, 2006, I deposited in the mails of the United States, a sealed envelope
containing Preliminary Report to the Hearing Examiner documents. This information was sent to:
Name
Bryan Borchers
Howard Seelig
June Huston
W. Elper
Regina Sparks
John Atzbach
Emily Rollins
David J. Scott
Susan Irwin
(SignatureOfSender):~ ~
STATE OF WASHINGTON )
) S8
COUNTY OF KING )
Contact
Owner/Applicant
pbR
POR
POR
POR
POR
POR
POR
I certify that I know or have satisfactory evidence that Stacy Tucker
Representing
\..,
,
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and
purposes mentioned in the instrument.
Dated: Q. (, /Ofp -------'~---
II ')}:. ....... : ... : ,0 --
Project N~me: Kennydale Business Park '\". VFWA$'\",--\"" ................... --
Project Number: LUA05-114, SA-H, ECF
r
. -
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
February 14. 2006
AGENDA
COMMENCING AT 9:00 AM,
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Kennydale Business Park
PROJECT NUMBER: LUA-05-114, SA-H, ECF
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan review for the
construction of two office/retail buildings with associated surface/structure parking and landscaping
on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over two levels of
parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. A surface parking lot is proposed on the east side of Building A. The site is zoned
Commercial Arterial. Access to the site would be via two private drives from NE 48th Street.
According to the City's Critical Areas map, the site contains Protected Slopes.
PROJECT NAME: . Vuong Short Plat
PROJECT NUMBER: LUA-05-156, SHPL-H
PROJECT DESCRIPTION: The applicant is proposing to subdivide a 49, 105-square foot (1.13-acre)
lot into 7 lots in the R-8 (Residential 8 dwelling units per acre) zone. The short plat would result in a
density of 7.91 dwelling units per acre. The existing house would remain and the detached garage
and shed would be demolished. The proposed lots would range in size from 4,500 square feet to
7,162 square feet. Lot 1 would access from NE 10th Street. Lots 2,3,6 and 7 would access directly
from a new public half-street running perpendicular to NE 10th St. along the east edge of the site.
Lots 4 and 5 would be reached via an access easement over Lots 3 and 6 from the new street. Two
of six existing trees would be removed.
HEX Agenda 2-14-06
PUBLIC
HEARING
City of Renton
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Owner:
Contact:
File Number:
Project Description:
Project Location:
February 14, 2006
Kennydale Business Park
G21 Company
P.O. Box 1925
Bellevue, WA 98009
Bryan Borchers
CDA Pirscher Architects, Inc ..
P.O. Box 55429
Seattle, WA 98155
LUA-05-114, SA-H, ECF
Applicant:
Planner:
Howard Seelig
Seelig Family Properties
P.O. Box 1925
Bellevue, WA 98009
. Jill K. Ding, Associate Planner
The applicant is requesting Hearing Examiner Site Plan review for the construction
of two office/retail buildings with associated surface/structure parking and
landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet
two stories over two levels of parking. Building B is 38,934 gross square feet with
one level of structure parking under the south section. A surface parking lot is
proposed on the east side of Building A. The site is zoned Commercial Arterial.
Access to the site would be via two private drives from NE 48th Street. According to
the City's Critical Areas map. the site contains Protected Slopes.
1900 Block of NE 48th Street (SE 76th Street in City of Newcastle)
City of Renton P/B/PW Department
KENNY DALE BUSINESS PARK
__ ~Preliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14,2006 Page 20f10
B. EXHIBITS
The following exhibits are entered intothe record:
Exhibit No.1: Yellow file containing: application, proof of posting and publication, environmental
review and other documentation pertinent to this request.
Exhibit NO.2: Neighborhood Map (dated received September 21,2005).
Exhibit NO.3: Site Plan (dated August 15, 2005).
Exhibit NO.4: Preliminary Landscape Plan (dated August 15, 2005).
Exhibit NO.5: Preliminary Landscape Analysis (dated August 15,2005).
-Exhibit NO.6: Site Survey (dated August 15,2005).
Exhibit NO.7: Water and Sewer Plan (dated September 5,2001).
Exhibit NO.8: Drainage Plan (dated September 26,2001).
Exhibit NO.9: Existing Tree Plan (dated August 15, 2005).
Exhibit No. 10: Elevations (dated August 15, 2005).
Exhibit No. 11: Building B P4 Parking -Floor Plan (dated August 15, 2005).
Exhibit No. 12: Building B Ground Floor Level-Floor Plan (dated August 15, 2005).
Exhibit No. 13: Building A P3 Parking Level/Building B 2nd Floor -Floor Plan (dated August 15,
2005).
Exhibit No. 14: Building A 1st Floor -Floor Plan (dated August 15, 2005).
Exhibit No. 15: Building A 2nd Floor -Floor Plan (dated August 15, 2005).
Exhibit No. 16: ERC Mitigation Measures (dated June 20,2005)
Exhibit No. 17: Zoning Map
C. GENERAL INFORMA THON:
1.
2.
3.
4.
5.
6.
7.
8.
Owner of Record:
Zoning Designation:
Comprehensive Plan
Land Use Designation:
Existing Site Use:
Neighborhood Characteristics
North:
East:
South:
West:
Access:
Site Area:
Project Data:
Existing Building Area:
New Building Area:
HEX RPT05-114
G21 Company, P.O. Box 1925 Bellevue, WA 98009
Commercial Arterial (CA)
Commercial Corridor (CC)
Vacant
Multi Family Residential -zoned Commercial Arterial (CA)
Single Family Residential -City of Newcastle
Multi Family Residential
Self-storage -zoned Commercial Arterial (CA)
NE 48th Street via two internal driveways
209,468 sq. ft. (4.8 acres)
Area comments
N/A
123,604 sq. ft.
N/A
N/A
,
City of Renton PIBIPW Department
KENNY DALE BUSINESS PARK
. Preliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14, 2006
Total Building Area: 123,604 sq. ft.
D. HISTORICAUBACKGROUND:
Action
Zoning
Comprehensive Plan
Annexation
Land Use File No.
N/A
N/A
N/A
Ordinance No.
5100
5099
4318
N/A
E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TlONS:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-120.A: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Special Districts
Section 4-3-040: Commercial Corridor Business DeSignations -Automall District
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations -General
Section 4-4-070: Landscaping ~egulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
4. Chapter 6 Streets and Utility Standards
5. Chapter 9 Procedures and Review Criteria
Section 4-9-200: Site Plan Review
6. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
3. Economic Development
G. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND
Page 30f10
Date
11/01/2004
11/01/2004
06/17/1991
The applicant is requesting Hearing Examiner Site Plan Review for the construction of two office/retail
buildings with associated surface/structure parking and landscaping on a 4.8 acre vacant site zoned
Commercial Arterial (CA). The proposed Building A is 84,670 gross square feet and is two-stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structured parking under the
south section of the building. The subject site is located on the southern side of NE 48th Street at
approximately the 1900 block. The subject site abuts the City of Newcastle on the eastern and southern
property lines.
The topography of the subject site slopes from east to west at an average slope of 30 percent and
contains some localized areas where the slope exceeds 40 percent meeting the definition of a Protected
Slope. An Exception through Modification was requested to modify the Protected Slopes based on the
HEX RPT05-114
City of Renton PIB/PW Department
KENNYDALE BUSINESS PARK
PUBLIC HEARING DATE: February 14, 2006
,Preliminary Report to the Hearing Examiner
LUA-05-114 SA-H ECF
Page40f10
applicant's analysis, which indicated that the slopes were artificially created. The modification was
granted, therefore the Protected Slopes may be modified.
The landscape plan indicates the perimeter of the site will be landscaped primarily with Red Sunset Maple,
Sugar Maple, Austrian Black Pine, Okame Flowering Cherry, and Aristocrat Pear, additional landscaping
primarily of various shrub species, lawn, and ground cover will be planted within the parking area and
adjacent to the proposed structure.
The structures are proposed at a height of approximately 48 feet. The front of the proposed buildings is
oriented to the east, towards the P1 parking level and the rear of the buildings face to the west towards the
P5 parking area. NE 48th Street runs alon~ the north property line of the subject site. Access to the site
is proposed via two driveways off of NE 48 Street. A majority of the parking spaces provided are located
within the structure in a parking garage. Additional spaces including handicap accessible parking spaces
are located along the eCistern and western sides of the buildings.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on November 1, 2005 the Environmental Review Committee issued a Determination of Non-Significance,
Mitigated for the project. The DNS-M included nine (9) mitigation measures. A 14-day appeal period
commenced on November 7, 2005 and ended on November 21, 2005. No appeals of the threshold
determination were filed.
3. ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures
were issued for the Determination of Non-Significance -Mitigated:
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be
disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be
constructed in conformance with the specifications presented in the King County Surface Water
Design Manual (KCSWDM). This will be required during the construction of both off-site and on-site
improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away
from the construction area to a stabilized discharge point. Vegetation growth shall be established in
the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch
with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of
drainage swales shall conform to the specifications presented in the KCSWDM. Temporary pipe
systems can also be used to convey stormwater across the site. This will be required during the
construction of both off-site and on-site improvements as well as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation
control measures at the site during the construction of both off-site and on-site improvements as well
as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of
change or revision to maintenance schedules or installation shall be submitted by the project Engineer
of record to the public works inspector for the construction of the civil improvements of the plat.
. Certification of the installation, maintenance and proper removal of the erosion control facilities shall
be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the
satisfaction of the representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building
area. The fee shall be paid at the time of building permit issuance.
HEX RPT05-114
City of Renton PIB/PW Department
KENNYDALE BUSINESS PARK
_}reliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14,2006 Page 50f10
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per
each new average daily trip associated with the project. estimated at 1,037 trips. The fee shall be
paid prior to the issuance of building permits.
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to identify and
address site plan issues from 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 the report.
5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA
As per RMC 4-9-200.E, ''The Reviewing Official shall review and act upon site plans based upon
comprehensive planning considerations and the following criteria. These criteria are objectives of good
site plans to be aimed for in development within the City of Renton. However, strict compliance with any
one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame
of reference for the applicant in de~eloping a site, but are not intended to be. inflexible standards or to
discourage creativity and innovation. The site plan review criteria include, but are not limited to, the
following:
(A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES
HEX RPT05-114
The Comprehensive Plan Land Use Map designation for the project property is Commercial
Corridor (CG). The intent of Commercial Corridor areas is to evolve from "strip commercial" linear
business districts to business areas characterized by enhanced site planning incorporating
efficient parking lot design, coordinated access, amenities, and boulevard treatment.
The following Comprehensive Plan policies are applicable to the proposal:
Commercial Corridor Land Use Element
Policy LU-349. Support development plans incorporating the following features:
1) Share access points and fewer curb cuts;
2) Internal circulation among adjacent parcels;
3) Shared parking facilities;
4) Allowance for future transition to structured parking facilities;
5) Centralized sigilage;
6) Unified development concepts; and
7) Landscaping and streetscape that softens visual impacts.
The proposal would create two curb cuts for access to the property; all of the businesses to be
located within the proposed office park would share these access points. No internal circulation is
proposed among adjacent parcels as the parcels to the south and west and currently developed
with existing structures that would not be conducive to common access points and the eastern
portion of the subject site is encumbered by slopes some of which exceed a grade of 40 percent,
thereby making access to the eastern parcel very difficult. Structured parking is proposed within
Building A and Building B and all parking onsite would be shared parking. The submitted
landscape plan indicates that landscaping will be installed along the site's NE 48th Street right-of-
way and will. soften the visual impacts of the proposed buildings. Signage for thE! proposed office
park will be reviewed at a later date, however it will be required to comply with the City's sign
regulations.
City of Renton PIBIPW Department
KENNY DALE BUSINESS PARK
?reliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14,2006 Page 60f10
HEX RPT05-114
Policy LU-350. New development in Commercial Corridor designated areas should be
encouraged to implement uniform site standards, including:
1) Minimum lot depth of 200 feet;
2) Maximum height often (10) stories within office zoned designations;
3) Parking preferably at the rear of the building, or on the side as a second choice;
4) Setbacks that would allow incorporating a landscape buffer;
5) Front setback without frontage street or driveway between building and sidewalk; and
6) Common signage and lighting system.
The lot depth of the subject site exceeds 200 feet, the proposed structures would not exceed a
height of 10 stories, the parking will be provided within the structure and at the side or rear of the
buildings, the setback are proposed to be landscaped, no driveways are located between the
building and the sidewalk. No signage or lighting information has been submitted, as these items
will be reviewed at a latter date. However compliance with the City's lighting and signage
regulations will be required.
Policy LU-357. Public amenity features (e.g. plazas, recreation areas) should be encouraged as
part of new development or redevelopment. A grassy area is proposed in front of the building
along NE 48th Street that could be utilized by the public and a plaza is proposed on the eastern
portion of the building at the main entrance. In addition decks are proposed on the proposed
buildings.
Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms),
especially along roadways, to reduce vi$ual impact. Landscaping is proposed within the surface
parking area.
Community DeSign Element:
Objective CD-I: New commercial buildings should be architecturally compatible with their
surroundings in terms of their bulk and scale, exterior materials, and color when existing
development is consistent with the adopted land use vision. The bulk and· scale, and exterior
materials would be compatible with the surrounding neighborhood. The parcel to the west
contains a self-storage development and the parcel to the south is a multi family residential
development. The proposed buildings would be 38,934 gross square feet and 84,670 gross
square feet which is compatible with the existing buildings in the surrounding neighborhood. The
proposed building materials include concrete, aluminum, glass and standard building colors
associated with the proposed office park.
Policy CD-44. Development should provide appropriate landscaping and fa(lade treatment when
located along designated City arterials or adjacent to less intense developments in order to
mitigate potentially adverse visual or other impacts. Landscaping is proposed along all portions of
the site that abut or are adjacent to less intensive residential uses.
Policy CD-50. Trees should be planted along residential streets, in parking lots requiring
landscaping, and in other pervious areas as the opportunity arises. Trees should be retained
whenever possible and maintained using Best Management Practices as appropriate for each
type. A landscape plan was submitted with the project application and a variety of trees are
proposed within the surface parking lot, along the NE 48th Street frontage, and in addition several
trees located on the eastern portion of the parcel are proposed to be retained.
Policy CD-62: Landscaped parking strips should be considered for use as a safety buffer
between pedestrians and moving vehicles along arterials and collector streets. The perimeter and
interior of the parking areas would be landscaped with a variety of plant materials to create a
buffer and screening of the parking stalls. Along NE 48th Street, landscaping and street trees
would be installed. .
Economic Development
City of Renton PIBIPW Department
KENNYDALEBU~NESSPARK
~reliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14, 2006 Page 70f10
Policy ED-3. Lands with adequate existing infrastructure should be given priority for
development. The subject site has adequate infrastructure in place, with some relocation and
extension of utilities required to provide for the development.
Objective ED-B: Expand the retail and office base within the City. The proposal would· generate
new retail and employment opportunities with the City.
(B) CONFORMANCE WITH LAND USE REGULATIONS
HEX RPT05-114
The subject site is zoned Commercial Arterial (CA). The CA zone is established to provide
opportunities for a wide range of commercial uses and to set site development standards that
transition the commercial area from "strip commercial" linear business districts to business areas
characterized by enhanced site planning, incorporating efficient parking lot design, coordinated
access, amenities and boulevard treatment.
The CA zone allows retail and office uses as primary permitted uses.
Development Standards
Lot Dimensions -There are no minimum requirements for lot size, lot width or depth within the CA
zone unless located in a special corridor of which this site is not. The subject site is 4.8 acres in
area with a lot width of 325 feet and a lot depth of 635 feet.
Building Lot Coverage -The maximum lot coverage allowed is 65 percent of the total lot area.
The overall total of the building footprints for proposed Building A and B would be 68,088 square
feet. This generates a total building coverage of 33.5 percent (68,088 sq. ft. I 209,476 total site
sq. ft. = 32.5 percent), which is below the maximum lot coverage permitted.
Setbacks / Landscaping -The minimum front yard setback is 10 ft. with no maximum. The
minimum side yard along a street is 10ft. and no rear or interior side yard setbacks unless the
property abuts or is adjacent to a residential zone. The site is surrounded by commercially zoned
properties on the north and west and residentially zoned properties on the south and east.
Therefore the proposed structures shall maintain a side yard setback from the eastern property
line of 15 feet and a rear yard setback from the southern property line of 15 feet, no side yard
setback is required along the western property line. Proposed Buildings A and B would maintain a
front yard setback of 20 feet along the northern property line, a side yard setback of 159 feet from
the eastern property line, a side yard setback of 30 feet from the western property line and a rear
yard setback of 40 feet from the southern property line.
Landscaping would be provided within the required front, rear and eastern side yard. In addition a
large vegetated area located on the eastern portion of the property would not be developed .. The
proposed streets trees along NE 48th Street would include Red Sunset Maple and Sugar Maple
along with sod as a ground cover. Other types of vegetation proposed within the parking area,
setback areas, and surrounding the building would include a variety oUree species, shrubs, and
ground cover. The trees proposed include an Austrian Black Pine, Douglas Fir, Western
Hemlock, Okame Flowering Cherry, and Aristocrat Pear tree. The shrubs proposed include
Redtwig Dogwood, Fraser's Phonia, Kelseyi Dogwood, Evergreen Huckleberry, Macranthazalea,
Sarcococca, "David's Viburnum", and Wood's Rose. The groundcover·species proposed include
Japanese Spurge, Vancouver Jade Kinnikinnik, andSalal. All landscaping is required to be fully
irrigated unless drought tolerant plants are used.
The proposed landscaping, plant size, type, and location, is appropriate for the proposed
development. The preliminary landscape plan illustrates materials that would enhance the visual
character of the proposed Kennydale Business Park.
The surface parking areas are required to be landscaped. When there are more than 100 spaces,
35 sq. ft. of landscaping per space is required. With 117 parking spaces, 4,095 sq. ft. is required,
the applicant is proposing 12,486 sq. ft. of landscaping within the parking lot. In addition, all
parking spaces are required to be located within 50 feet of a landscaped area. Some of the
parking stalls located on the western side of the proposed structure are not located within 50 feet
of a landscaped area. Therefore, staff recommends as a condition of approval that a revised
landscape plan be submitted with the. building permit application showing all parking spaces within
50 feet of a landscaped area.
City of Renton PIB/PW Department
KENNYDALE BUSINESS PARK
, _ breliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14. 2006 Page 80f10
Building Limitations -There is no maximum gross floor area for a single commercial use or for a
single office use except for within a special corridor of which this project is not within.
Building Height -The CA zone allows a maximum building height of 50 feet. The height of the
proposed structures would be 47 feet 11 inches to the top of the roof structure. All structures
would be less than the maximum allowed height and thus in compliance with the CA standard.
Screening -The submitted site plan indicates that rooftop equipment will be screened
appropriately. In addition, the site plan submitted indicates that a refuse and recyclable area will
be located near the southeast corner of Building A. A minimum of 2 square feet per 1,000 gross
square feet of building area is required for a recyclable area and a minimum of 4 square feet per
1,000 gross, square feet of building area is required for a refuse area. Based on a total gross
building square footage of 123,604,247 square feet of recyclable area is required and 494 square
feet of refuse area is required. The proposed refuse and recyclable area exceeds the minimum
requirements.
The refuse and recyclable area is required to maintain a minimum setback of 50 feet from a
residential zone. The proposed location complies with the 50-foot setback requirement.
The proposed enclosure shall be screened by a 6-foot high wall or fence. Screening details were
not submitted with the land use application. Staff recommends as a condition of site plan
approval that the applicant be required to submit a screening and enclosure detail for the
proposed dumpster that meets City standards prior to building permit issuance.
Parking, Loading, and Driveway Regulations -Parking regulations require a specific number of
spaces based on the amount of square footage dedicated to certain uses. The proposal for two
office buildings has a required parking ratio ota minimum of 3 spaces per 1,000 square feet of net
floor area and a maximum of 4.5 spaces per 1,000 square feet of net floor area. The applicant
indicates that the total square footage for both proposed buildings is 123,604 square feet. Based
on the parking ratio allowed for an office use a minimum of 371 parking spaces would be required
and a maximum of 556 parking spaces would be permitted. The applicant proposes to provide a
total of 414 parking stalls, which is within the range of parking spaces required.
The parking spaces are in compliance with the minimum requirements for drive aisle and parking
stall dimensions and the provision of ADA accessible parking stalls.
Driveways -The proposed site plan shows two driveways accessing the subject site off of NE 48th
Street. The internal vehicular circulation pattern shows two way drive aisles, however there are
some one way drive aisles into and out of the structured parking areas.
(C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE
HEX RPT05-114
The subject site is located within the Commercial Arterial (CA) zoning designation and is bordered
on the north by multi family residential development, on the east by single family residential
development, on the south by multi family residential development and on the west by a motel and
a self storage. The proposal is not anticipated to adversely affect the commercial properties
abutting the western property line of the subject site. The impacts that the proposed business
park may have on the abutting residential properties would be mitigated by the landscaping
proposed and retained along the northern, eastern, and southern property lines. In addition, the
proposed business park sits at a lower elevation than the existing single family residences located
along the eastern property line, thereby reducing its visual impact on those residences. Staff
antiCipates the project to add value to the site and further enhance tlie retail opportunities in the
area. The additional retail uses would potentially increase the amount of activity in the area.
Construction activities would result in some noise, dust and traffic impacts on surrounding
properties. The applicant has submitted a Construction Mitigation Plan outlining mitigation
measures to be employed for minimizing dust, noise and traffic impacts during construction.
Potential short-term noise and traffic ,impacts would, result from the initial construction of the
project. EXisting code provisions that limit construction work hours, and the applicant's
construction mitigation plan, which indicates proposed work hours from 7:00 am to 5:00 pm,
Monday through Friday, would mitigate these impacts.
City of Renton PIBIPW Department
KENNYDALE BUSINESS PARK
/:>reliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBLIC HEARING DATE: February 14, 2006 Page 90f10
(D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
The proposed structures would be located on the western portion of the subject site to reduce the
impact of the proposed structures on the slopes located on the eastern potion of the subject site.
The structures would comply with all of the required front, side, and rear yard setback
requirements. In addition, adequate parking will be provided on-site (structured and surface
parking) for the patrons of the commercial uses.
The landscape plan indicates that sufficient street trees will be planted along the site's NE 48th
Street frontage to buffer the proposed structure from the noise and visual impacts of traffic on NE
48th Street. .
Potential erosion impacts that could occur during project construction would be adequately
mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation
Control Plan (TESCP) and a Construction Mitigation Plan prior to issuance of Construction
Permits.
(E) CONSERVATION OF AREA-WIDE PROPERTY VALUES
The proposed retail/commercial development is expected to increase· property values in the
vicinity of the site. The development of the site provides improvements to infrastructure,
landscaping and lighting and additional employment opportunities.
(F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION
A Traffic Impact Analysis (TIA) was required as part of the project and submitted with the land
use application. The TIA was prepared by William Popp Associates, dated June 11, 2004. Two
driveways on the south side of NE 48th Street would provide access to the site. The site
development proposes a total of 414 parking stalls (117 surface stalls and 297 structured stalls).
An internal 24-foot wide two-way driveway is shown on the site plan encircles the buildings,
connecting the two driveways. Half streetimprovements will be required along the frontage of the
site.
Additionally, the Lake Washington Boulevard/NE 44th 11-405 NB ramps intersection is regulated by
the Washington State Department of Transportation (WSDOT) and is considering an all-way stop
control for this intersection. Our transportation division has apprised WSDOT of this project.
The ERC placed a mitigation measure on the project requiring a Transportation Mitigation Fee.
The Transportation Mitigation Fee is based on a rate of $75.00 per new average daily trip
generated by the project.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the
Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic
Planning Section will review construction-related impacts prior to issuing final construction
permits.
(G) PROVISION OF ADEQUATE LIGHT AND AIR
The proposed buildings are designed appropriately to allow adequate light and air circulation to
the buildings and the site. The design of the building will not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide for normal airflow.
The City of Renton Development Standards regulates exterior onsite lighting, including security
lighting. Compliance with these regulations (RMC 4-4-075) ensures that all building lights are
directed onto the building or the ground and cannot trespass beyond the property lines. Staff does
not anticipate that exterior lighting would impact the surrounding buildings and the adjacent uses
provided code requirements are met.
(H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS
HEX RPT05·114
It is antiCipated that the most Significant noise, odor and other potentially harmful impacts would
occur during the construction phase of the project. The applicant has submitted a Construction
City of Renton PIB/PW Department
KENNY DALE BUSINESS PARK
_ )reliminary Report to the Hearing Examiner
LUA-05-114, SA-H, ECF
PUBUC HEARING DATE: February 14,2006 Page 100(10
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of
dust, traffic controls, etc.
The proposed development would not generate any harmful or unhealthy conditions. There would
be noise impacts of increased traffic and activity that are normally associated with an office
development.
(I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE
PROPOSED USE
Fire Department, Police and Parks staff have indicated existing facilities are adequate to
accommodate the subject proposal, subject to the applicant's payment of the necessary impact
fees.
The City's Environmental Review Committee (ERG) required the applicant to pay a Fire Mitigation
Fee in the amount of $0.52 per square foot of new commercial building area prior to the issuance
of building permits. In addition, ERG also required the applicant to pay a Traffic Mitigation Fee
based on $75.00 per each new average daily trip associated with the project was required by the
City's ERC prior to the issuance of building permits.
Water service and other utilities are available and would be extended and or relocated as
necessary to the structures as required by City code.
(J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT
The proposal would develop a site that is currently vacant and would not result in neighborhood
deterioration and blight.
H. RECOIlAMENDA TION:
Staff recommends approval of the Kennydale Business Park, Project File No. LUA-05-114, SA-H, ECF
subject to the following conditions. .
1. A revised landscape plan shall be submitted with the building permit application showing all parking
spaces within 50 feet of a landscaped area.
2. A screening and enclosure detail for the proposed dumpster that meets City standards shall b.e
submitted with the building permit application.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
HEX RPT05-114
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FOOTPRINT A~A, 65""&& Sf'
EXISTING IMPE~IOUS AREA, 12> Sf'
PROPOSED IMPERVIOUS AREA, 1312>,125 Sf' '
LAND5CAPE A~A (INTeRIOR), 13,1I1Sf''" .,~-,~". '3 .. s-.a33",'S<f16~ 1a,&f1t('
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PERCENTAGE 01' LOT COVERED 6"1' BUILDiN(#5 OR ST1'i:UCTU~S, 33'-
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BUILDING A WING I 212>.46~ Sf'
BUIl.DINGA WING 2 21,633 Sf'
BUIl.DING A WING 1(2ND FLR) 21,254 Sf'
BUIl.DING A WING 2(2ND FLR) 21,254 Sf'
BUIl.DING 6 WING I 6,1~~ Sf' BUIl.DING6 WING. 2 12.316 SF, 6UILDING 6 WING 1(2ND FLR) 1.f>~1 SF
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6UILDING A F2 PARKING 612>",,24 SF SUILDING A P3 PARKING 612>,12>24 SF
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P3 PARKING LEveL -131 STANDARD STALLS
P4 PARKING LEveL -36 STANDARD STALLS
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CITY OF RENTON /
DETERMDNATION OF NON-SBGNIFgCANCE-MBT~GATED
MITIGATION MEASURES
APPLICATION NO(S):·
APPLICANT:
PROJECT NAME:
LUA05-114, SA-H, ECF
Howard Seelig, Seelig Family Properties
Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
. two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1900 Block of NE 48th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning S.ection
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications
presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as w~1I as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or ins~lIation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the civil improvements of the plat Certification of the installation, maintenance
and proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foofof building area. The fee
shall be paid at the time of building permit issuance.
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of
building permits.
ERC Mitigation Measures Page 1 of1
/ /'
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----_ton Cit;y. UmItQ
. q 200 4yO .. ·
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29 T24N 'R5E E 1/2 . 542.9
~ONING MAP B00K
RESIDENTIAL
[§.] Rel'Jource CODgervatioD
~ Residential 1 dulac
~ R.,sidenUal " dulac
[§,R£8idenliaJ 8 dulac
~ Residential Manufactured Homes
'R-IO I Residential 10 dulac
(R-14( Residential 14 dulac
I RH-rl Residential Multi-Fami.ly
IRH-T I Residential MulU-Family TradlUonal
I RM-U I Residential Multi-Family. Urban Center-
MIXED USE CENIER
~ Center Village
lut-Hll Urban Center -North
lut-toel Urban Center -North 2
[§] Center DOlrlltown·
~ Commercial/Otfice/ResidenUal
COMMERCIAL
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@ Commercial Office-
~ Commercial Neighborhood
1H1lWll!1A1.
0 Industrial -Heavy
0 Induutrio.l -Medium
0 Industrial -Light
<P) Publicly o1flled
____ Renton City IJmits
___ Adjacent City Limits
_ Book pag •• Boundary
KROll. PAGE
• May include Overlay Districts. See AppendiJ:
maps. For additional regulaUoDs in Overlay
Districts. please see RMC 4-3.
PAGE# INDEX
Printed by Print'" Mall SVC5, City 01 Renton
RESIDENTIAL
~ Resource Conservation
11:!J ResideD.ti~ 1 dulac
8 Residential 4, dujac
I R-8 I "Residential 8 dulac
I RMH I Residential Manufactured Homes
I R-IO I Residential 10 dulac
I R-14! R~id~ntial 14 dulac
I RH-f" I Residential Multi-Family
I RH-T I Residential Multi-FamiI.Y TraditioDal
I RH-U I !lesidential Multi-FamiI.Y Urban Cente,..
MIXED USE CENTER o Center Village
IUC-Nli Urban Center -North 1
§:§l Urban C~nter -North 2
l:EJ Center DOWDlown·
I CDR I Com.m.ercial/Office/Residential
COMMERCIAL o Commercial Art.erial·
@] Commercial Offj~·
@J Comme>"cial N~i£hborhood
7
833 \
J7
2T22NRSE \
INDUSTRIAL
W Industrial -Heavy o Industrial" -M.,.num o Industrial -Light
<P) Publiely awned
__ RentoD City LImits
__ Adjacent City Limits
_ Book Pages "Boundary
• May iDclud~ Ovulay Districts. See Appendix
maps. For additional regulations in Overlay
Districts. pl~aae see RIIIC 4-3.
Printed by Print 8. Mail Svco. City of Renton
. ~iIliam Popp ASSOC~ Transportation Engineers/Planners
(425) 40.1-1030
FAX (425) 401-2125
e-mail: info@wmpoppassoc.com
February 1.2006
To:
c/o:
From:
Subject: .
Re:
Jill Ding
. Associate Planner
City of Renton
Howard Seelig
Seelig Family Properties
William Popp, Jr.
William Popp Associates
Senior Transportation Engineer
Kennydale Business Park Development
Site Access Sight Distance Analysis; Supplementarto the ·Traffic
Impact Analysis dated June 11,2004
In response to the City's request to Carl Pirscher, Pirscher Architects, dated January 28,
2006, this memorandum summarizes the sight distance at the two proposed site access
points to NE 48th St.
Included herein is a discussion of the existing features ofNE 48th St, the proposed site
.access locations, and the available and minimum required stopping and intersection sight
distance at each of the site access Jocations.
Roadway and Site Access Inventory.
NE 48th St is a two-wayeastlwest residential street that connects from Lake Washington
Boulevard NE in the City of Renton to 116th Ave SE in the City of Newcastle. The
roadway grade fronting the site is approximately 18% sloping down from the east to the
west. The roadway is relatively level east ofl13th Ave NE. The posted speed limitis 25
mph, however, in the westbound direction near the 113th Ave NE intersection there is a
downhill grade warning sign accommodated with a recommended 20 mph speed sign.
We conducted a pilot car speed study in the westbound direction for five vehicles (light
traffic) and determined the vehicle speeds.ranged between 25 mph and 30 mph.
14-400 Building 0 Suite 206 0 14400 Bel-Red Road 0 Bellevue, WA 98007
(I
Jill M. Ding
Associate Planner, City of Renton
Kennydale Business Park Development
Sight Distance Evaluation
Page 2
February I, 2006
Therefore, based on the speed warning sign and the observed speed of traffic in the
westbound direction, it is concluded that the an appropriate design speed would be 30
mph. While not measured, it is likely that the traffic speed in the eastbound driection due
to the steeep upgrade is considerably less. But for consistency with design practice only a
single design speed is used. .
NE 48th St varies in geometry along the site frontage. The west site access, which is
located approximately 21 feet from the west property line (property line to center of
driveway), accesses to a 3-lane 36' wide section that includes a center two-way left turn
lane. The east site access, which is located approximately 215 feet from the west
property line (property line to center of dIjyeway), accesses to a 2-lane 24' wide section.
The driveway locations and roadway features are shown in Attachment 1.
Sight Distance Standards
A sight distance analysis for both the Stopping Sight Distance (SSD) and the Intersection
Sight Distance (lSD) was evaluated at each of the project access points.
The SSD is the distance needed for a vehicle traveling at design speed on the major road
to stop before reaching a stationary 2' high object in its' path (equivalent to the taillight
height of a passenger car). This criteria of course applies continuously along the roadway
and the measured SSD generally indicates the design speed of the roadway. The
minimum acceptable values for stopping sight distance are shown in Table 1. These
values are the national standards from "A Policy on Geometric Design of Highways and
Streets" 2001, published by the American Association of State Highway and
Transportation Officials (AASHTO). In computing and measuring stopping sight
distance, the height of the driver'& eye is assumed to be 3.5 ft and the height of the object
to be seen by the driver is 2.0 ft.
The other sight distanct: considered is Intersection Sight Distance. ISD is based on an
entering vehicle eye heiglit of 3.5 feet, and an approaching vehicle height of 4.25 feet.
The setback distance was assumed to be 10 feet back from edge of traveled way. ISD
deals with the ability of side street entering, and mainline left-turning, motorists to see
oncoming vehicles with sufficient time to make entering, crossing, or exiting maneuvers
without significantly impeding the speed of the mainline traffic or creating hazardous
conflict conditions. Intersection sight distance thresholds are highest for the condition
that allows a vehicle to enter the major street and attain 85 percent of the design speed
before being overtaken by an approaching vehicle. As a result, the intersection sight
William Popp Associates
Jill M.DiI)g
Associate Plaruler, City of Renton .
Kennydale Business Park Development.
Sight Distance Evaluation,
Page 3 ..
February 'I ,'2006'
... .,-'
distance for this condition relates more to driver comfort and roadway capacity rather
than safety. . ,
Design Speed '
(mph)
' .. 20 ,
25.
30
Table I
Sight j)istance Requirements 3 "
'. -"_.
SSD(ft)b
Westbound Eastbound·
153 .
'216,
289
'99
131
, ; "167"
a Per 2001 AASHTO . ' '
ISO (ft)
• Left Out C
. Right Outd ' .
191 ,
.239·· .. ,
·.·28i
b Calculated v;Uues (not rounded) with adjustments 'for grade; + 18% eastbound, -18% westbound. .
C Calculated values (not rounded) for left tum out, no multi lane adjustment required for cros.sing single lane westbound traffic.
d Calculated values (not rounded) for right tum out (looking west). " ,
, AssUming a design speed of 30 mph in both directions, the miirimumstoppmg sight
distallcerequirement based, on an + 18% grade eastboqnd and ~18% grade westbound
(bothapprqaching the site access) is 167 feet in the eastbound direction and289:fe~t in
the westbound direction. ·For the intersection sight distance,the minimum based on 30
mphdesign speed is 331 feet for a left turn out and287 feet for right turnout. Grade on
the lllainlineis not a factor for ISD since both vehicles are traversing the same grade.
West Site Driveway Sight Dis~ance
The availableSSD for a vehicle approaching from the east and viewing an object in the
, roadway iIi the vicinity of this site access is estimated to be approximately 520 feet
(traversed distance accounting fOt grade). The SSD is limited by the verticrucurveat the
III th Ave NE intersection: 'The required ffiinimJIIl SSD based on a' 30 mph desigu speed'
~da.gra.de of "":18% is 289 feet thus the available SSb is adeguate.· '
The available SS'D for a vehicle approachi~g from the west is approximately 445 feet
(traversed distance accounting for grade), is viewed along a sag vertical curve, and is only
limited due to the ,tee-intersection at 'Lake, Wasml1gtOP. Boulev:atd NE. The requir~d
minimUm SSDbased on~a30 mph design speed and a grade of +,18% is 167 feet thus the,
. availa\Jle S~D is adequate
TheISb for a v~hiCie exiting the site looking east is~stimated tope approximately 985
feet. , The available sight distance extends to 113 th A veSE,through the vertical curve at,
William Popp Associates
· Jill M. Ding
Associate Planner, City of Renton
Kennydale Business Park Development _
Sight Distance Evaluation
Page 4
February 1,2006
the III th Ave SE intersection. The required minimum ISD based on a 30 mph design
speed is 331 feet thus the available ISD is adequate. It is important to note there is a
center two-way left tum lane which would allow vehicles exiting the site to store before
entering the westbound thru lane.
The ISD for a vehicle exiting the site looking west turning right is approximately 445 feet
(traversed distance accounting for grade)~ is viewed along a sag vertical curve, and is only
limited due to the tee-intersection at Lake Washington Boulevard NE. The required
minimum ISD based on a 30 mph design speed is 331 feet thus the available ISD is
adequate.
The SSD and ISD evaluation (to the e.ast) is shown in Attachment 2.
East Driveway Access Sight Distance
The available SSD for a vehicle approaching from the east and viewing an object in the
roadway in the vicinity of this site access is estimated to be approximately 290 feet
(traversed distance·accounting for grade). The SSD is limited by the vertical curve at the
III th Ave NE intersection. The required minimum SSD based on a 30 mph design speed
and a grade of -18% is 289 feet thus the available SSD is adequate.
The available SSD for a vehicle approaching from the west is approximately 645 feet
(traveFsed distance accounting for grade), is viewed along a sag vertical curve, and is only
limited due to the tee-intersection at Lake Washington Boulevard NE. The required
minimum SSD based on a 30 mph design speed and a grade of + 18% is 167 feet thus the
available SSD is adequate
The available ISD for a vehicle ..e~iting the site looking east is estimated to be
approximately 335 feet. The available sight distance extends to the opposite side of the
111 th Ave SE intersection. The required minimum ISD based on a 30 mph design speed
is 331 feet thus the available ISD is adequate. It should be noted that it is assumed that
the diiveway design would slope down at a rate of -2% from approximately 2' south of
the curb/gutter line back approximately 13 feet Gust past the property line) before it
steepehs into the site parking area. The resultant ISD evaluation assumes the centerline
elevation of the driveway at this setback point is between 0.2 and 0.3 feet lower than the
centerline ofNE 48th St.
The available ISD for a vehicle exiting the site looking west turning right is
approximately 645 feet (traversed distance accounting for grade), is viewed along a sag
William Popp Associates
Jill M. Ding
Associate Planner, City of Renton
Kennydale Business Park Development
Sight Distance Evaluation
Page 5
February I, 2006
vertical curve, and is only limited due to the tee-intersection at Lake Washington
Boulevard NE. The required minimum ISD based on a 30 mph design speed is 331 feet
thus the available ISD is adequate.
The SSD and ISD evaluation (to the east) is shown in Attachment 3.
Summary
As requested by the City of Renton, an evaluation of sight distance at the site access
driveways was conducted. It is concluded that there is more than adequate sight distance
(SSD or ISD) at the west site access. At the east site access, there is more than adequate
sight distance (SSD or ISD) to the west. The SSD for a vehicle approaching from the east
and the ISD for a vehicle turning left viewing to the east is at the minimum thresholds
based on the 200 I AASHTO standards. Nevertheless, the sight distance is still classed as
meeting standards.
Please contact me at (425) 401-2124 or bpoppjr@wmpoppassoc.comifyou have any
questions. Thank you.
, .
William Popp Associates
.... ' ... ' .-,eft·
JiilM. Dil;lg
Associate Planner; City of Renton
KennydaleBusiness Park Development .'
Sight Distance Evaluation
Page 5
February 1,'2006
. . .
vertical curve, and is only limited due to the tee;.intersection at take Washington
Boulevard NE. The 'required minimum ISD based on a30 mph design speed is 331 feet
thus·the availablt! ISDjs adequate: '
"The SSDand,ISD evaiuation (to the east) isshown in Attachment 3. '
, ~ummary., , , .
. -.. . .
. As requested by the 'City of Rent()n, ~ evalu~tionof sight distance at th~site ac«ess
"driveways waS conducted. It is concluded that thereis'generouS sight distance (SSD oJ.: '
IS D) at the w~st site ac~ess. At the e;:tst site' access, there' is geneto~ssigl1t distance (SSD"
,.o~ ISD) to the' west. The, SSD for a vehicle approaching from the east,and the ISD fora
. vehicle tUrriihg left looking to t4eeast is at the minnIllllTI thresliplqsbased on the 2001
AASHTOstan~ards, :~evertheless, the. sight distancyis still,dassed as meeting '. "
standards,
:Please contact me at (425) 401-2124 or bpoppjr@wmpoppassoc.com·ifyou have any ,
,questions: Thank you. . .,.,'
William PoppAssociates
" ".
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EAST DRIVEWAY SIGHT DISTANCE EVALUATION ATTACHMENT 3
,
\
January 19,2006
Carl F. Pirscher, AIA
CDA & Pirscher Architects, Inc.
19500 Ballinger Way NE Suite 200
PO Box 55429
Shoreline, WA 98155
.... fr/~
CITY.,. RENTON
PlanninglBuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
SUBJECT: EXCEPTION THROUGH MODIFICATION TO PROTECTED
SLOPES FOR KENNYDALE BUSINESS PARK, LUA-05;.114
Dear Mr. Pirscher:
I am in receipt of your letter requesting considera~on and approval of modifications to
allow development on protected slopes for Kennydale Business Park project located in .
the 1900 block of NE 48th Street. The. proposal is for the construction of two office/retail
buildings with associated surface/structure parking and landscaping on a4.8-acresite.
The proposed Building A is 84,670 gross square feet two stories over two levels of .
parking. Building B is 38~934 gross square feet with one level of structure parking under
the so lith section. The site is zoned Commercial Arterial. Access to the site wouldbe via·
two private drives from NE 48th Street. Suiface parking arid apartion.of the drive aisle is
proposed in the protected slope area requested for modification ..
The Rent~n Municipal Code Section 4~3-05OJ.5 for Protected Slopes provide for
Exceptions through Modification. The applicant maintains the protected slope area in .
question was created due to aprivat~ road instatIation or widerung
The Renton Municipal Code (RMC) Section 4-3~50N.2.ii setforth the following
procedure to assess the modification request: .
1. The applicant shall submit a geotechnical report descriping;my potential
impacts of the proposed regarding and any necessarY, ~tigation measures;
2. . All submitted reports shafl be independently reviewed by qualified specialists .
selected· by the City at the applicant's expense;
3. The Department Administrator may grant, condition, or deny the request
. based upon the proposal's compliance with the applicable modification
criteria of RMC 4-9-250D;
-'-------10-5-5 -So-u-th-Gra-d-y-W-a-y---R-en-to-n-, W-as-h-in-gt-on-98-0-5-5 ------~ .
4'1'\>. AHEAn OF THE f:I1RVE
..
. .
4. Any slope which remains forty percent (40%) or steeper following site
development shall be subject to all applIcable geologic hazard regulations for .
steep slopes and landslide hazards, in this section; and .
5. In addition to the criteria of ~C 4-9 .. 250D, Modification Procedures, the
following criteria shall apply; The proposed ~odificatjon is based on
consideration ofthe best available science as descnbed in WAC 365-195-905;
. or where scientific infonnation, the steps in RMC 4-9;..2S0F are followed.
The applicant provided a geotechnical report from GEO Group Northwest, Inc. dated
November 14, 2005 and ,supplement information to support the'inodification request.
The report conchides that the slopes located on the subject site were created as a result of
resource .extraction activities (logging) and thy associated road building that occurred on
the subject site. Fill and grading activities that resuJted in up to 7 feet.of fill being phlced
on some portions of the: subject site as theresuit ~(the road construction has~Occurred in
th~ past.
.' '" .;.-ii)}.:~:f,.;;f~ .. ~:·:'x;~· ,.\:.~~. 7't ':~l"i~4f~~,S~ . . : '. ',' .
Based on staffs analysis;)t h¥"~Ili$eteriwned the a1?I1i~~t request for modification of
the steep slope, as defim:d}}Yt4~ .par~e!~~,o(!he R€ht09N1lJ1licipal.Code is.accepta.· ble ..
, '.' .",,,. . •.•. . '''.'\.' -fJ ~ . .
Therefore,.the ?roposed~~ficati?Iifto alter the prot~e.a :~~~/slope with a 40% of
. greater grade) IS approv~tl.~;""., >/ ' . -/:'It \:'p' ~t
, . ';~ .. ~~:~.(. -.1~ " , .'
. This detenmnation' win be finaf adIilinistrati ve ' . detetmi~atjon ~ acco~pan(${i~y' 'i{(fIIed with the City's
Hearing·Examinerwitijin14di!ys '. ); . ., ..
. :~~ .~
. If you have any questioif~J~g~ajn~this . . ,.,Rl~e~IitactJil1 Ding at (425)
. 430-72J9~\~'f!~-i'" ' .. : . 'i;~i' .' . ,.'
......,; . ".', .. :." ~~.~, .•. ~ .•...• : .• """,., .•.. ,,; .•. ,,'.""" .. f,.t;.,~~.~.1t SiI'lCerely;'b;:.c~');",~.:,:v ....~~.'
~4~fr ';0i#f#l;;~""" .
Greg Zimmerm/ /
'PlanninglBuildinglPublic' Works.J\.drrtinistrator
Cc:File'
. Jennifer Henning
Neil Watts
Jill"Ding
OWner •.
Parties'~f record
---.:.-=~--:..=-=-=-=:::-~--:....=~-=-~-- --- - ---
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Kathy Kooiker, Mayor
January 18, ~006
Carl F. Pirscher
Pirscher Architects
POBox 55429
.. Shoreline, W:A-98155
CiTVIJI!IF·. REN.TON
PlanningIBuildinglPublic Works Department
. Gregg· Zimmerman P.E., Administrator
'.J
RE: Kennydale Business Park (Renton FiI~'NumberLUA05'::H4)
Dear Mr. Pirscher;
This letter is a follow up to the voicemail I left yo~ today regardingthe status of the
. ~.Kennydale HusinessPark..The Cityh~ toncems ~ith regarqs.tdsite distance'on:NB 48th
Street for the tWo atcessdri~eways'ent¢iing'theproposed offic~j)afk. ·Please provide a.
site distance analysis on NE48th Stfeet.for.thetwo'prop~sed:access.drivewaYsprlorto
. ~ . . -. . . . Friday, February~ ,2006 ..
III addition, the Kennyd~lle Business,p1k·is beipgta1ce~OffhOld aIld is tentatively. ' .
. scheduledl(j~ go' to the Hearipg ·E:xani1:n.eron Fe~J,1lary:l4; 2006.: If.you· have any .
question~, feel fre~ to contact rrie~t (4~5)A30-7219:,,' .
Sincerely, l '.~
/
.>t/ ' --r? . ,.' .,' .. , .. ' 'rJ. 4'~ ,':'
Jill K. Ding·· 7J
Associate Planner . . .
cc: owner'
parties of record
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~ niis~·~50%recycIed~, 3Oo/~postconsumer·· AHEAD OF THE CURVE·
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January 18, 2006
'~." . ...... CITY", ftEN1fO,l'{ ':':
',Planning!Buiidnign>ubJicWorks Department , .. ' "
, • GreggZimm~rman P.E.~ Admmistrab)r:~
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Susan Irwin
770 ltf1 t!t Place SE
-Ne~castle; W A '98056:·
".:.': Jffi: :.y our ~omnlen~s Regarding ,the ~ennY<la.ie Business 'Park
(RentonFileN:o;LU~05~ 114)
, D,earI\.1s. Irwih; , '
:.
" Thallkyou-foryourcOrrimentsilil:teaDecember~, 2005 regarding theKennydal~'" ,.,
Business Park. You h'ave'-beenm,ade apartY·of record aridyourconUnentshav¢'6een,
fl,ddedto thC;!' officialflie::ThedetisioJl maker will' cOI!sid~~yourco~ents when; '. .
. reridering ,a decision; on the project. . 'yoUl"cohcernsJocused~p~inariWo-rdraffic! critical.,
, areas" and compatibilIty. witlltht;: S~ITouildingneighbOtli60ds. ~l}1e'folio'-YiI1g is ,a: '
response to your cornments.. "> . , . .... , " ,. -. .'
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. Your first concern was 'wit1}.tegardsto.traffic,speGiflcal1y: ~'ightdi,st~c~'o~' NE48th'
, Stn;:,ef{SE·76th.stieet). :This CitY' sTransportation t>i~isiolillas r~yie'WedtheprojeCt
~pplication and 'ha~ reqUested a sight distanc.eaJlip. ysis De: c'pnductecl by the, app}iCant..
There~ultsofthe sightdistl:fp.ce,~nalysis .mayresuh iri.a:reciesign of the 'KennydaIe' .
,Business}>ark site plan.. . ' .. .. . .'
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.... Your:second concern was with;, regards lothe steep' slop~s~l6cat~d.on tqe ,s~bj~.tsite.'
Within:#ii City 'of Rentori~lopes' with ~ grade'th~i¢xc~ds 40%' for' a' vertipai'belglltOf
. ,15fe¢t:are class)fied aSJ>rot~c~e:ct Slopes ,and d~veiopment j~ prqhibitedoIf'Such :sl~pes.
,: AnE~ceptionthroughModifi.cation of such. siopes,.may~e'gfailtediii· sow.e,inSfances. " . "
.wher.:etIie ,applicant c'an:demonsirafe that the slopes' Were cr,eat~q as a .restIltoflluman ,.' . ". ' "
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. 'activities.'(Le. road~6n$trudlonai19 re'sotu.-ceextra.ction}:'and:ihe'slopes' maybereg~<ie(t :', ," .' .•.. :,~ , .
'. the applicantsubrriitted.i siope'analysis c:ind.aPfot~CtedSl<?pewas'iclehtiJie{{;pIfthe sIte . , .' ,'::,'
plan. The applicant has' subsequently r~quested an Exc~ption thiough Mpdifi~~tion, to "','. ,-.' ;"
regrade the Protected Slope areas based on inforination sho'wihg that the slop~s 'has heen ,'p
created asa result ~f,pastldgging acti "ities. The CitY)s:c.llfrelltlY reviewill!ftl1:e
Excep~10ntru:oughMQdificatioIlrequest. If grantecfa 14 claY"appeal' period willfolIQW '
ahd you may appeal the{Sxcepflonthrough.Modification.'" ~' '. " . .'
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Your tliird 'concern wa~with; ~~gafd, t() the incompatibility df the.p'rop'oseddevelQpment
~ith'tlie .. existing neighbOrhood, 'The' subjectprqpertY'ls'zone(lCopn1erciaiM~riaJ(CA)
'--'-~---:-'---,-'----:'-'--""'10-5-5';""'S-ou-th-< Gr..-,-· ·.-ad-Y-:-w-· '~-'-Y"-'-':--'-R-en-t-on-,--w~~-hi-'-'n-gt-o-n-9"-'80-"5':-5~~--'-,--~--' .~'. ,.~ ~
. . ~ Th;;; paper;""'iains 50% recvcted ":';';"rial,30% Oost~umer
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QIj theCity'~:z;()riingniap, as,such~hepmj~t)vi11b¢ required to complyWitb. th~' ....
, ..~'"! . , ," _ ' " ,_ .' _ • . '",.". .' .,. _'.' <" c.'. .. ,', "'regulati0ns :gpveniin,g development in: the C/\zone .. " .... : ....... .' . '. . . .
If you have further questions regarding this ~pplicatidn, feel free to contact me at (425)
4jO-7~19 .. · ,,"
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DATE:
TO:
,FROM:
RE:
MEMORANDUM
December 1, 2005
Fred Kaufinan, Hearing Examiner
,Nancy Weil, Senior Planner
. ~ Susan ItwIll jJA.;
7701 111 th Place S.E., Ne~castle, Washington 98056
Application for Kennydale Business Park, LUA05-ll4, SA-H, ECF
The purpose of this memorandum is to summarize reasons why the above-referenced
application should be denied.
1) Public health/safety/welfare concerns; The application indicates that two driveway~
will provide ingress and egress to SE 76th (also referenced as "NE 48th,,). The
proposal also states that 200 employees are expected on the site, with no specification
as to the number of potential customers. '
In the area in question, SE 76th is a two lane road with very limited sight distance.
The road design will not safely allow tor the proposed traffic increase. Vehicles
entering ontoSR7:6th from liith Place SEcan' only·see,the-<bottom.ofthe .. bill·(L.ake
Washington Blvd.) to approximately one-half block east; 'beyond that visibility is ',c
hindered due to the steep nature of the road. Vehicles entering or exiting the ,
proposed development would not be visible from III th Place. Consequently, if the
application were to be approved as proposed, it would result in on-going collisions.
Vehicles will tum on to SE 76th into the path of oncoming vehicles because theywill
be unable to see the approaching vehicles until it is too late to avoid a collision.
The City of Renton should be conc~rned on two grounds a) the proposed application,
when considered in terms of existing road design, will endanger the
health/safety/welfare of people traveling on SE 76th, and b)ifthe City approves this
application, with prior knowledge of the poor road design/limited sight distance, it is
opening itselfto a barrage of claims for any collision resulting thereafter.
Because of the road design, and its steep grade, this is not a situation that can be
resolved with .some type of mitigation.
2) Critical Arealocation -Steep slopes: The site for the proposed development is a
critical area;' the slopes are very steep and subject to slides and erosion. It should be
noted that tht: City of Newcastle denied an application for development of property
just to the'not1,h of this site due to theste,ep slope~.and;known slide tendency. Thet
L'.I '
. records are available from the City of Newcastle for Renton's review and
consideration.
3)· Incompatibility with adjacent uses: The proposed design does not conform to the
existing surroundings.
While the property is zoned for commercial use, it is surrounded on three sides by
residential property. It should be noted that this is the sole undeveloped tract of
commercially zoned property remaining in the area. Accordingly, it is imperative that
any development be done in a manner that is consistent with the existing commercial
development. Those properties which adjoin the western part of the tract in issue, are
all one or two-story buildings whose square footage is nowhere near the size of the
building proposed in the application in question (4 stories; 209,468 square feet).
Aesthetically, it will not blend in with current development in the area (it would be as
an elephant among antelope). Further, the height of the proposed buildings will
negatively impact the residential view properties immediately to the east of the
development.
Also,as mentioned previously, the location of driveways, and expected traffic
volume, are incompatible with the roadway design and its current use by existing
homeowners in the area.
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, J~uary 18,2006
"EinilyRoHins "
, 7617 111~ Place S13 -
Newcastle, WA 98056
,CJL1f¥f//Ir )RJEN:1rQ,N,', ,
" Plarniing/BuildiilgfPublit Works I;>epartment
Gregg~ernian P~E., AdiniDiStrator
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, ' RE: Your' COmrriehtLett¢tRegardiIig the KennydaIeBusiness Park '
Rento~ File No. LUA05·j 14'" ,
" 'Dear~Ms; Rollins;' ...
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-'," , , ,Thank youforyotir cOminentiet~et ,dated'Q~tober 24i' 2095:re,garditig-the Kerinydale' '
,BUSIness, Park:, Y()urcolIll11ents' h~ve been 'added to th~ ~ffiCiru ,fiIe:-anqyou,'have':,be{;n, "
: made"a,paity of record. Ihe,'4ecision ,inaker will consid~r yc;urc6iirinerits ~Wll~n',·'" .', " :' ",
, , ,renderirig'adeCi~i6n on tJie'proj~t.: " ' ',.,' -,,', -,' , . . . . '.~ ~ :. _ r.,· "-
'In YOtfr 't~~e~ you listed3con<;:ems fegru,qi*g tr~fi¢,'~~ ~48tl1 Sir~t;th~ irtt~rs~~io~'~f'. ' ,
"NE 44~: Street ~d Lake:Wasliirigton :Blvd;' aIid-tpe~, potenti~H' forari'iIlcfea.-se 'in 661'st?,(rom
the parking ,garage. The (0116wingis·'a rySP9nse'iQ~you'r,(;ommerttS:--~,' " " " ,
... . . .; . '" ' .,,' .. .. ,,-.', . :,:. -',Yo~rfirs(co~Cydt is~~th"tegafd;tQ tr<iffi<; ~af~ty'()ri~48~:Street.ftQm',whit&'t,lle' '
project ,proposed to take its' access; "A traffic study ~aS: subinitted with the' project: .
application :aIid the City's T~allsp.ortation Division:has re~iewed the 'stud}Umd h~~
concernS with regardS to sighfdishiIlce for ·vehid~s. eI)teij'~g arid exiting thy'pr6P9seq.'
, 'p!oje~t ~h~:' A s'ight distance analysis has been r~qu~st~a;~4. may resiil~' iJI a't~.a~sign of
-':tl?-eprop{)sedsite plan. " , . ,'., " ,
, ' ', .. , y 911r s~~~~4'~0~cerit is~~tJl;;e~~ds to tlie s~e.ty ~f.~h~· ihter~ecti()nri(~:44~, $tr~et and '
, Lake Washington Blvcl. The Washington State Dep~ment of Transpoitation (WSDOT)
is plarining, improvements 'on that 'intersecti(;m. To,ln4~iie regarding'tlie tiniing of those
,projects', ,pJe~ecoritact Wsnptat Ga:ntsC@wsdOt:Wf.LgoV.'.: '
: . ",
: Yourthi'rd'-boncerl)wpswilh reg~:l1;ds to the increasedt~~ffip 'noiSe ahd:yi,~w·jmpacts','
, a,ssocia,ted" with the .construction of a two stOry parl5ingg~r'~ge~', The" property is . located
, :. ':withintheCom:mercial Artetial(CAl.zoning designMiC).n'.,:TMe~CAZOrie~permltsa:',' "
"maximum:height of-.50feetj with Which the project Will' be required to comply:, The nO,ise
'impacts from the p~rking garage would be gov~rn.ed by t~e City's nqise ordinance .
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.~,: ~ ,:Fe~l:ifee to contact.me ~t (4~5}~30-7Z19'.}f Y~il have 'any additiqnal que$'tion(9i
. c,qhcerits"regarding this project: . . , '., . '," ____
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NTPtANN1NG DEV~~~~ RENTON
October 24, 2005
City of Renton
ATTN: Nancy Weil
Fax: 425-430-7300
To Whom It May Concern:
OC12 '6 lOnS
qEC~~'\¥~\OJ
We received the Notice of Application and Proposed Determination of Non-significance-
mitigated (DNS-M) for the Kennydale Business Park project located at 1900 block ofNE 48th
St., Land Use Number LUA05-114, SA-H, ECF.
My husband and 1 own the home at 7617 111 th PL SE, Lot 3 in Hemmingson Terrace, which is
directly east of the ,proposed project site. We would like to express a few concerns and have
listed them in order of importance:
1) Traffic on NE 48th Street, which is also known as SE 76th -As you are aware, this is a
narrow two lane road that has an extremely steep hill. It does not appear reasonable that
the only entrance and exit to the business park is off that street. Without widening the
street and addition of traffic calming devices, such as speed bumps and! or stop signs, it is
. difficult to envision the current plan as safe.
2) Traffic on the intersection ofNE 44th and Lake Washington Blvd -This intersection has
been the terror of the neighborhood for years., In 2000, I reviewed plans that were partof
the 1-405 improvements, which included alternatives to increase safety for this area.
None of the improvements have been made, and 1 have personally ~een the remains of
several accidents at that intersection over the last five years. Adding the traffic volume of
the proposed business park tenants only increases our concern for our safety and others.
3) . Of secondary concern is the increased traffic noise from the creation of a two-story .
parking garage and the potential impediment to our current Lake Washington view. We
hope the building and parking structures will be built as to respect our peace, privacy, and
VIew.
We understand that there is a public hearing scheduled for November 22, 2005. Unfortunately;
we had previous plans to be out of town for that period and will not be able to attend. We hope
that you will take our concerns into consideration .
. l@5 ~ a-) ,~ 4 '<1 ~
Sincerely,
~·75~
Emily Rollins
Rollins, Emi~y (US -Seattle) •
From: SEAFAX@deloitte.com
Sent:
To:
Monday, October 24, 2005 4:46 PM
Rollins, Emily (US -Seattle)
Subject: Your fax has been successfully sent to Whom it may concern at 4254307300.
Your fax has been successfully sent to Whom it may concern at 4254307300.
From: Emily Rollins
Time: 10/24/2005 4:42:28 PM
Sent to 4254307300 with remote ID 1111
Result: (0/339;0/0) Successful Send
Page record: 1 -2
Elapsed time: 02:28 on channell
1
WaslhlulI'1lgjitoll'1l 5ita1be
ll:»ellJlaJli"itm«mft off 'iJ'll'aJlI'1ls[poi"itaftioll'1l
IOlOIlllS)021S Ii. liVi121clOloll1l2101Dl
Secretary of Transportation
January 6,2005
NancyWeil
City of Renton Planning Department
1055 South Grady Way
Renton, Washington 98055
Norihwes~ imegion
15700 Dayton Avenue North
P.O. Box 330310
Seattle, WA 98133-9710
206-440-4000
TIY: 1-800-833-6388
www.wsdolwa.gov
Subject: Kennydale Business Park (136,766 ft2 Multi-Use Commercial)
LUA 05-144, SA-H, ECF
SR 405 MP 7.47 (NE 44th Street NB Ramps junction)
Dear Ms. Weil:
We thank you for allowing -the Washington State Department of Transportation (WSDOT) to
comment through SEPA·for the above referenced development. We have reviewed the Traffic
Impact Analysis sent to our office and we o'ffer the following coinments:
1. The 1-405 NB Ramps at NE 44th Street intersection is located at MP 7.47 on 1-405.
This intersection, which includes 1-405 NB ramps to the south and Lake
Washington Boulevard SE to the north, currently ranks 18 out of 313 in the
WSDOT Signal Priority Array (SPA) and is also part of a 2006 High Accident
Corridor (HAC). As the TIA reports, there are high number of accidents involving
NB off-ramp and EB traffic recorded for this intersection. This intersection meets
Warrant lA of the Manual of Uniform Traffic Control Devices (MUTeD) and based
on our analysis, a signal is needed for this intersection. We require participation of
the developer in a pro-rata share towards a signalization project to reduce the
impacts of the development to this intersection.
2. Based on the description of the development, it seems that ITE Trip Generation
Land Use Code 750 that would forecast a higher A WT and peak hour is more
proper to be applied for this development. Even using Land Use Code 710 would
resu1t:in a higher than:what was report in Table 4. The AWT based on Land Use
.. :f'; C04e:~r~Q isa~out \,1?? trips:v.~tg.A~,tPeak of205 trips and PM Peak of.204 trips.
0,-: 3':-~'.The'PMpeakdata was 'seledted:fotthe analysis. ;However;'thep~~ject trip'
generation shows a higher volume during AM Peak. We request a copy o"f the
. collected AM peak data to verify the use of PM peak in the analysis.
January 6, 2005
1-405 (Kennydale Business Park Development)
Page 2
4. Considering comments 2 and 3, the 9% impact mentioned on Page 11 is lower than
the actual·project impacts that should be considered for a fair share contribution.
If you have any questions, or require additional information please contact Felix Palisoc of our
Developer Services section by phone at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov.
~~lY,~
Ramin Pazooki
SnoKing Area Planning Manager
RP:fsp
cc: Day File
Project File
D. Sims / R. Roberts, MS 120
C:lFelix_DevServlSEPA_ResponsesIsepaRENTON_1405MP7KennydaleBusinessPark_ TIAcomments2City.doc
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDA VIT OF PUBLICATION
PUBLIC NOTICE
Tom Meagher, being first duly sworn on oath that he is the Legal Advertising
Representative of the
King County Journal'
a daily newspaper, which newspaper is a legal newspaper of general
circulation and is now and has been for more than six months prior to the date
of publication hereinafter referred to, published in the English language
continuously as a daily newspaper in King County, Washington. The King
County Journal has been approved as a Legal Newspaper by order of the
Superior Court of the State of Washington for King County.
The notice in the exact form annexed was published in regular issues of the
King County Journal (and not in supplement form) which was regularly
distributed to its subscribers during the below stated period. The annexed
notice, a
Public Notice
was published on November 7,2005.
The full amount of the fee charged for said foregoing publication is the sum
of $122.00. .' . \~~MOGUU41.? ~ . . . .... ..,,<\:,~"" L. BA !8,,, . . !~O "'OT~~<~ . ~"~ ....... ~~.
Tom Meagher ~ Cf.I EXp. ~
Legal Adve"ising Representative, King County JOlIDlall'l ~ .'11812009);;;"
Subscribed and sworn to me this 7th day of November, 2~~"" A_ iSP ~ ~ O'Va~~~~(.;~.f ~ >'" 'J> "'AS\',~"" ~ PPO,,~ggQg~~~~
lody . arton
Notary Public for the State of Washington, Residing in Auburn, Washington
PO Number:
Cost of publishing this notice includes an affidavit surcharge.
NOTICE OF ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL REVIEW
COMMITTEE & PUBLIC HEARING
RENTON, WASHINGTON
The Environmental Review Com·
mittee has issued a Determination of
Non.Significance-Mitigated for the fol·
lowing project under the authority of
the Renton Municipal Code.
Kennydale Business Park
LUA05·1l4, SA·H, ECF
Location: 1900 Block of NE 48th
Street. The. applicant is'
requesting Environmental'
Review (SEPA) and Hearing
Examiner Site Plan review for
the construction of two office!
retail buildings with associated
surface/structure parking and
landscaping on a 4.8·acre site.
The proposed Building A is
84,670 gross square feet two
stories over two levels of parking.
Building B is 38,934 gross square.
teet with one level of structure
parking under the south section.
The site is zoned Commercial
Arterial. Access to the site would
be via two private drives from NE
. 48th' Street. According to the
City's Critical Areas map, the site
contains Protected Slopes.
Appeals of the environmental
determination must be filed in writing
on or before 5:00 PM on November 21,
2005. Appeals must be filed in writing
together with the required $75.00
application fee with: Hearing Exam·
iner, City of Renton, 1055 South
Grady Way, Renton, WA 98055.
Appeals to the Examiner are governed
by City of Renton Municipal Code SeC.
tion 4~8·110.B. Additional information
regarding .the appeal process may be
obtained from the Renton City Clerk's
Office, (425) 430·6510.
A Public Hearing is tentatively
scheduled by the Renton Hearing
Examiner in the Council Chambers,
City Hall, on November 22, 2005 at
9:00 AM to consider the Site Plan.
Please contact Project Planner, Nancy
Weil at (425) 430·7270 if you have any
questions. If the Environmental
Determination is appealed, the appeal .
will be heard as part of this public
hearing. Interested parties are invited
to attend the public hearing.
Published in the King County Journal
November 7, 2005. #849901
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COMMENCING AT 9:00 AM,
CITY Of RENTON
HEARiNG EXAMINER
PUBLIC HEAR~NG
November 22, 2005
AGENDA
COUNCil CHAMBERS, 7TH FLOOR, RENTON CITY HAll
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the. discretion of the Hearing Examiner.
PROJECT NAME: Taylor Court Short Plat
PROJECT NUMBER: . LUA05-082, SHPL-H
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Short Plat approval for the
subdivision of 1.68-acre site into nine lots intended for the eventual development of detached single-
family homes. An existing single-family residence is to remain on one of the proposed lots. The lots
would range in size from 4,550 sq. ft. to 9,541 sq. ft. The site is located within the Residential-8 (R-8)
zoning designation with a proposed net density of 6.52 dulac. Access is proposed off of Monterey
Place NE via a new public street terminating into a cui de sac. The site does not appear to contain
anyon-site critical areas however a buffer area from an off-site wetland does run along a portion of
west property line.
PROJECT NAME: Kennydale Business Park -To be continued
PROJECT NUMBER: LUA05-114, SA-H, ECF
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan review for the
construction of two officelretail buildings wi~h associated surface/structure parking and landscaping
on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over two levels of
parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. A surface parking lot is proposed on the east side of BuildingA. The site is zoned
Commercial Arterial. Access to the site would be via two private drives from NE 48th Street. According
to the City's Critical Areas map, the site contains Protected Slopes. .
HEX Agenda 11-22-05
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Kathy·KOOlker-Wheeler, Mayor
'Nove~b~r,15, 2005
..•.. , """,.\.:-.
. '<CII1f)~('( ,F'IPdEN1f([DN.
PI~g/Buililin~licWorks DepartIitent
Gnu Zinlinermall P .E., Administrator
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:.' ,To: .
Subject:
Own~rl Applic~nt"'" '; >'
AltPartles,of Record. '
, :.' 'KellDydale Busii1~~S Park
. ,LUA o5~i14: SA":H, ECF . ,~.
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-' "'The applicant has requested an'Exemption through Modificaiion(RMC4-3;-05(H.5.b)Ior
. an on-site' Protected Sl()pe aIe~ and for minor modification to 'the sit~ plan. Therefore, in '
order to process these requests, the Public, Hearing will be' contir,lUed~ No staff report or'
presentation will 'be prepare~ for. this meeting. On the scheduled dat~ofNovember. 22;'> .
, 2005, the Hearing Examin~r willopeh the meeting and wIll-continue ,the hearing for the'
. " subject appli~ationt9,a,~turedate yeno be,determined. Ifyoushoiild,~lsh toatten4.this
'. " :,,' ,'meeti'ng, you.will be :given :the:6ppo'I:tunity',to' enter 'comments !Ilto thepublic'.record.:· ,
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'. 'A~ P~ities ()fR~coid YOu~ilihe notifie4:ofthe.rescheduledPubilcHe~g'dat~' '
, 'apprOximately ten days prio{to'ihe date: If you: have any',quesiions;:please contact Nancy-
, Weil, S~nior Planner, af425·A32Q:.:7270. . '" ., . . .' ,
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ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Kennydale Business Park
PROJECT NUMBER: LUA05-114, SA-M, ECF
LOCATION: 1900 Block of NE 48~ Street
DESCRIPTION: The applicant Is requesting Environmental Review (SEPA) and Hearing Examiner Site
Ji'la.n re\1ew for the .construction of two office/retail buildings with associated surface/structure parking. and l~ndscapJn9 on a 4.S-acre site. The proposed Building A Is 84,670 gross square feet two stories over two levels
of parking. Building B 15"38,934 gross square feet with one level of structure parking under the south section.
-.Tha site Is. zoned Commerclal Arterial. Access to the site would be via_two private drlve$_'from NE ~th Street. A~OrdI"f!g to ~ C.tty's" ~~Ical Areas map, the site contains Protected S~pes; . -.
, .THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE: PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT .ADVERSE IMPACT ON THE
ENVIRONMENT.
1
~IS o~ the envlr.f?nmental detennlnatlon must be flied In writing on Q~ before 5!00 PM·_.~n· N~vQmber 21,' 2pG5.
-Appeals must ~ filo~ !n w~ng together with the required $75.00 appll~on fee wlth:~He~ring Examl~1 c.Jty of
... Remon, 1055, South Grady Way. Renton, WA 98055. Appeals to. the Examiner are governed by oCIty-~f Renton
II
'~unl~ipal qo~e Section 4-8-,110.8. AddftJonallnformatlon regoiU'dil'!'9 too ap~al proce.ss may ~ obtained from th~,
Renton City Clerl<'. Office, (425) 430-6510. . .,'
A !?UBLIC HEARING HAS' BEEN TENTATIVELY SCHEDULED BY THE RENTON HEARING EXAMINER IN THE COUNCIL CHAMBERS ON THE 7TH' FLOOR OF CITY HALL/l055 SOUTH 'GRADY WAY,. RENTON, WASHINGTON, FOR NOVEMBER 22,2005 AT 9:00 AM TO CONSIDER
1
1 I
THE SITE PLAN. IF.THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAlWILL BE HEARD AS PART OF THIS PUBLl9 HEARING. ", ','
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PI<!iise incluc:tathe.project,NUMBER whencaUiilg'for pr<>per file;il!entificatioii:
CERTIFICATioN' .
I,iD;r<ik .. Jor41"'1 :, ~erebY certifyJhat~, ..3,' " copies of the above document
were posted by me in ~ conspicuous places or nearby the described property on
DA~: Illt>~/f)~ . . SIGNED: (DR. ~
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@I':b:~:,w;;fu::aN&~:~ndfMfueS_~i~
J
:J: CHARLES F. Kbf(~<O ~OTARY PUBLIC SIGNATURE:
," NOTARY PUBLIC ·f '. . " "
~ STATE OF WASHINGTON f
11 co~~~g~c:tlt~if~~e~ t /"~~~-.:;;.~-~.",":'.,..:;-: .• :.,,< .. , .. :..,-.. <. -~ . -~.".
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CITY OF RENTON .
AF~I~~~~f6';~~~:~~.~~v~~~L~~G
cjnthe 3rd day of November, 2005, I deposited in the ·mailsofthe ,United States, a sealed envelope
containingERC Determination documents. This information wassenrto: . -. . .
.Agencies· See Attached
.' . Bryan ~orchers Contact
G 21 Company/Howard Seelig Own~r(Applicant .
June Huston . . Party of Record
··W. Elper· Party of Record, ..
Ragina Sparks Party of Record
<John Atzbach Party ofR.ecord
Emi,ly Hollins 'Party of Record
David J. Scott . Party'of Record,
';L~~~~~Q~U~L ___ -,--,......:....-,--,,---:----;~~~~<~1l;~~·~-~~,.~ .... _~;._ ... ~.o:,.: \ "' 'j' NofARY._PUBL~fP:.'"
. ) SS .. ~ATE OF WASHINGTON
COUNTY OF KING ) . ,COMM!SSION EJ.. '{PIRES
.' . L.,--MARCH 19, 200Sr?
I certify that I know or have satisfactory evidence that Stacy Tucker. ~ ",~", ... " .'.' . '-, ;
. signed thisinstrutnent and acknowledged it to be his her/their freeand~voluntary actfor.the.uses ancj _ . : '
purposes mentioned in the instrument. . . .,... . .
Dated: Itb!o~
Notary,Publicinand for the Sate of Wastlington.
' .. ' Notary (Print): ';--:C~t/~scf"'"i4~ '" .. ' .
. Myappbi·ritment.expires: . 3./('1(06 "
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"ProjectoNal'l1e~ Kennydale Business Park .' . . '.. .... ..
Project:NiJm~t!. LUA05-114, SA-H; ECF . ... .'. . < .".... . .... ,.' ,.
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template -affid~vit ~f selVice ~Y mailing
. , " ,
Dept. of Ecology *
Environmental Review Section
PO Box 47703
Olympia. WA 98504-7703
WSDOT Northwest Region *
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers *
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Jamey Taylor *
Depart. of Natural Resources
PO Box 47015
Olympia. WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
• )
AGENCY (DOE) LETTER MAiliNG
(ERe DETERMINATIONS)
WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. *
clo Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 160th Ave SE 39015 _172nd Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
Duwamish Tribal Office * Muckleshoot Cultural Resources Program *
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 3901517200 Avenue SE
Auburn. WA 98092-9763
KC Wastewater Treatment Division * Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom. AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72nd Place 220 Fourth Avenue South
Newcastle. WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal Liason Manager .. Steve Lancaster. Responsible Official
Joe Jainga 6300 South center Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Title Examiner
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application. *
Also note. do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination paperwork.
template -affidavit of service by mailing
ENVIRONMENTAL DETERMINATION & PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Kennydale Business Park
PROJECT NUMBER: LUA05-114, SA-H, ECF
LOCATION: 1900 Block of NE 48th Street
DESCRIPTION: The applicant Is requesting Environmental Review (SEPA) and Hearing Examiner Site,
Plan review for the construction 'of two office/retail buildings with associated surface/structure parking and
landscaping on a 4.8-acre site. The proposed Building A Is 84,670 gross square feet two stories over two levels
of parking. Building B is 38,934 gross square feet with one level of structure parking under the south section.
The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th Street.
According to the City's Critical Areas map, the site contains Protected Slopes.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be flied in writing on or before 5:00 PM on November 21, 2005. '
Appeals must be flied in writing together with the required $75.00 application fee with: Hearing Examiner, City of
Renton, 1055 ~outh Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton
MuniCipal Code Se,ctlon 4-8-110.B. Ad,ditlonal information regarding the appeal process maybe obtained from the
Renton City Clerk's Office: (425) 430.,6510.
A PUBLIC HEARING HAS BEEN TENTATIVELY SCHEDULED BY THE RENTON HEARING
EXAMINER IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH
GRADY WAY; RENTON, WASHINGTON, FOR NOVEMBER 22, 2005 AT 9:00 AM TO CONSIDER,
THE SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL
BE HEARD AS PART OF THIS PUBLIC HEARING. '
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT
SERVICES DIVISION AT (425) 430-7200. ,
DO NOT REMOVE THIS NOTICE WITHOUT J~ROPERAUTHORIZA TION
Please include the project NUMBER wherl'calling,forproper;file identification . • >.,f" • _ _ ,-. ..• __ -_ _, .• • _ ~
Kathy Keolker-Wheeler, Mayor
.CITY ( F RENTON
PlanningIBuildingiPublic Works Department
Gregg Zimmerman P.E., Administrator
November 3, 2005
Bryan Borchers
CDA Pirscher Architects, Inc.
PO Box 55429
Seattle, WA Q8155
SUBJECT: Kennydale Business Park
. LUA05.,.114, SA-H, ECF
Dear Mr. Borchers:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you thflt they· .
have completed their review of the subject project and 'have'. issued a threshold Determination of~Non
Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERG Report. and Decision,
Section C for a Ii~t of the Mitigation Measures. . .
. . .
. Appeals of the environmental determination must' be filed ill writing on or before 5:00 PM on
November 2.1, 2005. Appeals must be filed in writing: together with·the required $75.00 application fee
with: Hearing Examiner, City of Renton, 1055 South 'Grady. Way,Renton,WA 98055. Appeals to the
Examiner are govemedby City of Renton Municipal Co.deSection 4-8-110.B. Additional information
. regarding the appeal process may be obtainedfrOfil the~enton City, Clerk's Office, (425) 430-6510:
A Public Hearing will be heid by the Renton ~Hearing-,Examiner in the Council Chambers on the
seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on November 22,' 2005 at
9:00' AM to consider the Site Plan. The applicant or representative(s) oftheapplicant is required to be
present at the public hearing. A copy of the ·staff report will be mailed to you one week before the
hearing. If the Eiwironmental Determination isappeal~d,. the appea.l will be heard as part of -this public
h~ri~. .
The preceding information will assist you in planning for implementation of your: project and enable you to
exercise yOl,lr appeal rights more fully, if you choose to do so. If you have any questions or desire
clarification of the above, please call me at (425) 430-7270. .
'For-the Environm~ntal Re,view Committee,
O~\J4
NancyWeil
SeniorPlarin~r.
" cc: G21Company, Howard Seelig I Own~r(s)/Applicant. .
June Huston, W. Elper, Ragina Sparks, John Atzbach, EmilyROllins, David J.·Scottl Party(ies) of
Record .
Enclosure
~ ------'1~O-'-55-S-o-u-th-, G-ra-' -dy-W---'-ay-' --R-e-n ..... to-n-, W-a-s-hin-gt-on"'-9-S0-S-S-' --~----,--'--R E N TON' . * This paperoontains 50% recycfed material. 30% ~t consu~ : AHEAD OF THE CURVE'
,. : ',.
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CJ[TY( F RENTON
PlanninWBuilding1PublicWorks Departmen.t
Kathy' Kooiker-Wheel";, Mayor Greim Zim:mermanlP.E.,Administratoll'
November 3, 2005 .'
,Washington State ,
Department of Ecology .
Environmental Review Section
PO Box 47703 . . .
Olympia, WA 985b4~7703
Subject: Environmental Determinations
' .. Transmitted herewith is a cOpy of the Environmental Determimition for the following project reviewed by
the EnvirOnmental Review Conimittee(ERC) onNovember1, 2005: . , '
DETERMINATION.OF NON-SiGNIFICANCE-MiTIGATED
PROJECT NAME:
, PROJECT NUM.BER:
LOCATION:' .
. DESCRiPtION:
KennydaleBusiness Park .' .
·tUA05-114;,SA4i,ECF "
1900,Block ofNE48th Street'.. . . .
. . 'The:::#pp.Ii,~ntis' requesti~"'-g"'Envir()mnentaIReview (SEPA) and
. Hearing Exami,-ter' Site PI~nreview: for the constrllction of two
.·offic~/retclil bl:lildirigs with"aiss()ciat~d surface/structure parldng
''',:.and lands~pin~fcon a 4:S-acre·site. 'The proposed.Building, A is
84;670 gr()ss' s:q~are .fe~j;,:tWostories 'over tWo . levels of:piuking:·
, Building. ~ . is 3'8;934"gross square, feet ;with· one' level of structure,
p~rkingbn.der:the" south se'ction;; The.' site is, zoned Commercial
,Arterial. Access to the 'site wc)uldbe via two 'private drives from '
NE 48th Streei.~Accordir1g to the Cify's'CriticaIAreasmap, the,s'ite
" co'n~ajhs Protected Slopes. ' . "
,Appeals of the, environmental'determif!aticul' must befile~-in wdting on or before ,5:00PM, on
. November 21; 20:05. Appeals' mustbe,filed:inwliting)ogether .with ~ ti;'e required $75.00 ~pplication fee
with: Hearing Examrner, City of Rentor,,' 1'055.$outh . Grady Way;,: Re,riton, WA 98055.' Appeals to the
·.·Examiner·are governed .by CitY· of. RentonJV!uniCipal .. Code;-;$ection. 4-'-8-"110.8.,' AdditioQal information
regarding the appeal prOcess may be oblained'fromtheRenton City Cler,k'sOffice, (425) 430~6510.
If y'0u havequesti()ris,-please'cal,1 me at (425) 430-72.10 ...
. Fpr the Environ~ental Review CommiUe~, .
'. . ··0c--~~ .. ·
NancyWeil
Senior Plann~r.> "
cc: King' County ,Wastewater Tr~atme~t Division
WDFW,Stewart Reinbold ., .. ,...
David F. Dietzman, Department of NatiJral Resources
; W$DOT,ifllorthwest Re.gion. ' -,
. Duwamish Trit;lal,Offic~ . " . '.' . ' . " ..
....
-' ..
:' .~ .
~aren Walter:; Fisher:ies, MuckleshooHndian Tribe (Ordinance) .'
Melissa Calvert, MuckleshOot Cultural Re$oufees PrOgram '. . US Army COrp. of Enginee~.,. '" . ,'...,
,'. Stephanie Kramer,OfflceofAtctiaimlogy & Historic. Pres~rvation . . . _. . .. '.. . ~.
-:',Ep,lmlcirlo~~:i-riJn:ler' .. ....:.. '-~-:-:H>:::-5--5-S-0""'1l-'th:-'-G-ra-d-y-W:-a-y-. --R-e""'n-to-n-,-W:-a~' s-:-h-in~g-to-n'--::"":'98-0-5';""5-,-'-'--""---:'-:--"'7" R E N TON ..
'" , :® This ~coOtains 5O"Ioreqcled materia.. Joolo Posi~. AHEAD ot; THE CURVE:',' ...
CITY Of RENTON
DETERMINATION Of NON-SIGNIfiCANCE
(MITIGATED)
APPLICATION NO(S): LUA05-114, SA-H, ECF
APPLICANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping oria 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1900 Block of NE 48th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
The City of Renton Environmental Review. Committee has determined that it does not have a probable significant adverse
impact on the environment. . An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process .
. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on November 21, 2005.
Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code
Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's
Office, (425) 430-6510.
PUBLICATION DATE: November 7,2005
DATE OF DECISION: November 1, 2005
SIGNATURES:
11/1/05 Dat~ . f
&£'L ff!£ /;/t hf' LeeWheeler,·~ Date
Fire Department
~/(j:2
D te I
CITY Of RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA05-114, SA-H, ECF
APPLICANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1900 Block of NE 48th Street
The City of Renton
Departmentof Planning/Building/Public Works
Developm,ent Planning Section
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the ~onstruction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications
presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as well as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the civil improvements of the, plat. Certification of the installation, maintenance
and proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The fee
shall be paid at the time of building permit issuance. '
9. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each n~w
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of
building permits. .
ERe Mitigation Measures Page 1 of 1
CiTY OF RENTON
DETERMINATION Of NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S): LUA05-114, SA-H, ECF'
APPLICANT: Howard Seelig, Seelig Family Properties
PROJECT NAME: Kennydale Business Park
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA) and Hearing
Examiner Site Plan review for the construction of two office/retail buildings with associated surface/structure
parking and landscaping on a 4.8-acre site. The proposed Building A is 84,670 gross square feet two stories over
two levels of parking. Building B is 38,934 gross square feet with one level of structure parking under the south
section. The site is zoned Commercial Arterial. Access to the site would be via two private drives from NE 48th
Street. According to the City's Critical Areas map, the site contains Protected Slopes.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1900 Block of NE 48th Street
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental determination.
Because these notes are provided as information only, they are not subject to the appeal process for
environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind the
approved extended haul hours at any time if complaints are received.
1. The preliminary fire flow is 4,500 GPM. One hydrant is required within 150 ft. of the structures and four (4) additional
hydrants are required within 300 ft. of the structure
2. Separate plans and permits are required for the installation of sprinkler and -fire alarm systems .
. 3. Fire Department access roadways are required to within 150 ft. of all portions of the building's exterior. Roadways
are a minimum 20-ft. width with a turning radius of 45 ft. outside and 25 ft. inside radius.
4. Provide a list of flammable, combustible liquids or hazardous material to be used or stored on site.
Building
1. The project shall comply with the recommendations of the soils report and provide site monitoring by the geotechnical
engineer.
Plan Review -Surface Water/Storm Drainage
1. Surface Water System Development Charges (SDC) for commercial sites are assessed at a rate of $0.249 x the new
impervious surface area. Estimated fees for surface water is $ 32,506.70 based on an estim(ited 130,549 square feet
of new impervious surface area. This is payable at the time the utility permit is issued. Fees are subject to change
January 2006.
2. This project drains to Lake Washington. Due to documented downstream flooding in this area, 'staff will recommend a
SEPA condition requiring this project to comply with the 1998 King County Surface Water Manual -Level I Flow
Control for design of both detention and water quality treatment sized for the new impervious surfaces. A preliminary
drainage report has been submitted for review. The report addresses the 1998 KCSWM. -
ERC Advisory Notes Page 1 of3
)
3. A temporary erosion control plan will be required and shall. be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project. The first order of business shall
be installation of a silt fence along the perimeter of the site that is to be disturbed. The silt fence shall be in place
before clearing and grading is initiated. This will be required during the construction of both off~site and on-site
improvements as well as building construction. .
Plan Review -Water
1. Water System Development Charges (SDC) for commercial sites are assessed at a rate of $0.213 x the square
footage of the site. Estimated fees for water is $ 44,616.68 b~sed on 209,468 sq. feet. This is payable at the time the
utility permit is issued. Fees are subject to change January 2006.
2. Preliminary fire flow requirement is 4,500 gpm. Applicant will need five hydrants to serve this site. Orie hydrant must
be within 150 feet from the structure and five additional shall be located within 300 feet of the structure. Fire flow
calculation is 500 gpm more than what is available. Applicant will need to reduce fire flow demand to meet available
fire flow.
3. Existing hydrants to be counted as fire protection, will be required to be retrofitted with a 5-inch quick disconnect Storz
fitting.
4. Extension of a looped 12-inch water main and installation of new hydrants on site around the building is required.
5. Building exceeds thirty feet in height. A backflow device will be required to be installed on the domestic water meter.
6.. A pressure-reducing valve is required to be installed at the domestic meter.
7. A fire sprinkler system is required by the Fire Department. A separate utility permit and separate plans will be required
for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be
per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be
shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire
Sprinkler System will be required". DDCVA installations outside the building shall be in accordance with the City of
Renton Standards. For DDCVA installations proposed to be installed inside the building; applicant shall submit a copy
of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room.
Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after
the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. A
separate utility permit and separate plans will be required for the installation of the double detector check valve
assembly for the fire sprinkler system, if backflow device is to be installed inside the building.
8. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is
required to be installed. A plumbing permit will be required.
Plan Review -Sanitary Sewer
1. Applicant shall provide a Sewer Availability Certificate from Coal Creek Water and Sewer District.
Plan Review:;.. Street Improvements .
1. Half street improvements including, but not limited to paving, sidewalks, curb & gutter, storm drain, street signs, and
streetlights along the frontage in NE 48th Street are required.
2. All wire utilities shall be installed underground .per the City. of Renton UndergroundingOrdinance. If three or more
poles are required to be moved by the development design, all existing overhead utilities shall be placed
underground. ..
3. This development shall extend the existing two-way left-turn lane on NE 48th Street (SE 76th Street) to the east to the
Renton city limits. The City has concerns with potential conflicts between through traffic on NE 48th St and traffic
entering. and exiting the two proposed driveways serving the site. Extending the two.,.way left-turn lane would reduce
the potential impacts and allow all movements into and out of the site.
4. A traffic study was submitted as part of the application. However, the TIA does not include discussion of available
sight distance on NE 48th St at the two access driveways proposed to serve the site. This information shall be
submitted to the Plan Review. In Development Services.
~ , '" -
ERC Advisory Notes Page 2 of 3
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards
2. All required utility; drainage and street improvements will require separate plan submittals prepared according to City
of Renton drafting standards by a licensed Civil Engineer.
3. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and
application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to
preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system.
4. Separate permits and fees for water meter, landscape irrigation meter, and any backflow devices will be required.
5. APPLICANT SHALL BE RESPONSIBLE FOR SECURING ALL NECESSARY EASEMENTS FOR UTILITIES.
6. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate
building permit. Proper drainage measures are required.
The following note shall be included on the civil plan: "A licensed engineer with geo technical expertise must be
retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and
verify in writing that the· rockery was constructed in general accordance with ARC standards and with his/her
supplemental recommendations, in a professional manner and of competent and suitable material. Written verification
by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy
permit or plat approval for·the project.
ERC Advisory Notes Page 3 of3
ENVIRONMENTAL REVIEW COMMITTEE
MEETING NOTICE
November 1 , 2005
To: Gregg Zimmerman, Planning/Building/Public Works Administrator
Dennis Culp, Community Services Administrator
Lee Wheeler, Fire Chief
AlexPietsch, EDNSP Administrator
From: Jennifer Henning, Development Planning
Meeting Date: Tuesday, November 1, 2005
Time: 9:00AM
location: Sixth Floor Conference Room #620
Agenda listed below.
Defoor Preliminary Plat (Ding)
LUA05-093, PP, ECF
The applicant is proposing to subdivide a 6.91-acre site zoned Residential - 8 dwelling units per acre (R-8) into 21
lots ranging in size from 5,250 square feet to 8,500 square feet. The lots are intended for the eventual development of
single-family residences. The subject site contains a Class 3 stream, 2 Class 4 streams, a Class 3 wetland, steep
slopes, and high coal mine hazard areas. -. -.
Kennydale Business Park (Weil)
LUA05-114, SA-H, ECF
The applicant is requesting Environmental Review (SEPA) and Hearing Examiner Site Plan review for the construction
of two office/retail buildings with associated surface/structure parking and landscaping on a 4.8-acre site. The
proposed Building A is 84,670 gross square feet two stories over two levels of parking, Building B is 38,934 gross
square feet with one level of structure parking under the south section. The site is zoned Commercial ArteriaL Access
to the site would be via two private drives from NE 48th Street. According to the City's Critical Areas map, the site
contains Protected Slopes.
cc: K. Keolker-Wheeler, Mayor J; Covington, Chief Administrative Officer
B. Wolters, EDNSP Director ® J. Gray, Fire Prevention -
N. Watts, P/B/PW Development Services Director ®
F_ Kaufman, Hearing Examiner
S; Engler, Fire Prevention ®
J. Medzegian, Council
S. Meyer, P/B/PW Transportation Systems Director
R. Lind, Economic Development
L Warren, City Attorney ®
STAFF
REPORT
A. BACKGROUND
ERC MEETING DATE
Project Name:
Owner:
Contact:
File Number:
Project Description:
Project Location:
Exist. Bldg. Area gs':
Site Area:
RECOMMENDA TlON:
Project Location Map
)
City of Renton
Department of Planning / Building / Public Works
ENVIRONMENTAL REVIEW COMMITTEE
November 1, 2005
Kennydale Business Park
G21 Company
P.O. Box 1925
Bellevue, WA 98009
Bryan Borchers
CDA Pirscher Architects, Inc.
P.O. Box 55429
Seattle, WA 98155
LUA-05-114, ECF, SA-H
Applicant: Howard Seelig
Seelig Family Properties
P.O. Box 1925
Bellevue, WA 98009
Project Manager: Nancy Weil, Senior Planner
The applicant is requesting Environmental Review (SEPA)·and Hearing Examiner Site
Plan review for the construction of two office/retail buildings with associated
surface/structure parking and landscaping on a 4.8-acre site. The proposed Building A
is 84,670 gross square. feet two stories over two levels of parking. Building B is 38,934
gross square feet with one level of structure parking under the south section. The site
is zoned Commercial Arterial. Access to the site would be via two private drives from
NE 48th Street. According to the City's Critical Areas map, the site contains Protected
Slopes. Continued on next page
1900 Block of NE 48th Street (SE 76th Street in City of Newcastle)
N/A Proposed New Bldg. Area:
209,468 sq. ft. (4.8 acres) Proposed New Garage Area:
123,604 sq. ft.
136,766 sq. ft.
ERCRPT05-114
City of Renton PliYPW Department
Kennyda/e Business Park
REPORT OF November 1, 2005
Envin mtal Review Committee Staff Report
LUA-05-114, ECF, SA-H
Page 20'8
Project description continued: The proposed development would be stepped up the slope of the site thereby
reducing the visual impact of ttie structures. From the east, Building A would have a two story elevation. The site is
currently a vacant forested parcel abutting the City of Newcastle, with single-family residential use to the east and
south. Within the City of Renton, the adjacent properties to the west and north are also zoned Commercial Arterial
(CA) and developed with multi-family and a self-storage facility. The proposal is for a mix use of office and retail use.
The applicant proposes to retain existing vegetation along the easterly 85 feet of the site providing additional bl,lffer
between the existing residential and no impact to areas of protected slope.
The subject site is designated on the City's Critical Areas Maps as containing Erosion and Landslide Hazards, Critical
and Sensitive Slopes. The site has an upward slope of 30% from west to east with areas of 40% in the eastern portion
that qualify as protected slope. A drainage swale has been identified bisecting the northern portion of the site and .
flowing east to west, entering the site from a 12-inch concrete pipe tight-lined from the residential development. The
drainage channel has been determined not to qualify as protected water class by the City's Critical Areas Regulations.
Access to the site is proposed from two ingress/egress driveways along the southside of NE 48th Street. The eastern
most driveway would be located approximately 105 feet from the east property line. The second drive is located along
the west property line. The two accesses would be connected by an internal drive aisle, which is proposed to encircle
the buildings. Access into the below grade structured parking would be from the east elevation with the exit at the
south end of the structure. Within the structured parking, 297 parking stall are proposed, and 101 surface stalls along
the east and west sides ofthe site. The parking ratio provided has been calculated for office use, which based on the
proposed square footage would require· a minimum of 324 parking stalls and a maximum of 479. The applicant is
providing a total of 398 parking stalls.
The site is zoned Commercial Arterial (CA). The subject site is designated Commercial Corridor (CC) on the City's
Comprehensive Plan Land Use Map. The Commercial Corridor district is characterized by concentrated pre-existing
commercial activity, primarily in a linear form, that provides necessary goods and services for daily living, accessible to
nearby neighborhoods, serving a sub-regional market and accommodating large volumes of traffic.
B. RECOMMENDA TlON
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials
make the following Environmental Determination:
DETERMINATION OF
NON-SIGNIi=ICANCE.
Issue DNS with 14 da A eal Period.
Issue DNS with 15 day Comment Period
with Concurrent 14 day Appeal Period.
c. MITIGA TlON MEASURES
DETERMINATION OF
XX NON -SIGNIFICANCE -MITIGA TED.
xx Issue DNS-M with 14 da Appeal Period.
Issue DNS-M with 15 day Comment Period
with Concurrent 14 day Appeal Period.
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt
fence shall be in place before clearing and grading is initiated, and shalr be constructed· in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required
during the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shalt be established in the ditch by seeding or
placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from
erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the
specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater
across the site. This will be required during the construction of both off-site and on-site improvements as well as
·building construction.
ERCRPT05-114.doc
City of Renton PIBIPW Department
Kennydale Business Park
Enviro. 'ptal Review Committee Staff Report
. . . LUA·05-114, ECF, SA-H
REPORT OF November 1, 2005 Page 3 0(8
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control
measures at the site during the construction of both off-site and on-site improvements as well as. building
construction. .
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public
works inspector for the construction of the civil improvements of the plat. Certification of the installation,
maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
7. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
8. The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of building area. The
fee shall be paid at the time of building permit issuance.
9. , The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new
average daily trip associated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance
of building permits.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 43.21 C. 24 0, the following project environmental review addresses only those
project impacts that are not adequately addressed under existing development standards and environmental
regulations.
1. Earth
Impacts: The applicant submitted a Geotechnical Engineering Study prepared by Geo Group Northwest, Inc, dated
August 17, 2004 prepared for the Kennydale Business Park proposed site.
The 4.8-acre site a downward average slope of 30 percent to the west. The site does contain areas of 40% slope with
15-foot rise qualifying as protected slope. The areas are located within the easterly 90 feet of the site. The site plan
submitted by the applicant does not propose to impact these areas. However', information staff requested regarding
analysis of the 40% or greater slope areas was received in a preliminary format just prior to this report. The slope
analysis prepared by Hugh Goldsmith indicated a larger area of the site qualifying as protected slope. The area
impacted by the proposed development is located near the southeast side of the eastern surface parking lot.
The applicant is in the process of having the plans revised regarding the slope. The revised plans may propose a
retaining wall and drive aisle in a small portion of the protected slope. If the applicant wishes to pursue impact to the
protected slope, a Hearing Examiner Variance would be required. As a condition of Site plan, a Native Growth
Protection Area shall be required for the areas of protected slope.
The remainder of the site is to be cleared and graded for construction of the structures, access drives and
landscaping. In order to level the slope site for the parking and building pads and estimated 18,000 cubic yards of
material is proposed to be excavated. Compacted fill is estimated at 9,000 cubic yards. Any material not to be used on
site, and is anticipated to be suitable for off-site use will be trucked to development sites along 1-405 ·corridor. An
estimated number of truckloads would be 400 trips.
The cuts required for the construction of the below grade parking structure proposed under Building A would be
approximately 25 feet in height. A retaining wall may be necessary along the west property line with an average height
of 60 feet. Oli the eastside of the proposed buildings and surface parking, an estimate of 10 feet is anticipated for the
retaining wall and cuts.
Nine (9) exploratory borings were drilled on the site. The subsurface soils are characterized as consisting of glacially
consolidated.lacustrine silty clays with some interbedded lenses of dense sand. The Geotechnical Engineering Study
concluded the site is not susceptible to liquefaction.
ERCRPT05-114.doc
City of Renton P/BIPW Department
Kennydale Business Park
REPORT OF November 1. 2005
EnviroJ )tal Review Committee Staff Report
LUA-05-114, ECF, SA·H
Page 4 of 8
The estimated impervious surface for the development is 62%. The applicant estimates construction to begin in late
spring or early summer of 2006. Due to the slope of the site and the proposed cuts and construction of retaining walls,
staff recommends that the applicant shall follow the recommendations contained in the geotechnical report.
In order to reduce the potential for erosion and sedimentation to the site and to adjacent properties, staff recommends
additional mitigation. including that the project be designed and comply with the Department of Ecology's (DOE)
Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual.
Mitigation Measures:
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The
silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance
with the specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be
required during the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by
seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect
the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform
to the specifications presented in the KCSWDM. Temporary pipe systems can also be used to convey
stormwater across the site. This will be reqLiired during the construction of both off-site and on-site
improvements as well as building construction.
3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control
measures at the site during the construction of both off·site and on-site improvements as well as building
construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or
revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the
public works inspector for the construction of the civil improvements of the plat. Certification of the installation,
maintenance and proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
Policy Nexus: SEPA Environmental Regulations, Vol. 112001 DOE Stormwater Management Manual
2. Surface Waterl Storm Water
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR) prepared by Poggemeyer Design
Group, dated Jul~21, 2004 prepared for the Kennydale Business Park proposed site.
The proposed storm water flow control is in accordance with Level 1 requirements of the King County Storm water
Design Manuel. Surface water sheet flows across the site and from a culvert drainage pipe from the east. The sheet
flow and channel flow would be conveyed to a stormwater detention vault. Water quality is required as the proposal
contains more than one acre of new impervious surface subject to vehicular use. Erosion protected swales would
convey surface water on the eastside of the buildings to three type 2 catch basin structures discharging to the vault.
Roof runoff would be tight line to the detention vault as well.
There is an existing storm drainage facility located in NE 48th Street. Drainage along the frontage of the site would be
conveyed to existing system in NE 48th. The storm water vault would then discharge to the existing system located in
an easement to the south into a concrete lined channel then to a 12-inch pipe to the existing stormwater system.
A culvert drainage ditch, which enters the site through a 12-inch concrete pipe from the east and bisects the property
near the north side, has been determined not to qualify as a regulated water class under the City of Renton Critical
Areas Regulations. A report prepared by Associated Earth Sciences, Inc and supported by an evaluation of the watercours~ b}i" Washington Department ofFish and Wildlife concluded the drainage does not support salmonids at
any time of the year. The Associated Earth Sciences, Inc report assessed approximately 500 feet upstream and
downstream of the site. The drainage for this area is part of the Gypsy Sub basin drainage.
This project drains to Lake Washington. Due to documented downstream flooding in this area, staff will recommend a
SEPA condition requiring this project to comply with the 1998 King County Surface Water Manual -Level I Flow
ERCRPT05-114.doc
City of Renton PIBIPW Department
Kennydale Business Park
REPORT OF November 1, 2005
Enviro ntal Review Committee Staff Report
LUA-05-114, ECF, SA-H
Page 50'8
Control for design of both detention and water quality treatment sized for the new impervious surfaces. A preliminary
drainage report has been submitted for review. The report addresses the 1998 KCSWM.
Mitigation Measures:
1. This project shall be subject to the 1998 King County Surface Water Design Manual Level 1.
2. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project.
Policy Nexus: SEPA Environmentaf Regulations
3. Fire Protection
Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed
development, subject to the condition that the applicant provide required improvements and fees. The proposal would
add new construction to the City, which would potentially impact the City's Fire Emergency Services. Therefore, the
applicant will be required to pay a Fire Mitigation Fee based on $0.52 per square foot of building area. The fee is
estimated at $64,274.08 ($0.52 x 123,604 sq. ft. = $64,274.08) and is payable prior to the issuance of building
permits.
Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on $0.52 per square foot of
building square footage. The fee shall be paid prior to the issuance of building permits.
Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527.
4. Access/Transportation
Impacts: A Traffic Impact Analysis (TIA) was required as part of the project and submitted with the Ifmd use
application. The TIA was prepared by William Popp Associates, dated June 11, 2004. Two driveways on the south
side of NE 48th Street would provide access to the site. The analysis reviewed existing conditions, transit facilities in
the area, trip generation and peak hour operations at several intersections. NE 48th Street changes names to SE 76th
at the Renton/Newcastle city limits just to the east of the site. Down the hill to the west, NE 48th Street intersects with
Lake Washington Blvd NE, which is a minor arterial along the intersection with NE 48th Street.
The site development proposes 398 parking stalls within surface lots and structured below grade parking, which is
within the range for allowed parking. An internal 24-foot wide two-way driveway is shown on the site plan encircles the
buildings, connecting the two driveways. Half street improvements will be required along the frontage of the site.
Additionally, the applicant shall be responsible for extending the two-way turn lane on NE 48th street to the City limits.
Additionally, the Lake Washington Boulevard/NE 44th /1-405 NB ramps intersection is regulated by the Washington
State Department of Transportation (WSDOT) and is considering an all-way stop control for this intersection. Our
transportation division has apprised WSDOT of this project.
The proposed Kennydale Business Park would generate new vehicular trips to the city's street system and, therefore,
is required to pay a traffic mitigation fee. Based in the ITE Trip Generation Manual for the Land Use Code 710,
General Office Building and pass-by trip reductions associated with the expansion were also estimated. The
Transportation Mitigation Fee is calculated at a rate of $75.00 per net new 'average daily trip associated with the
project. The development is projected ,to generate 1,360.88 new daily trips. The 'fee for this proposal is estimated at
$102,066.00 (1,360.88 trips x $75.00 = $102,066.00). The fee is payable prior to the issuance of building permits.
Mitigation Measures: The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00
per each new average daily trip associated with the project, estimated at 1,360.88 trips. The fee shall be paid prior to
the issuance of building permits.
Policy Nexus: SEPA Environmental Regulations: Transportation Mitigation Fee Resolution No. 3100, Ordinance
4527.
5. Aesthetics
Impacts: The proposed buildings range in height from 30 feet to maximum of 50 feet. The building materials proposed
consist of concrete, steel and decorative metal work. Decorative parapet structures are shown approximately every 75
ERCRPT05-114.doc
City of Renton PIBIPW Department
KennydaleBusiness Park
Enviroi 11a/ Review Committee Staff Report .
LUA-05-114, ECF, SA-H
REPORT OF November 1, 2005 Page 6 of 8
feet along both the east and west roof elevations. The height of the proposed structures complies with the
Development Standards. however due to the slope of the site, the existing residential properties to the east may
experience view impacts due to the development. The building itself is not expected to project high enough to impede
views or block light, however, potential roof top equipment and/or wireless communication facilities may. This issue
will be evaluated further during site plan review.
Mitigation Measures: N/A
Policv Nexus: N/A
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where
applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or
Notes to Applicant.
-K-Copies of all Review Comments are contained in the Official File.
Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals of the environmental determination must be
filed in writing on or before 5:00 PM on November 21, 2005. Appeals must be filed in writing together with the
required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055.
Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the appeal .
process for environmental determinations.
Planning
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind
the approved extended haul hours at any time if complaints are received.
Fire
1. The preliminary fire flow is 4,500 GPM. One hydrant is required within 150 ft. of the structures and four '(4) ,
additional hydrants are required within 300 ft. of the structure
2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems.
3. Fire Department access roadways are required to within 150 ft. of all portions of the building's exterior. Roadways
are a minimuni 20-ft. width with a turning radius of 45 ft. outside and 25 ft. inside radius.
4. Provide a list of flammable, combustible liquids or hazardous material to be used or stored on site.
Building
1. The project shall comply with the recommendations of the soils report and provide site monitoring by the
, geotechnical engineer:
Plan Review -Surface Water/Storm Drainage
1. Surface Water System Development Charges (SOC) for commercial sites are assessed at a rate of $0.249 x the
new impervious surface area. Estimated fees for surface water is $ 32,506.70 based on an estimated 130,549
square feet of new impervious surface area. This is payable at the time the utility permit is issued. Fees are subject
to change January 2006.
2. This project drains to Lake Washington. Due to documented downstream flooding in this area, staff will
recommend. a SEPA condition requiring this project to comply with the 1998 King County Surface Water
Manual -Level I Flow Control for design of both detention and water quality treatment sized for the new
impervious surfaces. A preliminary drainage report has been submitted for review. The report addresses the
1998 KCSWM.
3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the .
representative of the Development Services Division for the duration of the project. The first order of business
shall be installation of a silt fence along the perimeter of the site that is to be disturbed. The silt fence shall be in
place before clearing and grading is initiated. This will be required during the construction of both off-site and on-
site im rovements as well as buildin construction.
ERCRPT05-114.doc
City of Renton PfB/PW Oeparlment
Kennydale Business Parle .
REPORT OF November 1, 2005
Plan Review -Water
Enviro nta/ Review Committee Staff Report
LUA-05-114, ECF, SA-H
Page 70f8
1. Water System Development Charges (SDC) for commercial sites are assessed at a rate 0($0.213 x the square
footage of the site. Estimated fees for water is $ 44,616.68 based on 209,468 sq. feet. This is payable at the time
the utility permit is issued. Fees are subject to change January 2006.
2. Preliminary fire flow requirement is 4,500 gpm. Applicant will need five hydrants to serve this site. One hydrant
must be within 150 feet from the structure and five additional shall be located within 300 feet of the structure. Fire
flow calculation is 500 gpm more than what is available. Applicant will need to reduce fire flow demand to meet
available fire flow.
3. Existing hydrants to be counted as fire protection, will be required to be retrofitted with a 5-inchquick disconnect
Storz fitting.
4. Extension of a looped 12-inch water main and installation of new hydrants on site around the building is required.
5. Building exceeds thirty feet in height. A backflow device will be required to be installed on the domestic water
meter.
6. A pressure-reducing valve is required to be installed at the domestic meter.
7. A fire sprinkler system is required by the Fire Department. A separate utility permit and separate plans will be
required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices
installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of
device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA
installation for Fire Sprinkler System will be required". DDCVA installations outside the building shall be in
. accordance with the City of Renton Standards.For DDCVA installations proposed to be installed inside the
building; applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow
assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements.
DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of
devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the
installation of the double detector check valve assembly for the fire sprinkler system, if backflow device is to be
installed inside the building.
8. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device
is required to be installed. A plumbing permit will be required.
Plan Review -Sanitary Sewer
1, Applicant shall provide a Sewer Availability Certificate from Coal Creek Water and Sewer District.
Plan Review -Street Improvements
1. Half street improvements including, but not limited to paving, sidewalks, curb & gutter, storm drain, street signs,
and streetlights along the frontage in NE 48th Street are required.
2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more
poles are required to be moved by the development design, all existing overhead utilities shall be placed
underground. . .
3. This development shall extend the existing two~way left-turn lane on NE 48th Street (SE 76th Street) to the east to
the Renton city limits. The City has concerns with potential conflicts between through traffic on NE 48th St and
traffic entering and exiting the two proposed driveways serving the site. Extending the two-way left-turn lane would
reduce the potential impacts and allow all movements into and out of the site.
4. A traffic study was submitted as part of the application. However, the TIA does not include discussion of available
sight distance on NE 48th St at the two access driveways proposed to serve the site. This information shall be
submitted to the Plan Review. In Development Services.
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards
2. All required utility; drainage and street improvements will require separate plan submittals prepared according to
City of Renton drafting standards by a licensed Civil Engineer.
3. When plans are complete three copies of the drawings, two copies of the drainage report, a <:;onstruction estimate
and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but
prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit
system. /
4. Separate permits and fees for water meter, landscape irrigation meter, and any backflow devices will be required.
5. Applicant shall be responsible for securing all necessary easements for utilities.
6. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a
ERCRPT05-114.doc
City of Renton PIB/PW Department
Kenn dale Business Park
REPORT OF November 1, 2005
separate building permit. Proper drainage measures are required.
Enviro ntal Review Committee Staff Report
LUA-05-114, ECF SA-H·
PageB of i3
The following note shall be included on the civil plan: "A licensed engineer with geo technical. expertise must be
retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction
and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her
supplemental recommendations, in a professional manner and of competent and suitable material. Written
verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an
occupancy permit or plat approval for the project.
ERCRPT05-114.doc
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I 5E 16TH
I
KENNYDALE euslNESS PAFCK. a I' i .-~~ ...... -~ g i ADDRESS
RENTON,WA -CIEE1..DM1:L. .... ~ ~AI'E I'I.AN I Q •
,
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SE 64th St.
1 I
SE 72nd St.
NE 50th St.
C4 .. 31 T24N ll5E E 111
eJJ:1fY . \,. iF· 'RJEl'~~r1r<ON
PlapiiingIBuildinglPublicWorks Dq)artIllent
Gr:egg Zim~erQUlD-P.E .. Administnltor
• • > _. ",.. .. ' • • ••• '. I' • ~
October 31, 2005
Ramin Pazooki
Washjngton State
_ Department of Transportation
Northwest Region .
15700 Dayton Avenue ~orth
'P·.O. Box 330310 .
. Seattle, WA'98133~6388
. ,SUBJECT: K<mnydale B\lSiness Park,LUA 05-144~ SA-H, ECF
Dear Mr. Pazooki: . ,,~ ..
I received your response letter dated October 24, 2005 and.'have en~losed a copy of the
Traffic Impact Analysis (T1A) for the subject proJect as requested. Once you have had an
opportunity to review the TIA, please letme know your evaluation of this project in
regards to geneniting any impacts on the Stat~ Highway System. .
Feel free to contact me if you have anY q~~~tions. I can be reached'at-425-430~7270or
emai,l at riweil@ci.terito~~w'a.us. ',. q '.-• ..' "',
. '. Respectfully,
~ao'cpj)
NancyWeil
Senior Planner
Cc: . Kayren Kittick .
. :-, / ,"
....
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-~--"---:--:-'--:--::1-::-07"55::':':S=-O""'u"'7th-:G='"r':-ad":"'"y'-::W=-=,a'-y::"'-'~~R'-'e"""rit"-o--'o~~'W:'-'a-'-sh-i-ng'-t-oo;";'" .l.o.98-0"-5~S ""'"' .. ..,... --,-~-,,---.-:' .~ ..... ~... .. .!
~ Th'IS'paper·conta·· so';, dad Ie" 130·" 't'A'HEAD OF;tHE·.:C. URVE 't";' ~ , .. ,ns. ,. recy rna na, ,. pos .. consumer
Wasihlingltollll Sltail:e
Deparrimenlt off ii"B'aIlllSporrltaltioll1l
lDouglas IS. iViaclDonald
Secretary of Transportation
October 24, 2005
NancyWeil
City of Renton Planning
1055 South Grady Way
Renton,W A 98055
DEVELOPMENT PLANNING
CITY.OF RENTON
OCT 2 8 2005
fR~rclEllW~fD) .
)
lII!Iorihwest Region
15700 Dayton Avenue North
P.O. Box 330310
Seattle, WA 98133-9710
206-440-4000
TIY: 1-800-833-6388
www.wsdot.wa.gov
Subject: Kennydale Business Park (136,766 ft2 Multi-Use Commercial)
LUA05-114, SA-H, ECF .
SR 405 MP 7.20 (R) vicinity
Dear Ms. Wei!:
We thank you for giving WSDOT this opportunity to comment through SEP A on the above
referenced development.
We w'>llld like to review the Traffic Impact Analysis (TIA) prepared for this project. The
reviewofthe TIA will determine ifthe proposed action will have any impacts on the State
Highway System, particularly SR 405.
If you have any questions, or require additional information please contact Felix Palisoc of our
Developer Services section by phone at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov.
~Y~.
Ramin Pazooki
Local Agency and Development Services Manager -
. : .... -,1 '1' ••• " '01'
RP:fsp-. : -~ :;!' ' '-
C:IFelix_DevServlSEPA_ResponseslsepaRENTON_1405MP7KennydaleBusinessPark.doc
City of Renton Department of Planning / Building / Public Works
E IV V I R 0 IV MEN T A L& DE VEL 0 PM E NT A P P Lie A T 10 IV REV lEW SHEET
REVIEWING DEPARTMENT: -COMMENTS DUE: OCTOBER -24, 2005
DATECIRCULATED: OCTOBER 10, 20Q5
APPLICANT: Howard Seelig / Seelig Family Properties PROJECT MANAGER: Nancy lJ\ieil
PROJECT TITLE: Kennydale Business Park PLAN REVIEW: Mike Dotson o TIl 20i,
SITE AREA: 209, 468 sqlft BUILDING AREA (gross): 260, 370 sqlft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482 UTILITY SYSTEMS
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings multi-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
EnvirOnment Minor Major Necessary Environment Minor Major Necessary
Impacts Impacts Information Impacts Imoocts Information
Earth Housing
Air Aesthetics
Water Ught I Glare
,Plants Recreation
Land I Shoreline Use Utilities -.
Animals Transportation ' -
Environmental Health PubliC Services
Eilergy I Natural Historic! Cultural
Resources-Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal. -
Signature of Director or Authorized Representative Date
t , PROP~ SERVICES FEE REVIEW #2005 -. ...1
,'Q; DEVELOPMENT APPLIC~N REVIEW SHEET L~·-'O
o PLA EVIEW ROUTING SLIP
~ ENVrnONMENTAL CHECKLIST ~VIEW SHEET
APPLICANT: ~+'[;(AJQ;')d ~eQ"(r f'~'i I{~ tZ(rn{·'··
o
JOB ADDRESS: \ (' ~)O blOC!:::... It? J .:i:tI.--,--=s.,,-,+,--,-, ______ -,.,--
NATURE OF'WOR_ K: f'(t1J<;j( Jet i~ildci). Nl r)1lJl ti.-'G:i' c,,··n;,mu,({tJ . u . >~Q
OTHER
RECEIVED FROM
WOII 'j::; 'ir 2.
U {/co;U ( .. nel,' i'A ~ , (date)
GREEN 11 __________ _
o SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED M.ORE L'lFORMA TION: O' LEGAL DESCRIPTION
U!J SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIIVIATED 0 SQUARE FOOTAGE o VICINITY MAP
o NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE o OTHER
o VESTED 0 NOT VESTED o This fee review supersedes and cancels fee re\-iew # ____ dated __ ---==--_-=-===-=-_
.) (I. LJ ..., _"). j _ I?\ 0 /} I">} 0 PARENT PID# (subject to changeL
SUBJECT PROPERTY PlD# .).) [.2 :'/L/ .,v<i /-L-0 King Co. Tax Acct# (new) ________ _
Triggering mechanisms for the SDC fees will be based on turrent City ordinances and determi.ned by the applicable Utitity Section'. Final fees will be based
on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees. side sewer permits, r/w
permit fees or the cost of water nieters.·
SPECIAL ASSESSMENT. DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT
DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE
Latecomer Agreement (p,1) WATER --Latecomer Agreement (pvt) W ASTEW A TER ~ ...... ",-.
..--.
Latecomer Agreement (pvt)OTHER .. ~;;.~::,.:;-;;~ -' . .......
__ .. r
~ ____ ~T-
Special Assessment District/W A TER .--....-.. --_ ... -.'
--" ....... ~-.~ .
SJ>ecial Assessment District/W ASTEW A TER ....---..
Joint Use Agreement (METRO) .----
~-Local Improvement District / * -~-.. -
Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION.
FUTURE OBLIGATIONS
SYSTEM DEVELOPl\ofENT CHARGE -WATER II OF UNITS/ SDC FEE
0 Pd Prevo 0 Partially Pd (Ltd Exemption) ~ Never Pd SQ.FTG.
Single family residential $I,525/unit x
Mobile home dwelling unit $1220/unit in park
Apartment, Condo $91S/unit not in CD or COR zones x
Commercial/Industrial, $0.213/sq. ft. of property (not less than $1525.00) X L'?)CJ "' Lf {fJ >I ~iLh~ i(o; fer?
Boeing, by Special Agre.ement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) / I ,
SYSTEM DEVELOPMENT CHARGE -WASTEWATER
(' Dr.&. G~t:, . ----------0 Pd Prevo 0 Partially Pd (Ltd Exemption) ~ Never Pd ..
Single family residential dwelling unit $900/unit x i )h\l~l bls-ly1C./ ..... V
Mobile home dwelling unit $720/unit x ..... I ............-
Apartment, Condo $540/unit not in CD or COR zones x ~. -
Commercial/Industrial, $0.126/sq. ft. of property (not less than $900.00) X -~~llliQ~t~If~tEN:f~R.$Dijii~~0}~:~~~~~~~J*~iiW2~t~i«:"i~~:t1rit:t%~ R Does NOT Apply 0 May Apply
SYSTEM DEVELOPMENT CHARGE -SURFACEWATER
0 Pd Prevo 0 Partially Pd (Ltd Exemption) ~ Never Pd
Single family residential and mobile home dwelling unit $715/unit x
All other properties $0.2491sq ft of new impervious area of property x .
'h. (2) !p(p , rc) 13¢ ,6'-t~ (not less than $715.00)
/ f , I PRELIMINARY TOTAL $.IJ"i·1 12. Zi .~f.S .. --[/0/2-.
, j
'< I\) II) 0 III 0 t1 IJ1
* If SUbject property is within an LID, it is developer's responsibility to check with the Finance Dept. for paid/un-paid status. t1 II) <
7'
** If an additional water meter (or hydrant) is being installed for fire protection or an additional water meter is being installed for private
landscape irrigation, please advise as above fees may change.
,. .
II) :E . \J1.
:J --0 0
EFFECTIVE: January J, 2005
• •
RMC 4-1-180 I (2)(d)(iv)
Exemptions to System Development Charge -' Exemption for Undeveloped Critical '
Area(s) and Undeveloped Major Easement(s)
When calculating the area to be charged the system development charge, undeveloped
critical areas (per RMC 4-11-030) and undeveloped major easements within the property
shall not be included in the square footage for the calculation of the charge. It is the
responsibility of the property owner or applicant to submit a study determining and
classifying the critical area. The property owner or applicant shall submit a legal
description of any easement(s) or critical area(s) so that these portions of the property can
be exempted from the development charge(s). '
The intent of this exemption is to not charge property that is undevelopable. If the
property is used or can be used to satisfy any condition of the development such as
parking or landscaping, it shall be considered developed and does not meet the
qualifications of this exemption.
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
MEMORANDUM
October 24, 2005
NancyWeil,
Jan lllian x7216
KENNYDALEBUSllffiSSPARK
1900 Block of NE 48th Street
LUA05-114
I have reviewed the application for Kennydale Business Park located generally at the 1900 block ofNE 48th Street
and have the following comments:
EXISTING CONDITIONS
WATER
SEWER
STORM
STREETS
There is an existing 12-inch main in NE 48th Street. The proposed project is located in the 320
water pressure zone and is outside an Aquifer Protection Zone. Static pressure in the area is
approximately 100 psi. Derated fire flow available in NE 48th is 4,000 gpm.
Sewer service is available, however sewer service will be provided by Coal Creek Water and
Sewer District. Please call 425-235-9200.
There are storm drainage facilities in NE 48th Street.
There is no sidewalk, curb, gutter, or streetlighting fronting the site.
CODE REQUIREMENTS
WATER
L Water System Development Charges (SDC) for commercial sites are assessed ata rate of $0.213 x the square
footage of the site. Estimated fees for water is $ 44,616.68 based on 209,468 sq. feet. This is payable at the time
the utility permit is issued. Fees are subject to change January 2006.
2. Preliminary fire flow requirement is 4,500 gpm. Applicant will need five hydrants to serve this site. One
hydrant must be within 150 feet from the structure and five additional shall be located within 300 feet of the
structure. Fire flow calculation is 500 gpm more than what is available. Applicant will need to reduce fire flow
demand to meet available fire flow.
3. Existing hydrants to be counted as fire protection, will be required to be retrofitted with a 5-inch quick
disconnect Storz fitting.
4. Extension of a looped 12-inch water main and installation of new hydrants on site around the building is
required.
5. Building exceeds thirty feet in height. A backflow device will be required to be installed on the domestic water
meter.
6. A pressure-reducing valve is required to be installed at the domestic meter.
7. A fire sprinkler system is required by the Fire Department. A separate utility permit and separate plans will be
required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices
KennydaJe Business Park
October 25, 2005
installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices.
Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit
for nDCV A installation for Fire Sprinkler System will be required". DDCVA installations outside the
building shall be in accordance with the City of Renton Standards.
For DDCV A installations proposed to be installed inside the building, applicant shall submit a copy of the
mechanical plan showing the location and installation of the backflow assembly inside the mechanical room.
Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed
immediately after the pipe has passed through· the building floor slab. Installation of devices shall be in the
horizontal position only. A separate utility permit and separate plans will be required for the installation of the
double detector check valve assembly for the fire sprinkler system, if backflow device is to be installed inside
the building.
8. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow
device is required to be installed. A plumbing permit will be required.
SANITARY SEWER
1. Applicant shall provide a Sewer Availability Certificate from Coal Creek Water and Sewer District.
SURFACE WATER
1. Surface Water System Development Charges (SDC) for commercial sites are assessed at a rate of $0.249 x the
new impervious surface area. Estimated fees for surface water is $ 32,506.70 based on an estimated 130,549
square feet of new impervious surface area. This is payable at the time the utility permit is issued. Fees are
subject to change January 2006.
2. This project drains to Lake Washington. Due to documented downstream flooding in this area, staff will
recommend a SEPA condition requiring this project to comply with the 1998 King County Surface Water
Manual -Level I Flow Control for design of both detention and water quality treatment sized for the new
impervious surfaces. A preliminary drainage report has been submitted for review; The report addresses the
1998 KCSWM.
3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the
representative of the Development Services Division for the duration of the project. The first order of business
shall be iI1stallation of a silt fence along the perimeter of the site that is to be disturbed. The silt fence shall be in
place before clearing and grading is initiated. This. will be required during the construction of both off-site and
on-site improvements as well as building construction.
STREET IMPROVEMENTS
1. Half street improvements including, but not limited to paving, sidewalks, curb & gutter, storm drain, street
signs, and streetlights along the frontage in NE 48th Street are required.
2. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or
more poles are required to be moved by the development design, all existing overhead utilities shall be placed
underground.
3. A traffic study has been submitted for revIew ............ : ..... .
MISCELLANEOUS
1. Separate permits and fees for water meter, landscape irrigation meter, and any backflow devices will be
required.
2
Kennydale Business Park
October 25, 2005
2. Applicant shall be responsible for securing all necessary easements for utilities.
3. All new rockeries or retaining walls to be constructed thar are greater than 4 feet in height will be require a
separate building pennit. Proper drainage measures are required.
The following note shall be included on the civil plan: "A licensed engineer with geo technical expertise must
be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery
construction and verify in writing that the rockery was constructed in general accordance with ARC standards
and with hislher supplemental recommendations, in a professional manner and of competent and suitable
material. Written verification by the engineer must be provided to the City of Renton public works inspector
prior to approval of an occupancy pennit or plat approval for the project.
PLAN REVIEW -GENERAL
1. All plans shall confonn to the Renton Drafting Standards
2 ... All required utility, drainage and street improvements will require separate plan submittals prepared according
to City of Renton drafting standards by a licensed Civil Engineer.
3. When plans are complete three copies of the drawings, two copies of the drainage report, a construction
estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your
use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by
the pennit system.
RECOMMENDED CONDITIONS
L Traffic mitigation fees are _______ '
2. Staff recommends a SEPA condition requiriIig this project to design and comply with Department of
Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
cc: Kayren Kittrick
3
f
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: flan ~p.A...J COMMENTS DUE: OCTOBER 24, 2005
APPLICATION NUMBER: LUA05-114; SA-H, ECF DATE CIRCULATED: OCTOBER 10,2005
APPLICANT: Howard Seelig / Seelig Family Properties PROJECT MANAGER: Nancy V\feil
PROJECT TITLE: Kennydale Business Park
SITE AREA: 209, 468 sq/ft BUILDING AREA (gross): 260, 370 sq/ft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482 .
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings multi-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Neressary Environment Minor Major Necessary
Impacts ImPacts Information Impacts Impacts Information
Earth Housing
Air Aesthetics
Water UghtlGlare
Plants Recreation
Land I Shoreline Use Utilities ..
Animals Transportation , ..
Environmental Health Public ServiceS
Energy I Natural Historic! Cultural
Resources' Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELA TED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional info tion is nee to operlyassess this proposal. . ~ .(~..:-_~
$Po/-0 Signature of Director Date
• City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: ~J {~ COMMENTS DUE: OCTOBER 24, 2005
APPLICATION NUMBER:LUA05-114, SA-H: ECF DATE CIRCULATED: OCTOBER 10, 2005
APPLICANT: Howard Seelig I Seelig Family Properties PROJECT MANAGER: Nancy lJI.Ieil
PROJECT TITLE: Kennydale Business Park PLAN REVIEW: MilEe 8otso'll ~,z..:---
SITE AREA: 209, 468 sq/ft BUILDING AREA (gross): 299f370 sq/ft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings multi-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Necessary Environment Minor Major Necessary
Impacts Impacts Information Impacts Impacts Information
Earth Housing
Air Aesthetics
Water UghtlGlare
Plants .. Recreation
Land I Shoreline Use Utilities
Animals Transportation
Environmental Health· PubliC Services
Energy I Natural Historic! Cultural
Resources' Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELATED COMMENTS
C. CODE-RELATED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional in ation is.needed properly assess this proposal. . / ~. . r
/t?, 2.-~ ----
Date
I· \.
• • s#_lu_'-\--:..7 __ _
-Project Name:
Project Address:
contact Person:
\ <=\.00 ~locx. NE l\fS~' $T'%t::.\
\.\owtlR..D ~eU~
Permit Number: W~· 05-114
Project Description: \WO ~'\...Dlt\)li \Y\1.)l"T\-()~6 CpMM6R.c\l<1,.L;. S\\E \N\'{H
r2:},\Q0,", tIJ OF c.o~mr;I?CtAL. ~\'ftS{.. fca2. "fOA'~ 10 t2ef\&(.,T fopm(l~
Land Use Type: o Residential o Retail
c:0-Nol1l-retaDl
Calculation:
I"l..?, ~o~ y. \\ .0\ -:. \ I :"\40, Be, ~ps.
\ 000 4-...
\ :'\00, -oe .'1. S IS:: tO~j Ol.DlQ· DO
I
TransportatBol1l
Mitigation fee:
Calculated by:
tt lOJ., 0 toto. Ub
Method of Ca8cuUation:
JZ:J-rrE TlI"ip Generation Manual, 7th EditHon
d2/'-1Fraffic Study WIt_.UAM parr !\'i:.'i>Ot...\M"\;.J.
o Other lP/uJwo'-f
Date: ,0 J~. JdtrD;2
I J Date of Payment: __________________________________ ~
• • City of Renton Department of Planning / Building / Public Works
EN VIRONMENTA L & DEVEL OPMENTA PPLICA TION RE VIEW SHEET
REVIEWING DEPARTMENT: I" ror\~~en COMMENTS DUE: OCTOBER 24, 2005
APPLICATION NUMBER: LUA05-114, SA-H, ECF DATE CIRCULATED: OCTOBER 10,2005
APPLICANT: Howard Seelig / Seelig Family Properties PROJECT MANAGER: Nancy Weil
PROJECT TITLE: Kennydale Business Park PLAN REVIEW: Mihe Delson 0.//-"
SITE AREA: 209, 468 sq/ft BUILDING AREA (gross): 260~0 sqlft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482
·SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings mUlti-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Necessary Environment Minor Major Necessary
Impacts Impacts Information Impacts Impacts Information
Earth Housing
Air Aesthetics
Water UghtlGlare
Plants Recreation
Land I Shoreline Use Utilities
Animals Transportation , ..
Environmental Health Public Services
Energy I Natural Historiel Cultural
Resources Preservation
Airport Environment
to,OOOFeet
t4,OOOFeet
'-Mf 5~·tl {Pt.-if vk~ lO(.).~/~
B. POLICY RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal. .
Signature of Director or Authorized Representative Date
DATE:
TO:
FROM:
SUBJECT:
MITIGATION ITEMS:
•
FIRE DEPARTMENT
MEMORANDUM
October 11, 2005
Nancy Weil, Senior Planner
James Gray, Assistant Fire Marshal" 1 RJ-
Kennydale Business Park, 1900' BIJ4
U
NE 48th St.
1. A fire mitigation fee of $64,962."04is required based on $.52 per square foot of the
buildings square footage.
FIRE CODE REQUIREMENTS:
1. The preliminary fire flow is 4500 GPM, one hydrant is required with 150 feet of the
structure and four additional hydrants are required within 300 feet ofthe struct.ure.
2. Separate plans and permits are required for the installation of sprinkler and fire alarm
systems.
3. Fire Department access roadways are required to within 150 feet of all portions ofthe
building exterior. Roadways are a minimum 20-foot in width with a turning radius of25
feet inside and 45 feet outside.
4. Provide a list of flammable, combustible liquids or hazardous materials to be used or
stored on site.
Please feel free to contact me if you have any questions.
i:\ercsite.doc
) )
City of Renton Department of Planning / Building / Public. Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING QEPARTMENT: COMMENTS DUE: OCTOBER 24, 20
_ 'I"'\. f1
APPLICATION NUMBER: LUA05-114, SA-H, ECF DATE CIRCULATED: I O~SR @. rOO5~ \il
APPLICANT: Howard Seelig / Seelig Family Properties PROJECT MANAGER\ ~aH
PROJECT TITLE: Kennydale Business Park PLAN REVIEW: Mike d\~~q~\
. SITE AREA: 209, 468 sqlft Ii' \.\ I BUILDING AREA (gros~)J2Q§)\ 37 s
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77~82 . • EN10N
\ ..-v:,~' Ilco" f{'\ t' ... 1t.h \
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing ~xaminer Sife"~ or the
. construction of two buildings mUlti-use commercial site. Approximately 123,604 square feet of ~ace with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major . Necessary Environment Minor Major Necessary
Impacts Impacts Infonnation Impacts Impacts Information
Earth Housing
Air Aesthetics
Water Ught I Glare
Plants Recreation
Land I Shoreline Use Utilities
Animals Transportation
Environmental Health PubliC Services
Energy I Natural Historic! CuUural
Resources' Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELA TED COMMENTS
fJJ/
C. CODE-RELATED COMMENTS
: :--..,' --
~!.;!1.
• • City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: _ COMMENTS DUE: OCTOBER 24, 2005
APPLICATION NUMBER: LUA05-114, SA-H, ECF DATE CIRCULATED: OCTOBER 10, 2005
APPLICANT: Howard Seelig / Seelig Family Properties PROJECT MANAGER: Nancy Weil
PROJECT TITLE: Kennydale Business Park PLAN REVIEW: Mike Dotson
SITE AREA: 209,468 sqlft BUILDING AREA (gross): 260, 370 sq/ft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings multi-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Necessary Environment Minor Major Necessary
Impacts Impacts Information Impacts Impacts Information
Earth Housing
Air Aesthetics
Water Light / Glare
Plants Recreation
Land / Shoreline Use . Utilities
Animals Transportation
Environmental Health PubliC Services
Energy I Natural Historic! Cultural
Resources Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELA TED COMMENTS
C. CODE-RELATED COMMENTS
. r(
S'k.
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information' need to properly assess this proposal. 1 0 / (1
Signature of Director or Authoriz Date /
) )
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICA TION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 24, 2005 . .
APPLICATION NUMBER: LUA05-114, SA-H, ECF DATE CIRCULATED: OCTOBER 10,2005
APPLICANT: Howard Seelig I Seelig Family Properties PROJECT MANAGER: Nancy Weil
PROJECT ~ITLE: Kennydale Business Park PLAN REVIEW:Mke Dotson
SITE AREA: 209, 468 sq/ft BUILDING AREA(gross): 260, 370 sq/ft
LOCATION: 1900 Block of NE 48th ST. WORK ORDER NO: 77482
SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Site Plan review for the
construction of two buildings multi-use commercial site. Approximately 123,604 square feet of commercial space with 136,766 square
feet, two stories of parking. The site contains sensitive slopes. The site is zoned Commercial Arterial (CA). Access to the site would be
from NE 48th Street via two access drives. .
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
Environment Minor Major Necessary Environment Minor Major Necessary
Imf)acts Imf)acts Information Impacts Imf)acts Information
Earth. Housing
Air Aesthetics
Water UghtlGlare
Plants Recreation
Land / Shoreline Use Utilities
Animals Transporlation ,.
Environmental Health Public Services
Energy / Natural Historic! Cultural
Resources· Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY RELA TED COMMENTS
C. CODE-RELA TED COMMENTS
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas wher. dditional infonnatio . eeded to properl assess this proposal.
Date
'7
DATE;
LAND USE NUMBER:
PROJECT NAME:
~10.2005
LUAD5-114. SA-H. ECF
Kennydale Buslness Pat!<
PROJECT DESCRIPTION; TIl. applicant Is ""Iunting Envlro""",ntal Review and Hearing examiner
Sit. Plan review for the construcUcn of two bundfngs mufti-use c:ommerdai site. Approximately 123,604 square
feet of com~1 space.-Ith 136,766 square feet" two ~ 0( partUng. The site contains sensitive slopes. The
site is zoned Commercial Arterial (CAl. ~ to the-site would be from ME 48th Street via two al;cess drives.
PROJECT LOCATION; 1900 bIocI< of NE 45th SL
OPTIONAL DETERMINATION OF NON-SIGNIFlCANCe. MITIGATED (DNSoM): k; the Lead Agency. the Ci!y of Renton
has determined that signifICant environmental impacts are unfiI<eIy to """'" from the pCQ?O$e<l project Therefore. as .
pennitted uMe< the RCW 4321C.l10. the City of Renton Is U$Ing the Optional DNs-M p""",", to give notice that a DNS-
M is fi~eIy to be issued. Comment periods for the project and the ~.DNs-M are Integrated Into a single comment
period. TIl.,.. will be no commant period fl>IIowing the Issuance of the Thrashold De1ennlnalion of Non-SignifICance-
Mitigated (DNs-M).·A 14-<fayappoal period wiIIloIIow the lssuanoo of the DNs-M.
Proposed MitlgatJon Mei$ures:
The following mitigation measures IriI ~eIy be Imposed on the proposed project. other mitigation may be required
follOwing further revtew of the project proposal. These recommended mitigation measures address project impacts not covered by existing codes and regulations as cited -'e:
1 The applicant shaD install a sJlt fence afong the downslope perimeter of the ~ ~at is to be dis~. The silt fence
shaD be in place before clearing and grading is inffiated. and shall be constructed U1 conformance with the
specifications presented in the King County SUlface Water Design Manual (KCSWDM). This wiD be required during
the construction of both off~site and CN"rSite improvements well as building construction.
2. Shallow drainage swafes shaD be constructed to intercept surface water flow and route the flow away from the
construclion area 10 a stabilized discharge point Vegetalion growth shaD be esIabIIshed in the dib:Il by seeding or
placing sod. Depending an silo grades, n may be necessmy to fll10 the dllc:h with mel< 10 protect the d'rtch from erosion
and to reduce flCIW rates. The design and construction of dra1nage swales shall confonn to the specifications
presented in the KCSWDM. Temporary pipe systems can a!so be used to convey stonnwater across the site. This
wiU be requited during tt1e construction of both off-site and on-site Improvements as weu as building construction.
3. The project contractor shall perform daii~.review and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-sfte Improvements as.weD as buIk:ling construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendalions of change or revision
to malnlenance schedules or Ins_ shall be submitted by the project Eng;,eer of record to the public WOt!<s
inspector lor the conslruction of.the civB Improvements of the plat. CeI1ification of the Installation. maintenance and I"oper removal of the erosion control fadIities _ be required prt..-to recording 011l1e plat.
5. ApplIcant shall loIIow!he recommendations contained In !he geotechnical report
6. Foe MitigallOn Fee: Fee of SO.52 per square foot of new building c:onslIUdion; and
7. Traffic Miligation Fee: Fee 01 $75.00 per each new average weekday trip atlributablelo the proposal
Comments on the above application musl be submitted in writing to Nancy Wail, Senlor Planner. Developmenl Se<vices
Division. 1055 Sou1h Grady Way. Renton. WA 98055. by 5:00 PM on OCtober 24. 2005. TIlls matter is tentatively
sc:heduled lor a public hearing on November 22. 2005. at 9:00 MI. CoundI ChamI>eB. Seventh Floor. Renton City HaU.
1055 South Grady Way. Renton. If you are Inleresled in attending the hearing. please contact the Development Services
Division. (425) 430-7282. to """"'" that the hearing has not been rescheduled. If commenls cannot be submitted In wrIIIng by the date indicated above. you may slil1 appear at the hearing and p<asent your CQmments on !he proposal before
the HearIng Examiner. II you have quesIions abouithls proposal. or wish 10 be m_ a party of recan:I and receive
add"rtional infannation by mall, please contact the project manager. Anyone who submits written comments wiD
automaticaJly baCome a party of recot<1 and wUl be notified of any decision on this project
j PERMIT APPUCATIOH DATe: September 21. 2005
NOTICE OF COMPLETE APPUCATION: October 10. 200S
CONTACT PERSON: Nancy Well. Tel: (425) 430-1210
I i APPUCANTIPROJECT CONTACT PERSON: Bryan Bon;hefs. tel: 2IJ6-a68-9668
PermftsIRevlew Requested: EnvIronmentat (SEPAl Review. Site Plan Review
oth ... Permits which may be required: Grading Ucense. Construction'Pennits. Building Permits and
FITe Permit
Requested Studies:
Location where appUc:atfon may .
be revfewed:
PUBLIC HEARING;
CONSISTENCY OVERVIEW:
Land UselZonlng:
environmental Doc:uments thai
EV1>luate the Proposed ProJ-
Development Regufztioh$
Used For Projec:t MItlgaUon;
Trofficlmpac:t Study. Drainage Study. Geote<:hnf ... , engineering Study Indudlng k;sessmenl of aD _ ....... SlTeam Analysis
PlanninglBulldlnglPublic WorIoI Department. Development Services
Division, Sixth Floor Renton CIty Hall, 1055 South Grady Way, Renton, WA
98055
Public hearing scheduled for November 22. 200S _!he Renton Hearing
ExamIner In Renton CoonciI Chamben;. ~ begin at 9:00 MI on the 7th
tIoof of the '-Renton Ci!y HaD located at 1055 Glady Way South.
lhe silo Is designated Commen:laf Conidor (CC) on the Ci!y of Renton
Comprehensive Lsnd Use Map and COmmarciat Arte!iaI (CA) on the CIty's
Zoning Map. lhe c:ornmerciaI and retail uses proposed Would be permitted.
Renton MunIr:ipat Code. KIng CQunty 5urtace Water Design Manual
RequIremenIo. s_ environmental PoIIc:y Act, F"" Code.
If you would like 10 be made a party of recortl to receive further Infonnatioil on litis proposed project. complele
litis loon and return to: City of Renton. Development Planning. 1055 South Grady Way. Renton. WA 98055.
File NoJName: LUA05-114 .. SA-H. ECF I Kennydale BusinesS Park
NAME: __________________________________________ ~_
ADDRESS; __________________________ ~~ ________ ~---
TELEP_HONE NO.: ______ -'-___ _
CERTIFICATION
to :ek. Jerk . ,hereby certify that. :3 copies of ~e above document I,~i'l db." '.3 conspicuous places or nearby the descnbed property on .. wereposte ymem_ . ' .~
DATE: 10/'01 oS SIGNED: fl£R'~
. . d" th State of Was . gton residing ~_. J J . I . I ___ . A TIEST: Subscribed and sworn before me, a Notary Public, man .. ,lor e· . ~
~ ,JJr.--. on tho t& ;Y;~~gi~~ :.~ ~ NOTARY PUBUC SIGNA WRE
,I .... -"'" '~.;::; .• ' 'hPJ', ..•.• _}, k ~.11' ~g.~ .. ~. ~XA~Mr~~h~ R
) COfVllVllSSION EXPIRES I~ 2k=-!~~CH 1_9~3'Jj~ i.
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAiliNG
On the 10th day of October, 2005, I deposited in the mails of the United States, a sealed envelope
containing Acceptance ltr, NOA, Env. Checklist, PMT's documents. This information was sent to:
GZI Company -Accpt Ltr
Howard Seelig, Seelig Family Properties -Accpt.
Ltr
Surrounding Property Owners -NOA only
Agencies -NOA, Env. Checklist, PMT's
(Signature of
SS
COUNTY OF KING
Owner
Applicant
See Attached
See Attached
I certify that I know or have satisfactory evidence that Patrick Roduin
CHP.RlES F. KOKf(O .
r, ,."".:"~", l' PUB ./. '''' I Lie
S;I"ilt OF WASHINGTON
COMMISSION EXPIRES
MARCH 1 2000
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and
p~::~s ;iti;&i?e instrumern. ~f=-J~
I Notary Public in and for the State of Washington
Notary (print): __ ~~1 ---:~r" _d....-'P'-:--,eo_fL_(/v ____ ---:-__ -'--
My apPOintment expires: ~ / 1'1 10"= .
Kennydale Business Park
LUA05-114, SA-H, ECF
Dept. of Ecology *
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region *
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers·
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle; WA 98124
Jamey Taylor *
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. SW
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
AGENCY (DOE) LEITER MAILING
(ERe DETERMINATIONS)
WDFW -Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. *
c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer
3190 160th Ave SE 39015-172nd Avenue SE
Bellevue, WA 98008 Auburn, WA 98092
Duwamish Tribal Office * Muckleshoot Cultural Resources Program *
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172nd Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division * Office of Archaeology & Historic
Environmental Planning Supervisor Preservation*
Ms. Shirley Marroquin Attn: Stephanie Kramer
201 S. Jackson ST, MS KSC-NR-050 PO Box 48343
Seattle, WA 98104-3855 Olympia, WA 98504-8343
City of Newcastle City of Kent
Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP
Director of Community Development Acting Community Dev. Director
13020 SE 72nd Place 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
PugeLSound Energy City of Tukwila
Municipal Liason Manager Steve Lancaster, Responsible Official
Joe Jainga 6300 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Title Examiner
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
Note: If the· Notice of Application states that it is an "Optional DNS", the marked agencies and
cities will need to be sent a copy of the checklist, PMT's, and the notice of application; *
Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send
her the ERC Determination paperwork.
template -affidavit of service by mailing
h ", .~
334330082002
621 COMPANY
PO BOX 17387
FOUNTAIN HILLS AZ 85269
323900001005
ATZBACH JOHN WILLIAM
11103 SE 76TH ST
NEWCASTLE WA 98056
334330114003
DEITCH MICHAEL J
4613 LK WASH BL NE
KIRKLAND WA 98033
323900007002
GODDARD RUTH M
7721111TH PL SE
NEWCASTLE WA 98056
323900014008
KARRELS WILLIAM J+SUK CHA
7610 ll1TH PL SE
RENTON WA 98056
334330112007
KORYO GROUP LLC
4710 LAKE WASHINGTON BL NE
RENTON WA 98056
334330074108
SABOUR-MOHAJER HOSSEIN
503LRIPLEY LN N
RENTON WA 98056
323900013000
SUERO JAMES A
7618 111TH PL SE
NEWCASTLE WA 98056
323900009008
WYATT RICK & LINDA
7728111TH PL SE
NEWCASTLE WA 98056
')
.:d4330080006
AIMCO
C/O DELOITTE & TOUCHE LLP
5550 LBJ FREEWAYMAILBOX 28
DALLASTX 75240
323900002003
BOURGUIGNON JEAN M+JOANNE
7611 I11TH PL SE
RENTON WA 98056
323900008000
EPLER WILLIAM E+SUSANNA W
7729 111 TH PL SE
RENTON WA 98056
334330084206
HUSON JUNE OLIVE+HOOF KATRI
11030 SE 76TH ST
NEWCASTLE WA 98056
334330110001
KIEWIT CONSTRUCTION CO %R J
1000 KIEWIT PLAZA
OMAHA NE 68131
323900015005
PARENTE JOHN J & JOYCE E
11129 SE 76TH ST
NEW CASTLE WA 98056
323900006004
SCOTT DAVID J
7711 111TH PL SI!
RENTON WA 98056
323900010006
WAITE BURTON E JR+DURGA D
7714 ll1TH PL SE
NEWCASTLE WA 98056
334330074207
YUEN HENRY N
3600 24TH AV S
SEATTLE WA 98144
.;,£3900011004
ANDERSON TOD D
7702 111 TH PL SE
NEWCASTLE WA 98056
334330078000
BROTMAN SUSAN T
7917 OVERLAKE DR W
BELLEVUE WA 98004
323900004009 -rnsuffic~~t ~
FUNG BILL S K+HELLEN C tehql.or-
12520 SE 72ND ST
RENTON WA 98056
323900005006
IRWIN SUSAN R
7701 111TH PL SE
NEWCASTLE WA 98056
334330110506
KIM KAY·YURI+BARO
14863 STATE ROUTE 20
MT VERNON WA 98273
323900003001
ROLLINS BENJAMIN A
7617 111TH PL SE
NEWCASTLE WA 98056
334330112502
SHURGARD STORAGE CENTERS
SHUR #48046
PO BOX 900933
SEATTLE WA 98109
323900012002
WORTHINGTON FORREST W
7626 111TH PL SE
NEWCASTLE WA 98056
NOTICE OF APPLICATION
AND PROPOSED DETERMINATION·OF
NON-SIGNIFICANCE-MITIGATED~ (DNS .. M)
DATE: October 10, 2005
LAND USE NUMBER: LUA05-114, SA-H, ECF
PROJECT NAME: Kennydale Business Park
PROJECT DESCRIPTION:· The applicant is requesting ·Environmental Review and Hearing Examiner
Site Planre'liew for the construction of two buildings multi-use commercial site. Approximately 123,604 square
feet of commercial space with 136,766 square feet, two stories of parking. The site contains sensitive slopes. The
site is zoned Commercial Arterial (CA). Access to· the site would be from HE 48th Street via two access drives.
PROJECT LOCATION: 1900 block of NE 48th 5t. . .
~PTIONALDETERMINATION OF NON-5IGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton
has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DN5-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposedON5-M are integrated into a single comment
period. There will be no comment period ft)lIowing the issuance of the Threshold Determination of Non-SignifiCance-
Mitigated (DN5-M). A 14-day.appeal period will follow the issuance of the DN5-M.
PERMIT APPLICATION DATE:
NOTICE OF COMPLETE APPliCATION:
September 21, 2005
October 10,2005
APPLICANT/PROJECT CONTACT PERSON: Bryan Borchers, tel: 206-368-9668
Permits/Review Requested:
other Permits which may be required:
Requested Studies:
Location where application may
. be reviewed:
PUI;JLlC HEARING:
CONSISTENCY OVERVIEW:
Land UselZoning:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Notice.doc
Environmental (SEPA) Review, Site Plan Review
Grading License, Construction Permits, Building Permits and
Fire Permit· .
Traffic Impact Study, Drainage Study, Geotechnical Engineering
Study including Assessment of all Hazard areas, Stream Analysis
Planning/BulidinglPublic Works Department, Development Services
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98055 . .
Public hearing scheduled for Novemt>er 22, 2005 before the Renton Hearing
Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th
floor of the new Renton City Hall located at 1055 Grady Way South.
The site is designated Commercial Corridor (CC) on the City of Rentol')
Comprehensive Land Use Map and COmmercial Arterial (GA) on the City's
Zoning Map. The commercial and retail uses proposed would be permitted.
Environmental Checklist and associated rei>0rts.
Renton Municipal Code, King County Surface Water Design Manual
Requirements, State Environmental Policy Act, Fire Code.
Proposed Mitigation Measures: (
The following mitigation measures willlikei) .~~ imposed on the proposed project. Other mitigation moy be required
following further review of the project proposal. These recommended mitigation measures address project impacts not
covered by· existing codes and regulations as cited above;
1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence
shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the
specifications presented in the King County Surface Water Design Manual (KCSWDM). This will be required during
the construction of both off-site and on-site improvements well as building construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the
construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or
placing sod. Depending on. site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion
and to reduce flow rates. The·design and construction of drainage swales shall conform to the specifications
presented in the KCSWDM. Temporary pipe systems can also be used to convey stormwater across the site. This
will be required during the construction of both off-site and on-site improvements as well as building construction.
3. The project contractor shall perform daiiyreview and maintenance of all erosion and sedimentation control measures
at the site during the construction of both off-site and on-site improvements as well as building construction.
4. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or reVision
to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works
inspector for the construction of the civil improvements of the plat. Certification of the installation, maintenance and
proper removal of the erosion control facilities shall be required prior to recording of the plat.
5. Applicant shall follow the recommendations contained in the geotechnical report.
6. Fire Mitigation Fee; Fee of $0.52 per square foot of new building construction; and
7. Traffic Mitigation Fee; Fee of $75.00 per each new average weekday trip attributable to the proposal
Comments on the above application· must be submitted in writing to Nancy Weil, Senior Planner, Development Services
Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on October 24, 2005. This matter is tentatively
scheduled for a public hearing on November 22, 2005, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall,
1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Deye,lopment Services
Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in .
writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before
the Hearing Examiner. ·If you have questions about this proposal, or wish to be made a party of record and receive
additional information by mail, please contact the project manager: Anyone who submits written comments will
automatically become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Nancy Weil, Tel: (425) 430-7270
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNGFOR PROPER FILE IDENTIFICATION. .,
If you would like to be made a party of record to receive further information on this proposed project, complete
this form and retum to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055.
File No.lName: LUA05-114,-SA-H, ECF I Kennydale Business Park
NAME:
ADDRESS: ______________________________________________ ___
TELEPHONE NO.: ___________ _
Notice.doc
Kathy Kooiker-Wheeler, Mayor
C1r1fY \ IF JRJEN1rON
PlanninglBUildinglPublic Works Department,
Gregg Zimmerman P.lE., AdminiStrator '
October 10, 2005
'Bryan Borchers '
coA & Pirbher Architects, Inc.
PO Box 55429 ,
Seattle, WA 98155
Subject: Kennydale Business Park
, LUA05-114, SA-,HiECF,'"
'Dear Mr. Borchers: ,'." :" . \ ..
, , The Development Planning Se~tii::m,of the City . ot>R~ntonhas determined thaf the
subj~Ct' application is completeaceording'lo .subrrii~al requirements and, therefore, ,is
acceptedforreview. ,',' ..' "':.,' ' ',' , ,
. Please provideslbpe arialysishl~n,~i(j~nlif{40%~slope,and reduced copy. Also, PMT
sheetA-2.3was not included wi,tli sub.mittal, please:provide. '
. . .,. . : ",,~'" ~. ", '", .
The application, is' tentatively scheclulfidJor 66.-lsideration. by the';:EnvironmEmtal Review ,
Committee on, November 1, 2005., ' Prior>to ttlatreview;y60, will be notified if any,
additional, information i~ required to ,continue, pro~ssin'fiyour:applicati6n .• ' , "
In additio~, this matter is tentatively l:?ch¢duled for a PUbHc:j:-h~aririgon November 22" ,.
2005 at 9:00 AM; CoLinci! Chall1bers,Seventh':Floor;:,-Renton' City Hall,. 1055 SQuth ' '
Grady Way, Renton. Theapplicaritor repreSehta'tive(s).-of the ap~)liCantare require<;f to
be ,present ,at thepubli'chearing. Atopy of the staff report will be mailed to you one •
week before the hearing. "
, Please cOntact me at(425) 43();'7270 if you have:any Cluestions.
Sincerely;
.Q~l,j.~.
NancyWeil.
Senior 'Planner
,cc:' Gil Company I Owri'er .'
Howard Seelig, Seelig'Family Properties I Applicant
~'
------I-05-5-S-o-uth-G-ra-d-y~W:-ay-' --R~e-n-to'-n,-W-a-sh-in-gt-o-'-n-9-8-0-55------R E N'T 0 N * This~contains 50"10 recycled material. 30% post consumer 'AHEAD OF THE CURVE
Cat f R t D~Ii£LO' g yO. en on Cf-rtfj£iV{p
LAND USE PERMIT Sfp f:R£~~ZNING
. . .212005
MASTER APPLICATION~~C.EI"ED
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: CoZ-\ Co W\r"'~1 PROJ~CT OR DEVELOPMENT NAME:
K eM -I JA: \ e. e;,"'SI t\1Z5~ 'Rr k.
ADDRESS: f.C,) -'P->O)( \ 't 2.6' ,
I
PROJECT/ADDRESS(S)ILOCATION AND ZIP COD~:
CITY-\ ZIP: i~oo, . -E:>elNIAe.
\D~"SE ~qr\.\4Y\. WA ~~65~
!.
TELEPHONE NUMBER:
,-/2.5'-4S-1-~2..03 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
APPLICANT (If other than owner) 33'133CJ 08"20
NAME: H S OWAR.O. EEL\~
EXISTING LAND USE(S):
VA C4f..l T
COMPANY (if applicable): .' ~ .
Se€l.\ G. F4\..-n,I'I Pr .. r er I~"
PROPOSED LAND USE(S): .
oFFIcE ovfZR. PA ~ \o!. \t • .) c.:
ADDRESS: EXISTING COMPREHENSIVE pLAN MAP DESIGNATION:
P.o. 130,( 112. t;; EAG
CITY: 6*211 f'VIAe. ZIP: j'g"O()l PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable):
SAM.\S
TELEPHONE NUMBER
L(Z 5 -£{S-I -1),za3 EXISTING ZONING: c.A
CONTACT PERSON PROPOSED ZONING (if applicable): I-JA
-
NAME: ~.' ~ k f"14\Y\ Dre. ie,S
GOMPANY (if applicable):. .
INC coA + &-sc..her Arc. kAec-h
ADDRESS:
SITE AREA (in square feet): 20~, L/f,8 'SF'
SQUARE FOOTAGE OF j~BLlC ROADWAYS TO BE
DEDICATED: N A .
,
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
tJ/A
r.O. ~ox. 05'121'
CITY:S cz ",+.J-!< . ZIP: igj5?7
TELEPHONE NUMBER AND E-MAIL ADDRESS:
PROPOSED RESIDENTIAL DEj;ITY IN UNITS PER NET
ACRE (if applicable): N A
NUMBER OF PROPOSED LOTS (if applicable):
. . N/A
zoc..-~G..~· "l~G."
b",4.1'1 b Q cJa4rch -~g~ NUMBER OF NEW DWELLING UNITS (if applicable):
0
I
Q:weblpw/devserv/formslpb!.nninglmasterapp.doc 07128105
PRO~ ~T INFORMATION (continu\._,) r---~~--~~~~------------------~~
NUMBER OF EXISTING DWELLING UNITS (if applicable): .... PROJECT VALUE: f"l5'. GOo, 0 a "
0
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 0
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDE1"IAL
BUILDINGS TO REMAIN (if applicable): r-l A
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): \"t.3, G,oA sf'
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): tJ/A
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable):
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): Z.OO"!.
o AQUIFER PROTECTION AREA ONE
. 0 AQUIFER PROTECTION AREA TWO
o FLOOD HAZARD AREA
J! GEOLOGIC HAZARD -,.t;t
o HABITAT CONSERVATION
o SHORELINE STREAMS AND LAKES
o WETLANDS
LEGAL DESCRIPTION OF PROPERTY
--'-____ sq. f1,
______ sq. ft.
__ ---sq. ft.
_-_sq.ft.
_____ sq. ft.
(Attach legal descriptioo on separate sheet with the following information included)
SITUATE IN THE ~ t. . QUARTER OF SECTION £I, TOWNSHIP 1.'1 • RANGE 6' , IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE'OF APPLICATION & FEES·
List all land use applications being applied for:
1. S.~?A -45'60 3.
" .. "-
4.
; ~. ~,~~~" .':,~." ~
Staff will cal~til~te applicable fees and postage: $ .2~;:.
AFFiDAVIT OF OWNERSHIP
I, (Print Name/s) HO'.JACd L S€"'S:L..\G , declare that I am (please check one) V-the current owner of the property
. involved in this application or ___ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answerS her in contained and theinforrmition herewith are in all reSpects true and correct to the best of my knowfedge and belief.
" I certify thatJ know or h~ve satisfactory e~idence that '~'. \. ~ . • ' ~ /l ' , Signed this instrument and acknowledged it to be hisJheritheir free and voluntary act for
~ £-uses 'and purposes mentioned in the instrument
(Signature of Owner/Representative)
dI
Notary Public in and for the State of Washington $ ~
; . ~
i9~ (\ '\ t\ '( .. -..... \ ~ vtJ8
Notary (Print) ~A\1L F' .::I'\\ \='Q:\ eJ ,
(Signature of Owner/Representative)
My appointment eXPires:,_·t±~-_*::..c::.~=--<D-.::..n"':"··4.· ._.c :'--,-__
Q:weblpw/devserv/formslplanninglmasterapp,doc 2
,.
~ ... ... .,.--CO> .,.,'" '?J'olf~~~~""'''''
, 0712810~
!'i J"
I
riD/A l' \\...;1 1ft ,:1
ARC H
August 24, 2005
PI RSCHER
ARCHITECTS
TEe T S
KENNYDALE BUSINESS PARK
LEGAL DESCRIPTION
NTERIORS
DEVELOPMEN--P
CITY OF RENT~~NING
SEP 21 2005
RECEIVED
P LAN N E R S
Lot 167 Hillmans LK WN Garden of Eden #3. Situate in the SE quarter of Section 29, Township 24, Range
5 in the city of Renton, King County, Washington.
F:\.iOBS\99043 Kennydale Business Park\Wp\99043 legal description.doc
Carl F. Pirscher. AlA
principal
19500 Ballinger Way NE Suite 200
PO BOX 55429
Shoreline. Washington 98155
Tel: (206)-368-9668
Fax: (206)-368-9558
\ I I, d
Form 1065 . 'lu5~ Retur'n of. Partnership 'ncorne· ).
For calendor year 2004. 01' taxyear·hagiJlninlJ .. ,... . 2004 and'
, , .". ' ~ndjng, . ..' ...' 20' ". " • .
... See-;;;;ste,lnstr~ctlon;:-' 'I' : ! 0 Em~."..... 1:lQlrt/llcatlo<i
2004,.'
621 ':'aoPany:, ~S~e~e~l~i~"~'~=&~r=t=i~rt~,=A~G~B=N~?~T~R~~~~ ____ ~~ __ ~~ __ -4~9~1~-O~B~2~4G4S __ . __
_ " _l on4 ...... or.va.. .... :ne ... la P,o. bOle, _',fta/nlctb-a EOa:o,~1 ,_.
;p.ci. Box 1925 08/01 67
F TDIIII a.u;s Clce Inftts)
531110WA 96009-1925 S
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bUIIII""1I Ihcomet lOGS. Subt'act fiM 21 !n)rn lhe B ••• ;. , •• ' .••.•. ; .-! ..... ; ., '22 L 0:
Sign,
Here
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Printed: 09-21-2005
Payment Made:
tr'rr1t OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: lUA05-114
09/21/200504:29 PM Receipt Number:
Total Payment: 2,500.00 Payee: The Collegian
Current Payment Made to the Following Items:
Trans Account Code Description
5010 000.345.81.00.0007 Environmental Review
5020 000.345.81.00.0017 Site Plan Approval
Payments made for this receipt
Trans Method Description
Payment Check C 7300
Account Balances
Trans Account Code Description
3021 303.000.00.345.85 Park Mitigation Fee
5006 000.345.81.00.0002 Annexation Fees
5007 000.345.81.00.0003 Appeals/Waivers
5008 000.345.81.00.0004 Binding Site/Short Plat
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5012 000.345.81.00.0009 Final Plat
5013 000.345.81.00.0010 PUD
5014 000.345.81. 00.0011 Grading & Filling Fees
5015 000.345.81.00.0012 Lot Line Adjustment
5016 000.345.81.00.0013 Mobile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetation Mgmt
5019 000.345.81.00.0016 Shoreline Subst Dev
5020 000.345.81.00.0017 Site Plan Approval
5021 000.345.81.00.0018 Temp Use or Fence Review
5022 000.345.81.00.0019 Variance Fees
5024 000.345.81. 00.0024 Conditional Approval Fee
5036 000.345.81.00.0005 Comprehensive Plan Amend
5909 000.341.60.00.0024 Booklets/EIS/Copies
5941 000.341.50.00.0000 Maps (Taxable)
5954 604.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Remaining Balance Due: $0.00
Amount
2,500.00
Amount
500.00
2,000.00
Balance Due
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00'
R0505175
PROJECT
PRE-APPLICATION COMMENTS
Kennydale Business Park
1900 Block of NE 48th St
PRE 05-096
Previous pre-applications -Pre 01-062
DATE: July 28, 2005 @ 2:00 p.m. .
STAFF COMMENTS: FIRE PREVENTION -Jim Gray·
PUBLIC WORKSIUTILITIES -Jan lllian
CONSTRUCTION SERVICES -Craig Burnell-
PLANNING/ZONING -Nancy Well
SUPPLEMENTAL INFORMATION: ZONING MAP
SITEARIAL
WAIVER SHEET
. ,
DATE:
TO:
FROM:
SUBJECT:
FIRE DEPARTMENT
MEMORANDUM'
July 11, 2005
NancyWeil, Senior Planner .
James Gray, A,ssistant Fire Marshal Of}/-
Kennydale Business Park, 1900 Blk ~ 48th St.
Fire Department Comments: .
1. The preliminary fire flow is 4500 GPM, one hydrant is required within 150 feet of the
. strUcture and four additional hydrants are required within 300 feet of the structure~·
2. A fire mitigation fee of$64,962.04 is required based on $.52 per square foot of the
. commercial 'areas.
3. Separate plans and permits are required for the installation of sprinkler, standpipe and
fire alarm systems.
4. Fire department access roadways are required to within 150 feet of all portions of the
building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45
feet outside and 25 feet inside.
5. Provide a list of flammable, combustible liquids or hazardous chemicals that are used
. or stored on site.
Please feel free to contact me if you have any questions.
i:\comm.doc'
• I
CITY OF RENTON MEMO
UTILITY PLAN REVIEW
TO: .
FROM::
'Nancy Wei!
~an-nlian .
DATE: July 27, 2005
SUBJECT: PREAPPLICATON REVIEW COMMENTS
KENNYDALEBUSmESSPARK
PREAPP NO. 05-096
Lake Wash Blvd & N.E. 48th Street
NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT:
The following comments on development and permitting issues are based on the pre-application submittals
made to the City of Renton by the applicant. The applicant is cautioned that information contained in this
summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing
Examiner,Boards of Adjustment, Boardo!Public Works and City·Conncil). Review comments may also
need to be revised based on site planning and other design changes required by the City or made by tile
applicant.
WATER
1. . There is a 12-inch water main in NE 48th Street.
2. Applicant will be required to extend the 12-inch water main in NE 48th Street to the easterly property line.
3. .. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. One primary
hydrant must be located within 150 feet of the structure and three additional hydrants within 300 feet of the
structure. There are rrre hydrants in the vicinity that may be counted towards the fire protection of this
project, but are subject to verification for being within the required distance to the nearest comer of the
building. Existing hydrants to be counted as fire protection will be required to b~ retrofitted with a quick
disconnect "Stortz" fitting if not already installed. .
4. Available frre flow is 4,000 gpm. The Fire Department has calculated preliminary fire flow for this project
to be 4,500 gpm.Applicant will need to reduce rrre flow demand to meet available fire flow. Four hydrants
and a 12-inch fire loop system will be required. 12-main will be required to make connection to an existing
8-inch main at the southern property line. See City water drawingW-0575.
5. The proposed projectis located in the 320-water pressure zone and is outside an Aquifer Protection Zone.
Static pressure in the area exceeds 100 psi. A pressure reducing valve will be required to be installed at the
meter.
6. A Water System Development Charge (SDC) of $0.213 per square foot of gross site area will be apply.
7. If the building exceeds 30 feet in height, a backflow device will be required on the domestic water meter.
8. A separate utility permit and separate plans will be required for the installation of all double detector check
valve·assembIies for'fire sprinkler systems. All devices installed shall be per the
latest Department of Health "Approved List" of Backflow Ptevention Devices. Civil plans should note:
"Separate plans and utility permit for DDCVA installation for Fire Sprinkler System
Kennydale Office; Bldg page 2
will be required". DCV A installations outside the building shall be in accordance with the City of Renton
Standards.
For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan
showing the location,inStallation and standard detail of the bCickf]ow assembly inside the building.
InstaIlationshall be in accordance with the City of Renton's requirements. PDCVA shall be installed
immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the
horizontal position only. .
SANITARY SEWER
1. Sewer service is available, however sewer service will be provided by Coal Creek Water and Sewer
District. Please ca11425-23S-9200.
2. Applicant shall provide a Sewer Availability Certificate from Coal Creek at time of site application
3. Applicant proposes underground parking garages. The building department will require floor drains and
floor drains shall be connected to the sanitary sewer through an approved oiVwater separator located
outside the building, if feasible. Flows shall be directed through floor drains that are installed in accordance
with the UPC to an exterior oiVwater separator. The separator shall be sized to meet a minimum IS-minute
retention time for peak flows anticipated in the garage. area, but in no case will be less than 200 gallons of
storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., UtilitY Vault Inc., or
approved equal. .. . .
SURFACE WATER
1. There are existing storm drainage facilities NE 48·Street.
2. A stonn drainage plan and drainage report is required. This project drains to Lake .Washington. Due to
documented downstream flooding in this area, staff will recommend a SEPA condition .requiring this
project to comply with the 1998 King County Surface Water Manual -Level I Flow Control for design of
both deten,tion and water quality treatment sized for the new impervious surfaces.
3. Applicant will be required to submit separate structural plans for review and approvat" under a building
permit for proposed detention vault. Special inspection from the building department is required.
4. . The Surface Water SDC is assessed based on the total new impervious surface square footage as reflected
in the final design. The char:ge is determined by multiplying the gross square footage by $0.249.
TRANSPORTATION/STREET
1. Full street improvements including, but. not limited to paving, sidewalks, curb & gutter, storm drain, street
signs and streetlights are required if not already in· place. There is no existing sidewalk, curb and. gutter
fronting the property along NE 48 Street.
2. A traffic study will be required for the SEPA revie,w. The study should include inter:section analysis for
Lake Wash. Blvd. and NE 48th Street and Lake Wash. Blvd. and NE 44th Street.The analysis should include
AM and PM peak hours.
3. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance .. If
three or more poles are required to be ITIoved by the development design, all existing overhead utilities
shall b~ placed underground. . . .
4. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by from
the ITE trip generation manual.
. ,.
Kennydale Office Bldg page 3
GENERAL COMMENTS
1. AlI construction utility permits for utilities, drainage and street improvements will require separate plan
submittals. All utility plans shall' confonn to the Renton Drafting Standards, which are. attached for
reference.Plans shall be prepared by a licensed Civil Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the
drainage report, pennit application and an itemized cost of construction estimate and applicatiQn fee at the
counter on.the sixth floor. A fee worksheet is attached for yoUr use, but prior to preparing a check, it is
recommended to call 425-430-7266 for a fee estimate as generated by the permit system
3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated
construction costs; 4% of anything over $100,000 but less -than $200,000, and 3% of anything over
. $200,000. Half the fee must be paid upon application.
4. Separate pennits are required for landscape irrigation meter, domestic meter, side sewer and backflow
device.
CC: Kayren Kittrick .
MEMORANDUM
DATE: l ,
TO: Construction Services, Fire Prevention, EconomicDevelopment,
Plan Review, Project Planner
FROM: Neil Watts, Development Services Division Director
SUBJECT: NewPreliminary Application: ~ ~ p~
LOCATION: -u{qi,...!:..OO=-----=8{~o=~=:_. ·.--=bf...L--·~M..rr;..~_1f3-..!..4.L._+_Sf:-=.t....-__ ---'--_--'-__
PREAPP NO. _ne~,,---,OS=·· ~-~. '.=;..01...I<.JfiL.-. ____ --: __ --,-~-_-_-
A meeting· with the applicant has been scheduled for 2:00 'fM , Thursday,
~ 1..-<1"" . . , in one of the 6th floor conf~rence rooms. If this
meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRiOR TO
11 :00 AM to allow time to prepare for the 11 :00 AM meeting.
Please review th'e attached project plans prior to the scheduled meeting with the
applicant. You will not need to do a thorough "permit level" review at this Wne. Note
only major issues that must be resolved prior to formal land use andlor building permit
application submittal. .
/
Plan Re~iewer assigned is -4=-OO~\W=/ __ _
Please submit your written comments to fJ Gvt ~
least two (2) days before the meeting. Thank YOUJ.
H:\Division.s\Develop.ser\Dev & Plan.ing\TemjJlate\Preapp2 Revised 1-05
. (Planner) at
. ,
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
July 28, 2005
Pre-Application File No. 05-096
Nancy Weil, Senior Planner, 425-430-7270
Kennydale Business Park Revised
General: We have completed a preliminary review of the pre-application for the above-referenced
. development proposal. The fol/owing comments on development and permitting issues are based on
the pre-application submittals made to the City of Renton by the applicant and the cOdes in effect on
the date of review. Theapp/icant is cautioned that information contained in this summary may be
subject to modification and/or concurrence byofficial decision-makers (e.g., Hearing Examiner, Zoning
Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may
also need to be revised based on site planning and other design changes required by City staff or
. made by the applicant. The applicant is encouraged to reviewal/ applicable sections of the Renton
Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the.
Finance Division on the first floor of City Hall or on-line at www.cLrenton.wa.us. .
. Project Proposal: The slJbject site is currently vacant and located on the south side of NE 48th Street
(SE 76th Street), east of 1-405. The proposal is to construct two buildings connected in the center by a
common core housing the lobby area, totaling approximately 104,871 square feet in gross floor area.
The multi-use buildings are proposed as a "stair step" design following the site slope with the main
entrance of the buildings on th~ east elevation. Buildings A proposed at 84,815 square feet, ~o-story
structure with two levels of below grade parking. Building B proposed at 20,056 square feet, two-story
structure with one level of sub grade parking under the north end. A total of 413 parking stalls are
proposed, including surface and sub-grade stal/s.
Zoning: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The
proposed multi-use submitted with the pre-application covered numerous uses listed in the CA allowed
uses to include office, retail, trade or vocational school, storage, light manufacturing, entertainment and
vehicle related activities. Some of the uses proposed on the site are considered a primary permitted .
use in this zone. However, other uses proposed would require Hearing Examiner Conditional Use.
Storage uses are Qnly permitted as accessory uses and only when in conjunction with permitted'
service and office uses. In addition, accessory uses are only permitted when incidental to a primary
permitted use and when not exceeding 33% of the gross floor area for each individual leasing space.
Please refer to the allowed use chart for CA zone included in your packet.
At the time of the Land Use Application, disclosure of the proposed uses, the net floor areas for
each use, and the appropriate parking ratios and count shall be reCiuired.
Sensitive Areas: A new Critical Areas Ordinance was adopted May of 2005. Any changes to the
code regarding sensitive and protected slopes must be complied with for this site. Based on the
City's Slope Atlas, 25% to 40% slopes are located on the subject site. The area is also designated as
"high" on the City's Erosion Hazard and Slide Hazard Sensitive Areas Maps. In addition, the property
appears to contain a stream, which biseCts the property within the northern third of the site.
Sensitive Area Regulations, which would apply to the subject proposal. All sloped areas exceeding
40% are considered "protected slopes."Such areas are prohibited from land clearing or development. '
Slopes between 25% and 40% are considered "sensitive slopes" and do not preclude development.
05-096 Kennydale Bus. Park (CA,'Slope Stream).doc\
· ;
However, additional submittal requirements and studies would be necessary for the appropriate review
of tl1e proposal. -
A watercourse is indicated on the site. Stream Study would be required to verify its classification, per
Critical Areas Ordinance adopted May of 2005. The applicant provided a letter from the Department of
Fish and Wildlife dated December 17, 2001. This information shall be updated as tiart of the Stream
Study. if it is determined that the watercourse is regulated, applicant shall be required to comply with
the code based on the water class.
Development Standards: The proposal's compliance with the CA zone development standards and
the parking regulations is addressed below: This project would be required to comply with the new
Development Standards adopted in November, 2005 (included in your packet) -
Lot Coverage The CA zone allows building coverage at a maximum of 65% of the lot area for projects
not providing structured parking. Maximum lot coverage of 75% is permitted when structured parking
is provided'.
Setbacks -The CA zone requires a minimum landscaped setback of 10 feet from an arterial street
frontage. No minimum rear or side yard setback is required unless abutting or adjacent to a residential
zone then a 15-feet is required. This site abuts City of Newcastle to the east, south and portion of the
north. These areas appear to be residential thus the 15-foot setback would be required.
Height -This is within the CA zone's maximum permitted height of 50 feet.
Landscaping/Screening - A Conceptual Landscape plan required~ Minimum on-site landscape width
-of 10 feet is required along the street frontage. If adjacent to or abutting residential zone property, a
15-foot wide sight':obscuring landscape strip or landscaped visual barrier is'required. treet setbacks
must be landscaped. All landscape areas must be a minimum width of 5 feet and must include
underground sprinkler systems. At the time of formal appli~tion submittal, a detailed landscape plan
indicating the location, sizes, and types of the proposed planting will be required.
--
Ali landscape areas are to include an underground sprinkling system unless drought tolerant plantings
are used. Please refer to RMC 4-4-070 for general and specific landscape requirements. Several of the
specifiC landscape requirements include: the type and location of trees; soils to be used; drainage;
plants; -and berms (a copy of the code is included in your packet).
Parking lots have specific landscape requirements. Surface parking lots require a minimum amount of
landscaping according to the number of parking spaces. There are also landscape requirements for
lots abutting public right-of-way and planting requirements. As part-of the formal land use application,
data on the percentage and square footages, of the parking area that is landscaped must be provided.
Please refer to RMC 4-:4-080.F.l. ' -. _. _
All landscaped areas must be a minimum width of 5 feet within the parking areas and include an
underground irrigation system. The perimeter landscape strip of the parking area must also be 5 feet in
width.
Outdoor storage areas, if any, must be screened from adjacent or abutting properties and public rights-
of-way. Screening must also be provided for all surface-mounted and roof top utility and mechanical
equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC
section 4-4-090Cl. Approval of the proposed locations of dumpster areas by Rainier Waste
Management is recommended prior to the submittal of the formal land use application. The site plan
application will need to include elevations and details on the proposed methods of screening.
-Pedestrian Connection -All development in tile CA zone is required to provide a direct and clear
pedestrian connection from sidewalks to building entrances. The formal application will need to
-indicate the location, width, and materials for the required pedestrian walkway on the project site plan.
Parking -The parking regulations require a specific number of off-street parking stalls based on the
amount of square footage dedicated to specific uses. As the applicant has proposed several possible
uses, a parking ratio chart has been included in your packet for reference. -
05-096 Kennydale Bus. Park (CA, Slope S~).doc\
, .
The submitted plans provide a parking analysis for the project showing for office and business
storage only. If other uses were proposed the parking information would need to be revised. If
the amount of parking proposed fallsoutside of the range of spaces permitted, an administrative
parking code modification would be required as part of the approval process. If a parking modification
were necessary, a written justification pursuant to RMC section 4-9-2500 would need to be included
with the application submittal.
Please take note that net floor area is the total of all floor area of a building, excluding stairwel/s,
elevator shafts, mechanical rooms, loading and all floor below the ground floor, except when used for
human habitation or service to the public. As related to these proposed uses, the areas to be deducted
from the overall floor area may also include refrigeration rooms, lobbies, corridors/hallways and
restrooms and those accessory areas that are usedby the occupant(s).
The parking regulations specify standard stall dimensions of 9' x 20' and compact dimensions of BW x
·16'. Compact spaces are not allowed to exceed 30% of the required spaces and are required to be
marked. An aisle width of 24 feet is required for 90 degree parking stalls. Reduced stall lengths may
also be permitted pursuant to RMC section 4-4-0BOF8c. The proposal appears to comply with the
required stall sizes~ aisle widths, and provision of ADA accessible stal/s.
Lighting: The applicant will be required to demonstrate how buildin"g, parking lot and any site lighting
would not "spill" over into adjacent properties surrounding the subject site. A detailed lighting plan may
be requested to be submitted at the time of building permits.
'SEPA Review: The project would require SEPA review due to the square footage (greater than 4,000
sq. ft. and more than 20 parking spaces) of the development. The proposal would be brought to the
Environmental Review Cpmmittee for review, as it is their charge to make threshold determinations for
environmental checklists. Staff would likely recommend a Determination of Non-Significance-Mitigated
to the Environmental Review Committee. Mitigation of impacts is accomplished through fees related to
issues such as transportation and fire. ,\, .-. __ .1 _ . I;-~\~~C.",,"'-'""""" ,....
Permit Requirements: The project would require Og~iFlii'f8tiv9 bQ'Igl±Site Plan and Environmental
(SEPA) Review. These permits would be reviewed in an estimated timeframe ofl$to 1Clweeks. The
application fee for joint land use applications is full price for the most expensive permit (Adlllirtisbatire
Site Plan at $1,000.00) and half off any subsequent permits: and "l4 of full fee for SEPA Review
(Environmental Che<;k/ist) which is dependent on project value: less than $100,000 is $200.00 (1/2 of
$400 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1,000 full fee). . .
The application fee would be~500.00 ($~ for the Administrative Site Plan. review, and
$500.00 for Environmental (SEI*S Review) .. Staff would prepare the notification list and labels for
properties within 300 ft. of the site.
In addition to the required land use permits, separate construction, bUilding,and sign permits would be .
required. The review of these permits may occur concurrently with the review of the land use permits,
but can not be issued prior to the completion of any required appeal periods. .
Consistency with the Comprehensive Plan: The existing development is located within the
Commercial Corridor (CC) Comprehensive Plan Land Use designation. It is also located within
Automall Commercial Corridor -Area B. It is the intent of City objectives and policies that Commercial
Corridor areas evolve from "strip commercial" linear business districts to business areas characterized
by enhanced site planning incorporating efficient parking lot design, coordinated access, am'enities,'
and boulevard treatment. The proposed site plan generally appears to comply with the following
objectives and policies: . .
Objective LU-GGG: Guide redevelopment of land in the Commercial Corridor designation wfth
Commercial Arterial zoning, from the existing strip commercial urban forms into more concentrated
forms, in which structures and parking evolve from the existing suburban form, to more efficient urban
configurations wfth cohesive sfte planning.
05-096 Kennydale Bus. Parle (CA, Slope Stream).doc\
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Policy LU-349. Support development plans incorporating the following features:
1) Share access points and fewer curb cuts;
2) Internal circulation among adjacent parcels;
3) Shared parking faciHties;
4) Allowance for future transition to structured parking facilities;
5) Centralized sign age;
6) Unified development concepts; and
7) Landscaping and streetscape that softens visual impacts.
Policy LU-358. Parking areas should be landscaped (including street trees, buffers, berms), especially
along roadways, to reduce visual impact. -
-Additional Comments: It appears the applicant had information prepared for a land use applicantion
submittal. The applicant would be required to.update the required information as necessary to meet our
In advance of submitting the full application package, applicants are strongly encouraged to bring in
one copy of each application material for a pre-screening to the.customerservicecounter to help
ensure that the application is complete prior to making all copies .
. cc: Jennifer Henning
05-096 Kennydale Bus. Pari< (CA. Slope Stream).doc\
./ . ,~~ -~~T-~2 05:31 SEELIG 64 09 4051942
Seelig Family Properiies
1309 114th SE
Sui/(:; 107
Bellevue, W A 98004
Arlt::nrion: Howard Seelig
~e: Remon Propeny
Dear Howard.
1215114" Ave SE, Bellevue, WA98004
P.O. Box 3565, Ballevue, WA 98009
Off/ce (425) 462-1050
.. FAX (425) 462·n19
staff@goldsmlthenglnearlng.eom
.September 18, 1002
Pur!;uant to your request to study the slopes of propel1Y that you own in Renton, we have performed
a limitedboundmy and topob'Taphic ~urvey. This property is known as King County Tax' Parcel No. 334330
0820. This property is a portion of lot 167 of t.D. Hillman's Lake Washington Garden of Eden No.3,
Clccordinglo the plat thereof, recorded in Volume 11 of Ph~ts, Page 81. Records of· King County
Wa:;hington ..
At an initial meeting, you provkkd us a copy of a drawing entitled Kennydale Business Park (Sheet
No. A-Ll) prepared by CDA Architects Inc. dated fill·2101 which showed a pmposed site plan for the
subject property. Also provided at that time was a copy of a topographic survey pcrfonncd in February
(986 by Eastside Consuhams Inc. The aforementioned site plan shows the ponion of the property to bt:
dcveloped a<; the westerly 240 feet of the overall property ..
We have perfonned an initial subdivision and boundary evaluation and have detennincd the
configumtiori of the overall property althoughwdlave not established the property comers in the tleld. In
addition wehi.·ve inspected and analyzed the steeper (ea.,\tcnl) portion of the site In that area we find that·
there is a gen~ritlly westerly sloping topography 'as shown on the above referenced tOPogrnphicsurvey and
that the va<;( majority of the slopes in exces.~of 40% lie ea<;t of the proposed development. . The irregular
nature ofthetopogrnphy caused by an old road thaJbisected the property in " northwest/southeast din!ction
t:.nd the hummocky nuture of Ihe ground topography in area .. of existing trees results in area') of greater than
40% slope interrupted by areas of less than 40% slope; It is the opinion of the undersigned that the intent of
protecting contiguous steep slopes from development per Renton Municiplll code would be met proVided
that all site activity occurs only in the west 240 feet of [he property.
if younccd any additional infonnation regarding the nature of the service; pcrfonned [0 date or
should you wish Lis 10 meet with City of Renton personnel to discllss thl! inspectiun/analysis outlined please
do not hl:sitatcto call.
!l1M1S[!I.l1.:!4!I·R·L·:W J 1).1 U lC )f'
I';I~I' I 111'1
v cry truly yours,
GOLDSMITH & ASSOCIATES
;;:~ll1J!
Vice President. Surveying
P.0t
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-06-2005 10:09
October 20, 2003
Howard Seelig
621 Company
PO Box 1925
Bellevue, WA 98009
CITY OF RENTON
Subject: Kenl1ydaDe Business Park
De~r Mr. Seelig:
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PlanninJ'auik /PublicWoxb Depamnent
. Gna ZJllllUnell'm.m1ll P.E., Admbdstrator
This letter is written in response to the questions generated from your meeting with City
staff last week. I understand your proposal is to construct a 276,942 square foot
. commercial project; which would provide approximately 112t 108 square feet of office
space along with 20,296 square feet of warehouse space. There appear to be four
major issues that need to be addressed as a result of the meeting and previous
correspondence. Those issues include: geotechnical concerns (slope stability), drainage
course regulations, wetlands evaluation, and permitted uses within the Commercial
Arterial (CA) zone.
Based on the information found within the original pre-application file and the information
you provided City staff with last week; the following has been determined: .
1. The topography analysis provided by Goldsmith &'··Associated dated September 18,
2002 provides the location of the steep sloped (40% plus) portions of the property.
Specifically, the 40% plus slopes are located approximately within the first 90 feet of
the eastern property boundary. Regardless 01 their location. further geotechnical
analysis is required to determine the stability of the slope, with respect to the
proposed project This Information should come in the form of a geotechnical report
prepared by a licensed geotechnical engineer from the state of Washington. This
information would need to be included with the formal land use submittal application.
2. According to letter dated December 17, 2001, from Larry Fisher with the Washington
Department-of Fish & Wildlife, the drainage course that bisects the property running
easVwest appears t6 be a regulated stream. In Mr. Fisher's letter, he refers to the
water feature as a stream. He also notes that mitigation is required in order to
culvert the stream. Pursuant to City of Renton regulations, any work within 25 feet of
a regulated stream would require a variance granted by the City's Hearing Examiner,
unless the stream is determined not to be regulated. With that said. I would .
encourage you to hire a qualified biologist to evaluate the drainage course. The
analysis would need to be submitted to the City and should indicate whetlier or not
the drainage course should be regulated pursuant to the City's Land Clearing and
Tree. Cutting Regulations (RMC4-4-130). At this time. the City has no other evidence
to release the drainage course from the Land Clearing and Tiee Cutting regulations.
3. Based on the wetland investigation conducted by Celeste Botha, there do not appear
to be any wetlands located within the subject site's boundaries. Based on that
analysis, no additional wetland studies would be required as a result of this proposal.
Please keep_ in mind that environmental conditions change over time and staff will .
----~~---lO-5-S-S0~U-~-Gn--d-Y-Wi-aY--~h-n-t-~--w-~-hm-~-O-D-9~8-M-5----'~-----~
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conduct another site visit at the time of the formal land use submittal. If at that time.
existing conditions have changed, staff may require further wetlands analysis.
4. Office use is an outright permitted use within the CA zone. However. the proposed
warehouse use is not an allowed use unless It is accessory to the office use (i.e.
storage area only for the on-site office tenants). Self·sarvice storage is allowed only
upon approval ot a Hearing Examiner Conditional Use Permit. but this would require
you to justify the need for that type of use within this area of the City (this may be
hard to accomplish as there is an existing self-service storage facllity in the
immediate vicinity of your project site).
I trust this clarifies the Issues discussed With staff last week. I understand that you are
. looking for predictability with respect to this project, but it appears that some additional
environmental analysis may be necessary. Please feel free to contact me at (425) 430-.
7286 or Jason Jordan at (425) 430-7219 should you have any comments or questions
regarding this letter. .
Sincerely,
4J0.uh
~b~Jenmfer Henning
, ' Principal Planner
c.c. Craig Burnell
Kayren Kittrick
Neil Watts
. ,
:' .:, ..
TOTAL P.12J3
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DEVELOPME -C'TY N1 PLANNING I OFRENTON PIRSCHER
ARCHITECTS
ARC H TEe T 5
July 5, 2005
City of Renton Development Services Division
ATTN: Laureen Nicolay
1055 South Grady Way
Renton, W A 98055
PROJECT:
CDA#
SUBJECT:
DearLaureen:
Kennydale Business Park
99043
Preapplication Conference
SEP 2 j 2D05
RECeiVED
N T E R 0 R 5 P L A N N E
Thank you for meeting with Howard Seelig and me last week to. discuss the Kennydale
Business Park Project. As you know, this project has had several previous preapplication conferences and a
complete site plan review package was almost submitted the summer of 2004. This project has been placed
on the back burner by the ownership, pending improvements in the regional and national economy relating
to the construction of new office space. The ownership has decided to proceed with the site plan review,
believing that this is an appropriate time to resume active consideration in promotion of this project.
I have ,attached for your review drawings and reports that are in excess of that normally
'required for a preapplication conference, however, my hope is that these materials will allow a more
comprehensive review on the part of city staff than a simple site plan. A brief description of the proposal is
as follows:' .
PROJECT NAME, SIZE AND LOCATION:
The proposed project, Kennydale Business Park, in Renton, W A, is located at a vacant lot (lot
167), on the South side ofNE 48th Street, east ofI-405, west ofll th PL SE.· The City of Newcastle
borders the site's south and east boundaries. The lot description is "Lot 167 Hillmans LK WN
Garden of Eden #3, and the legal is QSTR SE 29 24 05E. This project lies within the City of
Renton Corporate Limits. The site is approximately 4:8 acres. The property directly east of this
site is Hemmington Terrace. .
REQUIRED LAND USE PERMITS:
Site Plan Review
SEP A Determination
. .
ZONING DESIGNATION:
CA (Commercial Arterial).
CURRENT USE OF SITEIEXiSTING IMPROVEMENTS:
F:\IOBS\99043 h:.t'nnyda!c Business Purk\Wp\Ltr to Laureen Nicoluy 070505.doc
Carl F. Pirscher; AlA
principal
19500 Ballinger Way N£ Suite 200
PO BOX 55429
SllOreline.Waslringlon 98155
Tel: (206)-368-9668
Fax: (206)-368-9558
R 5
)'
"
Site is vacant.
SPECIAL SITE FEATURES:
The site has a gradual upward slope of 30% from west to east across the entire length of the
property, with a slight slope in the north/south direction. The site has various eastern areas that
have been mapped at 40%. An existing seasonal drainage course gully was observed on the
property. Seasonal water enters the property through a 12 inch concrete pipe tight line from a
. residential development at the eastern property line. A drainage swale condut;:ts occasional surface
water flows across the site generally in an east to westerly direction approximately bisecting the
north half of the property. This drainage channel has been determined to be a drainage ditch that
does not qualify as a "stream" or "creek" and is not subject to the City's Critical Areas
Regulations.' The flows do not support any fIsheries upstream of the outfall into Lake
. Washington.
SOIL TYPE, DRAINAGE CONDITIONS, AND PROPOSED OFF SITE IMPROVEMENTS:
Please refer to soils analysis prepared by GEO Group Northwest, Inc. included in this subinittaL
Please refer to SEPA application for all drainage conditions.
Please refer to Grading and Drainage Plan included in this submittaL
PROPOSED USE AND SCOPE OF DEVELOPMENT:
Architectural Context
The proposed project consists of the construction of two stepped multi-story multi-use buildings,
totaling approximately 123,604 SF of occupied space. The project is divided into two buildings
connected in the center by a common core that includes the lobby, elevators, and eXit stair
,components. The buildings were designed to stair step down the slope gradient of the site.
Building A, at 84,670 square feet, is located at the uppermost section ofbuiid-able area. Building
A is a two story structure on two levels of below grade parking. Building B is located down-slope
from Building A. Building B consists of two stories at 38,934 SF with one wing located over one
level of sub~grade parking. Stepping the structures with the slope of the site will decrease the
apparent building volume to properties to the east yet allow for dramatic views from the structures
in a westerly dh-ection that will include Lake Washington and Mercer Island.
Ap. approximately 85'-7" wide buffer will be maintained along the easterly property line
separating the developed area associated with this project from the residential areas located to the
east. The buffer will largely retain the existing natural landscape growth it .currently enjoys. In
addition, the placement of the buildings at a signifIcantly lower elevation than that associated with
the residential development to the east will ensure that the roof elevations of the proposed
structures are below the natural grade elevations along the easterly property line thus minimizing
potential view obstructions for the adjoining residences (please see attached site section drawings).
F:\JOB$\l)<J043 J.::ennydule Business Park\Wp\LIl'tu Luureen Nicolay 070505.doc
Carl F. Pirsc/zer. AlA'
principal
19500 Ballinger Way NE Suite200
PO BOX 55429
Shoreline. Washington 98155
Tel: (206)-368-9668
Fax: (206)-368-9558
Provisions for convenience and employee parking are ample for the type of occupancies
envisioned for this project; however, to minimize the appearance and impacts of large blocks of
surface parking, much of the parking developed for this project is located below the occupied
building structures. This allows for much· greater areas of the site to be retained for buffer and
landscaping purposes. A total of 409 parking spaces will be provided with most of them hidden
from view.
Primary building materials will consist of site cast architectural concrete, steel and glass window
wall systems and expressed steel structural components. Materials and finishes will be high
quality evocative of the professional commercial and business environment this project wishes to
convey to prospective tenants.
Building A is an 84,670 SF two-story professional office building with two levels of sub-grade
parking. Building B is a 38,934 SF single story professional office building above one level of
garage. The proposed offices and parking garages may be constructed of tilt-up concrete and steel
framing. All structures will be fully sprinklered. A continuous driveway through the site ties the
upper and lower parking areas and provides fire-truck access. Please refer to sheet A-O.1 for
additional project data.
Anticipated Building Occupancies
This project will be marketed primarily to business and commercial tenants of small to moderate
size that provide services largely to the east Lake Washington areas and larger Puget Sound
region. This may include such-tenants as engineering and architectural firms, legal and accounting
firms and other General Office categories. It will also include Service Office tenants such clinics,
dental practices and other health care providers. The buildings have been sited and arranged to
also provide for a wide range of Neighborhood Service tenants such as hair solons, drycleaners
and tailoring. It is also anticipated that some portion of the project will be devoted to
Neighborhood Businesses such as coffee shops, sinall to moderate siie dining establishments,
take out food shops, veterinary clinics. School uses including trade or vocational schools could
take advantage of the flexible interior spaces and the ample parking. Community and Public
Facilities such as religious institutions and services, social organizations, city government
facilities and other government office and facilities may take advantage of the easy access as well
as the flexible parking. Business accessory and self-service Storage may be included in Building
B with its quick access from the parking levels and the lower drive. A variety of general
Industrial uses in the light manufacturing and fabrication category would work well in Building
B with its concrete construction, high ceiling heights and accessibility. Retail tenants including
eating and drinking establishments, retail sales (indoor and outdoor), taverns and horticultural
nurseries could work well in the proposed project. Accessory uses including drive-inldrive-
through retail may benefit from the efficient vehicle circulation. The proposed project provides
opportunities for Entertainment and Recreation. These uses may include gaming and gambling
facilities (not for profit) and indoor/outdoor recreation. The effective balance of abundant parking
circulation would grant prospects for Vehicle Related Activities such as body shops, car washes,
commercial or public parking garages and small vehicle service and repair shops. .
Please do not hesitate to call if you have any questions. i .
Sincere~,
CDA + PIRSCHER ARCHITECTS, INC.
F:\IOBS\lj90<l.3 h:.ennyda!e Business l'ark\Wp\Ur tu Laul'l .. 'en Nicoiay 0705():;.110('
Carl F. Pirscher. AlA
principal
19500Ballinger Way NE Suite 200
PO BOX 55429
. Shoreline. Washington 98155
Tel: (206)-368-9668
Fax: (206)-368-9558
Carl F. Pirscher A.LA.
President
F:\IOBS\99043 Kennyda!e Business Park\Wp\l..ir to Luureen Nicolay 070505.d(lc
Carl F. Pirscher. AlA
principal
19500 Ballinger Way NE Suite 200
PO BOX 55419
Shoreline. Waslzington 98155
Tel: (206)-368-9668
Fax: (206)-368-9558
" '.
DEVELOP iT PtA
. CiTY 0,-RENTO~N/NG
City of Renton ENVIRONMENTAL CHECKLIST SEP 2 1 2005 Page 1 of 10
A. BACKGROUND
1. Name of proposed project, if applicable:
2.
Kennydale Business Park
Address and phone number of applicant and contact person:
Applicant/Owner: 621 Company Contact:
PO Box 1925, Be"evue, WA 98009
(425) 451-8203
Bryan Borchers
CDA Architects, Inc.
Seattle, WA 98155
(206)368-9668
3. Date checklist prepared:
August 24, 2005
4. Agency requesting checklist:
City of Renton
5. Proposed timing or schedule (including phasing), if applicable:
Construction wi" begin as soon as applicable permits and financing are approved. Estimated start of
construction is 2006.
6. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain:
Only tenant improvements.
7. List any environmental information you know about that has been prepared, directly related to .
this proposal.
This SEPA Checklist -CDA Architects, Inc., August 24, 2005
Soils Analysis -GEO Group Northwest, Inc., August 3, 2001
Drainage Report for Fisheries Conditions -Poggemeyer Design Group, June 14; 2000
Traffic Analysis -William Popp Associates, October, 2001
Stream Analysis -Associated Earth Sciences, Inc October 11, 2000
Wetlands Report -Celeste Botha-
8. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
None known
9. List any government approvals or permits that will be needed for your proposal, if known.
SEPA Review
Site Plan Approval
Building Permit
Mechanical Permit
Plumbing Permit
Electrical Permit
Clearing/Grading Permit
R.O.w. Permit
1 O~ . Give,brief, complete deSCription of your proposal,including the proposed uses and the size of
the project and site. There are several questions later in this checklist that ask you to describe
certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead
agencies may modify this form to include additional specific information on project
description.): .'
The project consists of two multi-story office buildings, with sub-grade parking for 409 stalls. The two
buildings are connected in the center by a common core housing the lobby, elevators and exit stairs ..
Building A is an84,670 SF two-story professional office buildingwith two levels of sub-grade parking.
Building B is a 38,934 SF two-story professional office and accessory business storage building with
one level of garage parking below. The office uses total 103,547 SF. Accessory business storage
totals20,057 SF. The site is approximately 4.8 acres and is zoned Commercial Arterial (CA).
)
City of Renton ENVIRONMENTAL CHECKLIST Page 2 of 10 .
11. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range,if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plims required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist:· .
The project is located on the south side of NE 48th Street, east of 1-405, west of 111 til PI SE. The City
of Newcastle borders the site's south and east boundaries. The lot description is "Lot 167 Hillmans LK
.. WN Garden of Eden #3", and the legal is QSTR SE 29 24 05E.
B. ENVIRONMENTAl ELEMENTS
1. EARTH
A. General description of· the site (circle one): flat, rolling, hilly, steep slopes,
mountainous, other. Describe location and areas on the site that have different
topography.
· The site. has a gradual average upward slope of 300;., from west to east across the entire
length of the property, with a slight slope in the north I south direction. .
B. What is the steepest slope on the site (approximate percent slope)? Describe location
and areas of different topography.
According to the City's Slope Atlas there are several small areas of
slope at the .
. C. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
· muck)? If you know the classification for agricultural soils,specify them and note any
private farmland. .
Based on the subsurface explorations previously conducted, the site appears to be undenain
with lacustrine (lake deposited) silty clays with some interbedded lenses of dense sand.
Some surficial fill soils are present in the western portion of the site.
D. Are there surface indications or history of unstable solis in the immediate vicinity? if
so, describe.
Portions of the property are designated as "high" on the City's Erosion Hazard and Slide
· Hazard Critical Areas Maps.
E. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
Site grading will be required to create level benches for parking and building pads.
Excavated material will be approximately 18,000 cy. Compacted fills will be about
9,000 cy. Surplu~ material will be about 9,000 cy ..
F. COUld erosion occur as a result of clearing, construction, or use? If so generally
describe.
Some erosion may occur during construction, such as surface run-oft during a rainstorm. All
such erosion will be controlled on site. A temporary erosion sediment control (T.E.S.C.) plan
will be a part of the permit and construction drawings.
G. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Approximately 62%.
H.· Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
City of Renton
2. AIR
A.
ENVIRONMENTAL CHECKLIST Page 3 of 10
We will have a temporary erosion sediment control plan which will meet the city's
requirements.
What types of emissions to the air would result from the proposal (Le., dust,
automobile, odors, and industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities if
known.
Short-term emissions are expected to consist of truck and construction equipment exhaust
and dust generated during. construction. Long-term emissions will be generated by customer
. and employee vehicles. .
B. Are there any off-site sources of emissions or odor that may affect your proposal? If
so, generally describe. .
Primary off-site emissions will be from NE 48th St. but this will not affect our proposal.
C. Proposed measures to reduce or control emissions or other impacts to air, if any:
. Vegetation buffers will surround the entire site. This buffer will help minimize off-site impacts
of airbome particles. Also, the general contractor will use dust control measures during
construction.
3. WATER
A. Surface:
1.
2.
3.
4.
Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds,
wetlands)? If yes, describe type and provide names. If appropriate, state what
stream or river it flows into. Pro~ide a sk~tch if not shown on site p!;,ms •.. ',
An existing gully ~s observed ~th.e pr'oJ}eFly. ;yy~~~r ~.~~rs. the property.m!?-.u,gb
a 12 inch concrete pipe tight/ine., This surface water feature, which tlisect~j,ffle
north end of the site has been determined to be a drainage ditch that does not
qualify as a 'stream" or ·creek" and is not subject to the City's Critical Areas
Regulations. The flows do not support any fisheries upstream of the outfall into
Lake Washington per "Drainage Report for Fisheries Condition" prepared by
Poggemeyer Design Group.
Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach avalhible plans. Note
approximate distance between surface water and any construction fill, etc.
Surface water enters the site as sheet flow and discharges from a concrete culvert.
This inflow will be intercepted by an intercept swale along the undeveloped portion
of the site. The sheet flow and channel flow will be conveyed via storm sewer
system on site and· combined with~ on -site drainage. The storm drainage will be
treated for water quality. The on-site component of storm drainage will be
attenuated by on-site detention to moderate the discharge rate to a pre-developed
discharge rate in accordance with City of Renton (King County Surface Water
Design Manual) runoff time series analysis. The surface water will be handled in
accor9ance with Best Management Practices for erosion and sedimentation control
during construction, ' '
Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material, if from on site.
No standing water exists on the site, nor any wetland. The site has an average
, 20% slope from east to west. Excavated material may be used in compacted fills
on site to create level benches for parking lots and building floor pads. '
Will the proposal require surface water withdrawals or diversions? Give
general description, purpose, and approximate quantities if known.
No dewatering or ground water impacts are expected. The area is primarily
compact glacial till with shallow forest litter. The excavations are not expected to
impact water supply sources or to increase ground water supply. '
City of Renton
J
ENVIRONMENTAL CHECKLIST Page 4 of 10
5. Does the proposal lie within a i00-year floodplain? If so, on the location on
the site plan.
No. The proposed site is not within a 100 year flood plain.
6. Does the proposal involve any discharges of waste materials to surface
waters? If so, describe the type of waster and anticipated volume of
discharge.
The site will be serviced to sanitary sewer in accordance with city standards and
connected to an existing sanitary sewer collection system. -
B. Ground:
1. Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
Yes. We propose that storm water will be collected, conveyed and treated
per local standards. Infiltration may be used.
2. Describe waste material that will be discharged into the ground from septic
tanks or other sources, if any {for ex~mple: Domestic sewage; industrial,
containing the following chemicals ... ; agricultural; etc.}. Describe the
general size of the system, the number of such systems, the number of
houses to be serviced {if applicable}, or the number of animals or humans the
system{s} are expected to serve.
None ..
C. Water Runoff (including Stormwater):
1. Describe the source(s) of runoff (including storm water) and method of
collection, transport/conveyance and disposal,if any (include quantities, if
known). Where will this water flow? Will this water flow into other waters? If
so, describe.
Preliminary analysis of the upstream and downstream impacts have been
determined. The site is within the Gypsy Basin. The upstream limit is
approximatelYt 200' east of 116th Avenue SE. The tributary sheds runoff to the west
croSSing 116 h Avenue SE. Sheet flow, channel flow. and subdivision drainage
collection systems convey the runoff primarily due west to the east boundary of the
site. The offsite basin contains approximately 25.2 acres. Surface water enters the
site as sheet flow. and discharges from· a concrete culvert. The inflow will· be
intercepted by an intercept swale along the undeveloped portion of the site. The
sheet flow and channel flow will be conveyed via storm sewer system on site and
combined with on~site drainage. The storm drainage will be treated for water
quality. The on~site component of storm drainage will be attenuated by on~site
detention to moderate the discharge rate to a p~eveloped discharge rate in
accordance with the City of Renton (King County Surface Water Design Manual)
runoff time series analysis. The surface water will handled in accordance with Best
Management Practices for erosion and sedimentation control during construction .
. The site discharge flow control structure will be divided proportional to existing flow
conditions and discharged to the two existing intake structures on the east side of
the property as follows: .
1. Intake from concrete flume at northeast comer of Shurgard Storage site.
2. Intake from concrete flume collecting runoff from subject property and
located along the east perimeter of the motel parking lot (abutting property
. south of Shurgard Storage site.)
These site discharge collection points serve the subject property and the systems
have been installed as engineered systems with the permitted commercial
developments.
City of Renton ENVIRONMENTAL CHECKLIST Page 5 of 10
2. Could waste materials enter ground or surface waters? If so, generally
describe.
There is a potential for waste materials to enter the ground water from within the
development; pollutants from automobiles, roadways, driveways and parking areas.
The above measure listed in Section C.1 above will help to reduce or eliminate this
possibility. Also, we will provide floor drains in the parking garage areas to be
connected to the sanitary sewer through an approved oillwaterseparator located
outside the building, if feasible.
D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
Subsurface drainage blankets will be installed in conjunCtion with retaining walls on site to
create the level parking areas and building pads. These drains relieve hydrostatic pressure
behind the retaining walls. Parking areas will be curbed and sheet flowed to catch basins.
The catch basins will be conveyed to water quality treatment facilities in accordance with City
Standards.
Site runoff will be piped into the existing underground collection systems offsite to eliminate
surface flows and the risk of overflowing the concrete flumes that presently collect surface
water as sheet/channel flow.
4. PLANTS
A. . Check or circle tYPes of vegetation found on the site:
l deciduous tree: alder, maple, aspen, other
l evergreen tree: fir, cedar, pine, other
l shrubs
l grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other
water plants; water lily, eelgrass, milfoil, other .
other types of vegetation (please list)
B. What kind and amount of vegetation will be removed or altered?
Sparse patches of grass, shrubs and trees will be removed from the site.during construction,
mainly in the new areas of asphalt and buildings. We will try to preserve all trees and
vegetation just east of the easterly limits our east parking lot, and any existing trees within
new landscaping areas.
C. List threatened or endangered species known to be on or near the site.
None. .
D. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the Site, if any:
We will provide landscaping in <III areas not covered by the building and adjacent paving. A
landscape plan will be submitted as part of the. site plan application drawings.
5. ANIMALS
A. Circle any birds and animals which have been observed on or near the site, or are
known to be on or near the site:
birds: hawk heron eagle songbirds other:
mammals: deer bear elk beaver other: rodents
B. List any threatened or endangered species known to be on or near the site.
None known.
City of Renton ENVIRONMENTAL CHECKLIST Page 6 of 10
C. _ Is the site part of a migration route? If so, explain.
Do not know.
D. Proposed measures to preserve or enhance wildlife, if any:
The installation of new landscaping in designated areas and the preservation of existing
vegetation along the eastern portion of the property.-
6. ENERGY AND NATURAL RESOURCES
A. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc. ----
Gas for heating, electricity for cooling.
B. Would your project affect the potential use of solar energy by adjacent properties? f
so, generally describe.
No.
--
C. . What kind of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
The project will meet or exceed the State of Washington's Energy Code.
7. -ENVIRONMENTAL HEALTH
A. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or: hazardous waste, that could occur as a result of this_
B.
proposal?-If so, describe. --
No.
1. Describe special emergency services that might be required.
Police, fire and emergency medical services may be required.
2. Proposed measures to reduce or control environmental health hazards, if any:
Noise
1.
Sanitary and storm water drainage systems will meet or exceed local requirements.
What types of noise exist in the area which may affect your project (for
example: traffic, equipment, operation, other)?
Vehicular traffic from NE 48th St. and Interstate 405
2. What types and levels of noise would be created by or associated with the
project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would come from
the site.
3.
Short-term noise will come from construction activity between 7:00 a.m. and 5:00
p.m. on weekdays only. Long-term noise will come from an increase in traffic
between approximately 7:00 a.m. and 6:00 p.m. The proposed heliport would
create long-term noise but the duration of the noise would not last long.
Proposed measures to reduce or control-noise impacts, i{any:
Construction noise will be temporary and limited to certain hours. The heliport
would be operational only during business hours.
8. LAND AND SHORELINE USE
A. What is the current use of the site and adjacent properties?
The site is currently vacant. The adjacent properties to the south and east fall within the City
of Newcastle limits and are zoned residential. The properties to the north and west are
zoned commercial.
B. Has the site been used for agriculture? If so, describe.
No.
City of Newcastle
C.
ENVIRONMENTAL CHECKLIST
Describe any structures on the site.
None are on site.
Page 7 of 10
D. Will any structures be demolished? If so, what?
No.
E. What is the current zoning'classification of the site?
Commercial Arterial (CA)
. F. What is the current comprehensive plan designation of the site?
Employment Area -Commercial (EAC)
G. If applicable, what is the Shoreline Master Program designation of the site?
This site is not subject to the City's Shoreline Master Program and does not have a Shoreline
designation.
H. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify. (If unsure, check with the City.)
Yes, based on the City's Slope Atlas, there are slopes present on the east side of the subject
site, and this area is also designated as "high" on the City's Erosio[l Hazard and Slide Hazard
Critical Areas Maps.
'1. Approximately how many people would reside or work in the completed project?
Reside: None '.
Work: Approximately 200 employees
J. . Approximately how many people would the completed project displace?
None
K. Proposed measures to avoid or reduce displacement impacts, if'any:
None.
L. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any: .
The proposed development will comply with existing zoning regulations.
9>" HOUSING
A. Approximately how many units would be provided, if any? In~icate whether high,
middle, or low-income housing.
None.
B. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None.
C. Proposed measures to reduce or control housing impacts, if any:
None. .
1 O~. AESTHETICS
. A. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
Height will varybetween 3~' to 50' but will not exceed 50', which is the maximum allowed
height for this zone. Building materials will most likely consist.of concrete, steel, and
decorative metal work. ..' .> .
B. What views in the immediate vicinity would be altered or obstructed?
Only territorial views.
·C. Proposed measures to reduce or control aesthetic impacts, if any:
The proposed project will meet all local height and set back requirements and will incorporate
architectural features and color to present an aesthetically pleasing development. Proposed
City of Newcastle ENVIRONMENTAL CHECKLIST Page 8 of 10
project will meet the City of Renton's design and landscaping standards. Also, because the
Comprehensive Plan of the site (Employment Area) classifies the property as a gateway to
the city, the applicant will enhance the western facades of the structures using "creative and
sensitive" design features. Retaining a large portion of the existing vegetation and locating
the majority of the parking below grade will soften the visual impact of the proposed project.
11. LIGHT AND GLARE
A. What type of light or glare will the proposal produce? What time of day would it mainly
occu~ ..
Light from the parking lot and vehicular traffic will occur between dusk and dawn. Light
from building lighting would occur during business hours in the early to late evening.
B. Could light or glare· from the finished project be a safety hazard or interfere with
views?
No.
C. What existing off-site sources of light or glare may affect your proposal?
None.
D. Proposed measures to reduce or control light and glare impacts, if any:
Parking lot lighting will be designed to focus only on the proposed site by the use of cut-off
diffusers. Also, light levels will be per current energy code allowances. .
12. RECREATION
A. What designated and informal recreational opportunities are in the immediate vicinity?
The only recreational areas are as follows:
Gene Coulon Memorial Park is located approximately 2.9 miles from this site.
Newcastle Beach Park is located approx;imately 3 miles from this site.
Park & Ride Bus Stop is approximately 2.3 miles from this site.
B. Would the proposed project displace any existing recreational uses? If so, describe.
No.
C. Proposed measures to reduce or control impacts on recreation, incliJding recreation
opportunities to b~ provided by the project or applicant, if any:
None.
13. HISTORIC AND CULTURAL PRESERVATION
A. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe.
Do not know.
B. Generally describe any landmarks or evidence of histOric, archaeological, scientific, or
cultural importance known to be on or next to the site.
Do not know.
C. Proposed measures.to reduce or control impacts, if any:
Do not know.
14. TRANSPORTATION
A. Identify public streets and highways serving the site, and describe proposed access
to the existing street system. Show on site plan, if any.
Access to the site will be from NE 48th ST which connects to Lake Washington Blvd. NE and
SE 76th St. See attached site plan and vicinity maps.·
City of Newcastle
B.
C.
D.
E.
F.
ENVIRONMENTAL CHECKLIST Page 9 of 10
Is site currently served by public transit? If not, what is the approximate distance to
the nearest transit stop? . ,
The applicant does not believe that the site is served by bus stops closer than the Park &
Ride Bus Stop which is approximately 2.3 miles from this site.
How any parking spaces would the completed project have? How many would the
project eliminate?
The project will add 398 new stalls. None eliminated.
Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including driveways? If so, generally describe (indicate whether public
or private). .
No new roads. NE 48th St. frontage improvements adjacent to the north edge ofthis property
will be provided. Frontage improvements will include 2 new driveways and curbs, gutters,
sidewalks, and landscaping.
Will the project use (or occur in the immediate vicinity of) water,rail, or air
transportation? If so, generally describe.
Train tracks run parallel to Lake Washington Blvd. N. No public train station is located near
this property.
How many vehicular trips per day would be generated by the completed project?
If known, indicate when peak volumes would occur. ::--_______ ..:.A..::M"":-"&=-:.,P..:.;M=.
How many of these trips occur in .the AM peak hours? ___ ...;... ______ -...;1;,=:6;,;:3;...-.-
How many of these trips occur in the PM peak hours? ~ __ ~...,.... ____ 1:..:5:..:6,--_
There will be approximately 1,155 daily trips (without TDM credits)
G. Proposed measures to reduce or control transportation impacts, if any:
The public will access this site at points approved by the city.
15. PUBLIC SERVICES
16.
A. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
The project will increase the demand for fire and police protection for the new buildings,
.. customers and employees.
B. Proposed measures to reduce or control direct impacts on public services, if any.'
All Safety and Code Regulations will be met or exceeded. .
UTILITIES
A. Circle utilities currently available at the site:
electricity natural gas
telephone sanitary sewer
water
septic system
refuse service
other
B. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which
might be needed.
Gas: . Washington Natural Gas
Telephone OWest
Power: Puget Sound Energy
Water: Coal Creek Utility District. An existing 12" dia water line
is located in NE 48th St. and along the western property
line.
San. & Storm Sewer: San. Sewer will be provided by Coal Creek Water and
Sewer District. There is an existing 12" dia. sanitary
sewer along the western property line of the, proposed project. .. -
.. 'I'
City of Newcastle ENVIRONMENTAL CHECKLIST . Page 10 of 10
17. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand
that the lead agency is relying on them to make its decision.
Signature:, ___________________________ _
DateSubmitted: _________________________ ---------
Relationship of signer to project: Associate' with CDA Architects, Inc.
F:\JOBS\99043 Kennydale Business Park\Wp\SEPA\SEPA81001.doc
r-"ELOPMENT SERVICES DIVISION
WAiVE.R Un-SUBMITTAL REQU~REMENTS
FOR LAND USE APPLICATIONS
"his requirement may be waived by:
" Property Services Section
" Public Works Plan Review Section
" Building Section
" Development Planning Section
Q:\WEB\PW\DEVSERV\Fonns\Planning\waiver.xls
PROJECT NAME:
DATE:
..'
/ i· ."/ " !t. '-
November 29) 2001
Howard Seelig
-Seelig Properties
P.O. Box 1925
Bell~e, WA 98009
~'
W
Phone: (206)328-7775
Fa'x: (206) 328-7779
email: c bot h a @ cab I e s pee d '. C D m
RE: Wetland Investigation of Property Located East of Lake Washington Blvd SE. North of
NE 44th Street. City ofRent~ Washington , ..
Dear Mr. Seelig:
At your request, I conducted a wetland investigation on your property in Re~ Washington
(SeCtion 29, Township 24 North, Range 5 East) on November 27,2001. The objective of the
,investigation was to determine whether or not'the channel cutting from east to west th:rough the
site has any associated wetlands. as defined in theW ashingtop Wetland Identification and
Delineation-Manual (Ecology 1997) (which desco"bes the 1987 Corps of Engineers wetland
identification methodology), as required by the City of Renton Sensitive Areas Ordinance
(SAO). The manual requires the examination ofcbaracteristics and indicators ofhydrophytic ,
vegetation, hydric soils, and wetland hydrology. Positive indicators of an three ch3ra.cteristics
,must normally be present to make a positive wetland detenniDation. The study area of this
investigation was confined to the vicinity of the channel.
The site is on 8. hillside sloping down towards the west The channel is incised and water was
flowing briskly on the date of the site visit. during a period of heavy rainfall. The banks of the
channel, as well as the balance of the site, is comprised of a deciduous forested plant community
dominated in the overstory by red alder (Alnus rubra). Black cottonwood (populus
balsamifera). big-leaf maple (Acer macrophy/lum). and choke cherry (Prunua marginafa) are
also present ~ the overstory in trace amounts. The understory is nearly monotypic Himalayan
blackberry (Rubus procerus), though some salmonberry is also present The groundlayer, where
present mostly along the toe of the slope, is comprised of Pacific blackbeny (Rubusursinus),
sword fem (Po/ysfichum muizitum), brackenfem (Pteridium aquilinum). salal (Gaultheria
shall on), Oregon grape (Mahonia aquifolia), and English ivy (Hedera helix). This is a non-
hydrophytic plant comm~. '
EOZB-ISv(SZv)
2025 S. Normi!ln Street
Sei!lttle, WA 98141
1
(
!
!
I
.to '" -',.
P&Be2 ofl
. NOVCOlbcr 29. 2001
Seelig Renton Property _
Soils on the site are mapped in the Soil Swvey of King County Area asKitsap silt loam 8 to 15%
slope and I(itsap silloam 15 to 30% slopes. The K,itsap series is avery deep. moderately well
drained soil on terrace escarpments. Typically, the surface layer is dark grayish brown silt loam
about 6 inches thick. The upper part of the subsoil is dark brown silt loam about 14 inches thick.
The lower part is olive brown silty clay loam about 13 inches thick Permeability of the Kitsap
soil is slow; available water capacity is high. Effective rooting depth is limited by a seasonal
perched water table that is at a depth of 18 to 30 inches from December to May. Seep areas or
springs are common. The Kitsap series is a non~hydric soil (S.C.S., 1985). Exposed soil along
the mcised channel matched the soil description
In summary, none of the three wetland criteria. hydrophytic vegetation, hydric soils. or wetlandS
hydrology, are met within the study area on the subject site.
Thank you for using the services of Celeste Botha Wetlands Ecology on this project I would be
happy to meet with someone from the City of Renton to conduct a site verification visit if
necessary. To arrange a meeting time, or with any questions, pJease call (206) 328-m5.
Sincerely,
Celeste Botha
.L.l -1_ •• __ ... _ "....... ",::afT
~7/05/2005 22:28 4257463980
State of Washington'
DEPARTMENT OF FISH AND WILDLIFE
Rsgion 4 omce: 18018 MiR CceeIc. Boulevllrd -Mill Creek, Weahington 98012 -(425) n5-1311
December 17, 200 I
Howard Seelig
Post Office Box 1925
Bellevue, .Washington 98009
"-ll}w ......... ...l
Dear Mf: See~j&::.-
SUBJECT: Lot 167, mumg'! Lake WuhiDgtoo Gardell of Eden AdcUtion No.3,'
Uamamed Creek, Tributary to Lake Washington, KiDg County, WRlA
08.LKWA
The Washington Department ofFish and Wildlife (WDFW)has been fortunate to haVe,an'
opportunity to work with yoUl regardipg-the small stream wbichflows through the above-
refen:nced property you own in the City ofRenmn.
f
PAGE 02
WDFW bas accepted 12 coniferous trees. primarily western red.cedar, with a minimum diameter
at breast height of 20 inches as mitigation for placing this stream in a culvert when the property is
developed. These trees have already been delivered to a storage area operated by the King
County Department ofNatuml Resources, which intends to use them sometime in 2002 in a fish
habitat restoratiOn project in Peterson Cree~ tributary to the Cedar River, in Maple Val1ey~-Amy
Stonkus is the manager of this project and can be reached at 206-296-.8385.
You or your successor property own~ can work with Tony Oppermann of WDFW to obtaii1 a
Hydraulic Project Approval when the property is developed. .
Thank you for the opportunity to wort with YOll! on this mitigation. If you have any questions,
please contact me at 425.-649-7042 or Tony Oppennannat 42S-379-~309.
Sincerely,
LmyFisher·
Area Habitat Biologist
LF:If:SEEUG.G
cc: WDFW, Oppermann
K.CD~ Stonkus
City of Renton., Nishihira
;:-..
(A.~tIer II, 2000
Howard Seelig
P.O. Box 1925
~ssoc;lat,d Earth $clenc:e13. Inc:.
·111
:BeUewe, Washington 98009
Subject: Fisheries value of drainage on property -part of the Gypsy Subbuin Drainage
Proposed Keonydale Business Park. -
Rento~ Washington. .
Dear Mr. Seelis.
PAGE 03
I-'At.;it;. til
r have completed a salmcnid suitability and functional habitat assessment of Ii draiDage on yoUt
l.ID.Clcvr:Joped 4.57-acre property located in the 1800 block of NE 48th Street in Renton.-
Washington (Figure 1). It i$lhe~dine of A.ssociateci Eanb. Sciences Inc:.(AESI) the
drainage on the property is prop0sc4 to be tight1j ned for its length 00 the site as pan of the
proposed K~ Business Park. This Jettcr .. t!p9~ as been prepared. in response to the
City of Renton's request for an independeiit conmltant to assess the existina condition of·the
subject drainage. The objo~Ve of -the assessment was to evaluate general salmonid habitat
suilabillty on lhe property, if any, 80d any functional value the dtainage may provide to the
dQWIlStream fisheries resource. .
You indicated Larry FischerofWDFW assessed the site and determined the drainage ®eli! not
support salmonids at any timer of the year. My site survey and review of e)tisting literature
supports that assessment. As described below, the stream is contained in a. series of pipes
upstream and downstream of the subject property. In addition. the Qutna1tl.l'e of the banks and
conveyance of flow on the property via a concrete pipe with no evidence of a definedcbanneJ
up~tIlt 9Ugest the channel is not DahU'Ul. .
MEmODS
On Scp1m1ber II, 2000, the subject drainage was walmi tOll' its apptO~Jy 330-foot length
on the property wheIe vegetation permitted. The drainaae also was assessed upstream and
downstl'eam of the property for a distance of approximately 500 feet in each directiQ.Il.
Photographs were taken of featu:tes of interest and are on file at Associated Earth Sciences in
Kirkland. Wuhington. Fisheries habitat quality was iUScssed based on chann&l type. channel
complexity, ,~ubstrate. channel stilbility. ~vidence of flew) up~ passaae barriers. la.tgt!
woody ~bris(L WD) or any othtt features of benefit to sahnonicis·· ,.. .
. Any functional value provided by the subject drainage to the do~ fisheries resource
W88 based on the existing riparian condition on the property ~ The riparian al'ea wa:i evaluated
for bank stabiUty, 9hade. organic mtttient delivery, course ~iment delivCl'Y. LWD, and
filtering of pollutants. Publish~· scientific research on riparian functions supporting fish
habitat wu used in this analysi~ (Knutson and Nw 1997).
CotporawOftb. 9, ( F;Ah~.s..rte 100·!<.t1cIand WA ~l • Pl'ICM 0415 8:1·7701' Fv "2S Sl1-S4: ... ,
West ~ OllIe!!. 119I'o1&td/'Cl'e! UMN~''' •• 8ait>brqe I!lllrld.WA '8110· ~ ;l06 700-9)70 • F.,. ~ 7fl6.9.Lla
~08/22/2e05 17:04 4257463980 ElSIZ2/2aes 115:3e 42545192133 SEELIG PROPERTIES
RESVJLTS
SalmoNd Habit&& ~llitibili1Y and WPW ClasaHic,tign
PAGE 04
PAGE 132
The origin of the ckaiMge on the .property is a 12-inch concrete pipe located along the eutern
property boundMy. The pipe is perched approximately 12·inches above a channel lined with
qwmy spalls. For ~ fint approxiruate1y 70 feet; the drainllge is conta.incd witf:rin a de:tWd
cha!mel with an approximately 40 percent gradient. For the remainder of the drainage length
on the property, the gradient is gentler at about 3 percent. Riparian vegetation WI!I$ clonrinated
by Himalayan blackberry (Rubw di3color), iDlltUJ.tUIe red alder (Alnus ruo,.a) and ~ed
willow (Salix .rpp).
DuriDg the site visit, flow was about 0.05 cubiQ feet per second (cf$). Avenlic channel width at
the otdinary high water mark (OHWM) was approximately 2.5 feet. Average wetted width was
about 1 foot. The drainage averaged 3 feet at the. bankfull width. Average banktWJ depth
i\"etlsgcd 2 feet with a. ra.nae between about 0.3 feet and 5 feet. Dab were mostly silt and
generally UIlJtable. Erosion wu occurring along the banks for the majority of the
approximately ])0 foot lenath of the drainage on the property .. The channel bed was dominated
by ailt. Channel type was riffle. No pools. gravel ~uitable for salmonid spawning. large woody.
debris or other feenares ofbertefit to salmolllids were observed.
The dnUnaae exits the property at the western property boundary. The flow etnpties into a
smooth C01'l~ thune me.suring lfoot wide and 0.$ feet deep. This fea~ runs oorth-to .
sowh on the adjacent property (Shurguard). For its approximately 300 foot len~ the concrete
flume hi mostly (;oveted by reed cmwy grass. The gradient was estimated lobe about 1
peruaLThe water then drops into a ston1llnln pipe beneath a ~ lot (Traveler's Inn).
The flow then passes through approximately . SOO feet of pipe before dayliahting ina
srormwater quality detention pond. The po1'ld is· loeatc:d 1l1ong the eut should. of Lake
Washington Blvd SE and the access road to Traveler' 5 Inn. Velctation suuoUl1diq the pond is
dOminated by catTail (Typha lalij'olia), wiUow, and reed canary grus (pltaJarts ~a) ..
Water from the pond then exits beneath Lake Washingt01'l Boulevard via a "Iwinch culWll't and
con1intles under 1-405 and railroad tracks. eventually emptying into Lake Washington.
Drainage stUdiesift this vicinity indicate this drainaie is p6rt of the Gypsy Subbasin drainage
(not to be confused with OWlY Creek which is 6. nearby tributary to May Cf8ek)-The majority
of the watercourse downstream of the 8ubj~"t property is contained 'With.in pipes (EIlttmnco
1995). .
No evidence of a naruraI drainage was located upStream of the site. Therefore~ salmonid use
upstream of the drainage is nol1-existent.· It ~ars. the oriain of the water isriJa series of
sumnwater catchbasills collecting surfacewater nmoff mm SE _76rk1 Street and 111 Place S.£.
A natural spring may al!O contribute to the flow (Poggenmeyer 2000). -.
. AccorWnS to R.entOn-Murdcipal Code (RMe) (4 .. 11-030),. creeks are defined as uthOlfl arias
whert: surface 'water flows sufficiently to produce a defined chmmel or bed. A. de.fin«d chD"nel
OF bed i,J Indicated by hydraidicClUy sorred sedl",ems 0,. liz. ",moval 0/ vegetative Uns,. Of'
loosely rooted vegetatIon by the action of moving wat~,.. Thll channtl or bed need nor contain
. water yeqr-round. 1'1I1s deftnttjo" is not meMt to include st(Jmt'WQter I'WTOjJ.devices or ofh4r
2
, .~ti...1\:1't1'<IJl"'tl-t I it:.~
I :"
,enJi;ely artificial HlQttrrC.Qwsesamle;s they-a,.eus~J .to' .rtor~ aM!or 'COl'N~ peis;-t~,jgh ; :"
. .SI1'Bttm flowrnatriraJlyacclliTinll prlo,. to c01l8t1'Uction oj J·uclrdevtce3. '1 ',~. the series .'
.. ofstoriUdmU\sabove the sit~ would'not,6e ~1u4nfiedas a creek. AlthoUJh fhidfainage rin 1he
" propeity is' cantaUnd widWi ,11 ,.detiJDOO chamleI snd 'copfaiasiOme of the ~QJ of a '
IDItural stre,am7 it is simply theresUl" of a ~pipe te1ase ontt}1he property.,' $mee
, tbere.isnoia'lri~e it ~ stream was pre.mt prlortOthecoll$1rUCtion. (,fthe ¢pe>the
~nage Oll theproperry Wt>uId not be classiiied as acnieka.c~or~'to·theR1\1c.c
, MoreO~. tho subjeCt drainage doesnot~ft'erany direct value to fisheries.' SaJ~mds. ~ , '
uNSS the site. Salmonid pSlSsqe from doWnstream wa%er$·is extrel'ndy1.Uilikely giVeft. the
,considcra!>Ie dis~~ between·the storm"'ater pond and the 'meam on the$ubjectpropcrty. ,/\
Satmotaid could not negotiatetbe, series ·of underground pipes, vertical . elevation , between th. .
~und pipe and stori.n draufgrate, ,aruianmow concrete ·chute to enter the ]Jl'Oporty., In'
. :addltion, the ~ubjec[ drainage is ienera.Uy devoidofeonditioDB. supportive·of salmonids~ The,
habitat type is. homogenouS riffle. NOPQolswereobserved. No gravelss\Jital)Je for spaWning
w.e observed. No L WD or other features of benefit to,sahnonid~ were obSCIrVed. . ' '. • _ ."_ 0 0 _,z 0_"· " 0
:' ""~c~nQlugio., 'if-the o~-"'ite draiMl~'flow'wu ptaced in a pipe. it would ~UJt in no'ditectloss ' .
. offuherlE!$babitmt." '
.'~JB"lU.irhll!!! HaWtat: MmIlllQ!t for PoDatr-.BkAttb
'lM~e'ODtbe propertY waS assessed for Mc:ti~vaIueUithe formofprovidinJ
. OauJcstability,shade. organic nutrient d~Jivety, co~ s~entde1ivery. large woody'
, debriSt andfil~ 'of pollutants that coUld bendit downstream fish babimt.· :In myepinion. ' " "
'piaC\nithe 'dr.iUnage in a pipe wouldnoi· significantly, Slter ,the value' of the Gypsy Creek
SubbaSin drainage downstream. The'~nsfcr that ~lI1Dhision 'are pwvided~law;' , ,
Bamk8t4MHy.~ , .',' . " " , ' ,
'In genCral~.the' loOLS from woody.vegetittiol1 along and near natut'al streams belP$Udti~,
soils "and redil~etosioft. On thi3 site;. the riparian vegetation is dorniniUed ~'. Hilnalayan
bb.ckbeny with scattered, wil1owandUnmaNM~d alder ad. oCcasional big 1e8f'Oiaple
(Acermacropyllumj. The relatively, sbaIlow roOt !JYsteW.s oftheIDajomy Of th6riparian
Vegetitiondoesnotpro~denlUchbankstability. . ,,' ,. .
0_0,< ." \ 0 ., " .... , o. " ...,
"In~t, ~eexi'~ Unstable silt baDBcs COUnd alQng th~ maj~ty ,of the'chaonel~n '~
, ; prOperty ,contribute fine sediment. In turn. the transpoitatio.riof suspenO.ed seClimenttnay be
delete~()~for, fi,sheriesdownsti~becaUse ,fine sedUneIl(generalJy. ~duces' salmOn.i9 ,'.wning quality. " . Tightlining':,the creekc()uldresuIr·in )eSs;:~~~lted
dOWIlStieal'li and slightly' improve tbegeneral ,c~nditioJlJ'of fisheries 'do~eam. However ...
it Should be notedtbatthe majprity of this se4imect WQuld be trapped infhepo,nd lQcated dowrurtrca:m. . . '. ' '"
" )
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·~8/22/2005 17:04 4257463980 UH/~2J2U05 16:38 42545182~3
SIB.d.
SEELIG PROPERTIES
PAGE 06
PAGE 04
Ctnopy coves along natural streams a1fects water quality by prevent10a an irLfIux of S()1ar .'.
mdiadon aDd a resultiUlt increase in waW tempmltDre (Bescbul do a1. 1987; Sullivan et. aI ..
1990). The elhlliJ)eUon of shade 8IDd subsequent iucreased temperatures lUY alter Hltnonid
~ioo.. metabolism, growth.survivEal. behavior IUld hmbitat WilizatioD.. UDder the
mmng cOnditiOI'JS, shade of the subjcct ~ is mD5tly provided by Gvc:rhangm,
Himalayan blackberry. . . . .
Tightlining the stream is not expected to sipifi<:all1dy alter the wafer tcmpetaM'e ~li v~
to downmeam VAUel'S.
O..,ulc NotrielQt DeUvery
Vegetation aDd plant rnatcria1 tailing into natural streams ~OD1ribute to the aquatic
ecosystem food chain. AdditionallYt the pattieulate matter delivered direCtly or indirettty
provides nutrien~ foi ol'gW!UllS whKlh eventually are easy prey for fish.
~ drainage cvmntIy contributes some otpDic marerial to the downstream systelU but it
likely is intercepted .illl the stormdnrin md detention pond downstJeam. Therdore:.
tightlining the drainage on the property would have no or very little implWt to cipnic: .
nuUient delivety doWDStretUn. .
Larce WoodY Bebr&! (LWD)
Large woody debris in a natural stream system provideS channel structuie~ helps trap and
stabilize C0813e gravel deposits~ and pro~ seour which develop! pools. L WD also
Pfovidesl overhead' and str~ veloc=ity cover. for &h and influences stream bank
. Charac:teri5Ucs (Bisson et, a11987; Besehta et 1111.1917; Bilby and want 1991).
The drainage is not of suffieient size or ~ to capture trees or m.ove. the mat.erial
downmeam Fwthermore7 Sltormdrains precJude the tnlmfer of L WD downstream, any
woody martrial would be ~ in the pond located do~ of the property, and
. much gf the of Gypsy Subbasin Drainage is in pipes (Enttanco 1995). Therefore, no cbarige
to L WI> from tightlining the strealtl on the property is ~.
Po)J.ataaat FUndeD
. Undisturbed riparian buffers in natutaI streams intercept sediment and nutrien&s, and help
improve water quality of nmoff' from the adjacent bndscape. Additionally, as! smfaK:e flow
percolates throughtbe riparian uet4 W:llcWltion and soi]s filter and bioder;nW.e organie debris
and environmental pollutants. .
T'lhilinins the ~e will ellininate this functional value in the dra.inqe.~However. this
draiM.ge· was created as a eotl.'veyant:e tOlJ.te for slrM runoff and nc:a:rly all' water passing
through it enters ftom the upstream cwvert. not tiom the site. Therefore no 'IJIr'8lter qU4lity
difre.rence would result from tigbtJinin8the drainage.
4
.-'.
,
~e812212005 17:04
08/22121365 1&:38
4257463980
42545H~2£r' "
PAGE 07 P~G,E ",05' ",
. ." :.'.-'. . ' ~ -:. .
.. --.
•• i .",
'S~Y
'Ifi !nltDmaiy,the~c"on the ,~yisuSuiuwle,fo"Salmomdsand rio iJUnoni. are"
" ~tobc fowmd,OIi the p.ropertYltany timeottheyamr.mderfmY floweondition. No'
'Sipiflcant d1nect 9f,.iDdireet.impact to'fi~. ollsite,Ort withiil,'tbe Gypsy ,Creek Subbasin
Drainage. woUld R:8UAt DUm, from 'tiltB.tli.oi1rIa rhis'~; 'Tb.is dmill8le would' not be
, " . clU8i1led 8$' ii eroek ~tdhlgto City ~,lletdoACpde.' ,," ,
PleaSe feCI. fteeto contact: me ~itij· QUesUociOr·for 1urth~ u&istan~e.
Sincerely, ,
ASSOCIATED !ARTH SCIENCES INC. lGd:lAnd. W~n' " " .
...... ~ ..... .
" ~,
; Seni.orStaffBiologist ., "
: '-.
. ... ".
; .,
'".<:. • -, .. ri ._-
,,'
. ,~ . . .-."
·08/22/2005 17:04 . • '~M/~~/~~~~ lb;~~
"
425746398121 4:L':l4t11 lj:LtI::I
REFERENCES
PAGE 1218 PA(£. e6
Beachm. R.L., Bilby, u., Brown. G.W., Maltby, L.B .• aM T.D. Hofstra 1987. Stream
temperann IIIDd aqwmc babit2It: Fisheries and fon:stry imeractioos. In Salo. :B.O. and T, W,
Cundy [eds.] Streamside ~t; Foresuy and Fishery IfiteractiolMl. Universit}· of
Washington, College of Forest Resources. Seattle, Wuhinaton-471p.
Bilby, R.E. and I.W. Ward. 1991. Cbaracterimics and function of large woo4y debris·in srmoams dmining old ~ ctear~m. and second arowth forests of southwestern
WulW9&ton. C~ J. ofFish. Aquat. sa., 48:1-10.
Bisson. P.A., R.E. Bilby. M.D. Byram, C.A Oo1lotf, G.B. <1retre. R..A. House, M.L.··
Murphy, Ie.V. Koski and 1.R.. Sedell. 1987. p. 87-94. In Salo, E.O. and T.W. Cundy reds.}
Streamside Managetnent; Forestry and Fishery Interactions. Univemty of washington.
College ofForestRcsources. Seattle, Washinaton. 411p.
Knutsollo K.L. aDd V.L. Nacf. 1997. M~ recommeDdations for WasbiuJton's
priority babi1ats: riparian.. Wasbington Depat1mem of Fish IDd Wddlife. Olympia. WA
lSlp.
Pogenmeyer Desiin Group. 2000. Drainage for Fifheries Condition Report. Kamydale
BttcriMSS Park, Renton. WuhiDgton. June 7. 2000. 2 pp.
EtttranCo. 1995. Gypsy Creek Bubbasin Drainqe Improvements ~sign Memorandum
(DRAF1). Prepared for City of Renton. ~cember 1St 1995. 14 pp.
6
• eJ3/11/21305 21: 32 4257463980 ~ ". "-
c;> DeIInoacWn
o ~ evakWldollUl
c;> Pennlt ~ and ~ cmOotd.~dGft
<;) ~ reporrt preparmtlDn
(;) 1~"'N1l""~ ....-~ .
. Howmd Seelig
Seelig Properties
P.O. Box 1925
Bellevue, WA 98009
WBn.1t..'ND PEJt.MlI"TJ'ING SERVICES
Pt.a-(106) 9fJ-7m I\iom (£a6) ~
CaIL(So6)~ ~-
PAGE 02
Mklra-~and_l~f) .
U-~(~r-~.~ndp.an-)El
EnvtrorunenmI~nce~~-. e>
Pocr RVtew ~ pcnn{C Oondldonbtfr Ii)
Wedmu:I bwent:oriee e>
RE: Wetland and Drainage Determination of Kenny dale Property .
Located East ofI..akt: WashingtDn Blvd SE, North ofNE 44111 Street, City of Renton,
Washington
Dear Mr. Seelig:
At your request,' I cOnducted a wetland and stream investigation on your property in Renton,
Wamington (Section 29, TOWlIlShip 24 North, Range 5 East) on November 27, 2001; a follow-up visit
occ:urred on September 8, 2005. The site is on a hillside sloping down towards the west. An incised
channel begins along the mid .. point of the east property line and cuts through the site to the west. Water
was flowing briskly on the date of the site visit in 2001, during a period of heavy nWifall. .
The objective of the investigation was two fold: to detamine the claSsification of the drainage channel
cutting fioom.. east to west: through the site as defined in the Renton MuWclpai Code (RMC); and to
determine whether or not this water comse bas any associated wethm~ as defined in the Washington
Wetland Identification and Delineation Manual (EcOlogy J991). The study area of this investigation was
confined to the vicinity oftbe clwmel·· . .
. DniDage DetermiDation
Throe documents, all of which have been submitted to the city with the applicatiO!ll package. were
reviewed to arrive at the determination regarding the classification of the watercourse 0lIl the Ke!tmydale
site. The primary focus.ofthis synthesis oftbese documents is to determine wbether or not the watertbat
. discharges into the Clwmel onto the Seelig property derives from a natural source o~ ism entirely
manmade feature. '
The reports were:
1. Fisheries value of drainage on property -part of the Gypsy Subbasin Draintlge, Proposed Kexmydal~
Business Park, prepared by Michele McGrady, Senior StaffBiologi~ AssocDated Earth Sciences,
Inc., dated October 11, 2000. .
2. Tec~cal InformatiOn Report, ICennydaie Business Park, prepared by PoggemeyerDesign Group,
dated July 2004, including a report entitled "Drainage Report fo~ FlSb.eries Conditions", prepareti by
Poggemeyer Design Group, datedJune 14,2000.
flllllljs....m~ __
fJosdde. ",,..w,s:-f!iiIH
09/11/2005 21:32 4257463980 '" .. ~-----•. ,. Seelig Kmnydalc Wetland and Stn::am Dc:tmninarions
PAGE 03
September J O. 2005 ).--
3. Letter from Larry Fisher, Area Habitat Biologist, Washington Department ofFish and Wildli&,
regarding Lot 167, Hinman's Lake Washington Garden of Eden Addition No. 3, Unnamed Creek,
Tributary to Lake Washington. King County, WRIA 08. LKW A, dated December 17,2001. .'. . ,
, BOth studies 1 and 2 cited above are consistent in ~ the cbmme! as artificially created and
not derived from a relocated natural chmmcl. The Drainage Report for Fisheries Conditions indicates
that the water that is discharged onto the Seelig Kennydale property collects ground water through a
series of perforated pipes between 111 ell Avenue SE Jmd 113111 Avenue SE, as well as ftom catch basins '
that collect inost of the runoff from 113m•
The letter prepared by.Associa:t.ed Earth Sciences indicates that "no evidence of a natural <irainaSe was
loCated upstream of the site., ... Therefore, the series of sto~ above the site would not be cWsified
as a creek.. "MOIi:eova-, the Iq)Ort states. the subject ~ does not ofter any direct value to fisheries.
The report concludes ~ "if the on-site 'drainage flow was placed in a pipe, it would result in 00 direct
loss of fisheries habitat" . '
RMC 4-1 1-190 and RMC 4-3-050 LLa.5, define Stream and take Classes. The subject drainage, .
according to the reports cited above, meets the definitional criterion 5 a, i.e.:
S. Class 5: class 5 waters are non-regulated non-salmoind-bearing ~ which meet one or
mO!'e of the following criteria:' , " , a: .Flow wi1hin an artificially constnwtod cbm:meI where no naturally defined cbamnel had
previousJ.y existed. Artificial chmnels are defined in RMC as: A stream clwmel that is
emirely 1'MllD1!lm.!!!t but does not include relocated oatural clumne!s.
Thus, by definition. the dniDage is not regWated by RMC 4-3~O.
Mr. Seelig coordinated with, WPFW in December 2001 regarding the proposal to place the surface;
waters flowing onto the property into a culvert. As stat.ed in the letter from Mr., FiSher dated December
17 .. 2001, mitigation was provided in the fonn of participation in III fish habitat restoDtioo project .in
Pattason Creek in Maple Valley. Th~ anymitigatima tequirements that may Pc imposed by the City of
Renton pursuant to the proposed culvert have been fully addressed in advance of the current application. '
WedOd~ . -. . .
, , ,
The Washington WetJaDd Identification and Delineanon Manual requires the examination oftbree "
ehamderistics and indicatois of wethmds: hydrophytic vegetati~ hydric soilS; and wetland hydrology.
Positive indicators of tdl three ~cs must .nonnal1y be present to make III positive wetland .
defemination.
The 'banks of the cbannelt as well as the balance of the site, are comprised of a deciduous forested plant
community dominated in the overstory by red alder (.Alnus rubra). Blaclc cottonwood (populus
balsamifera), big .. leafmaplc (Acer macrophy/Jum), and choke ,Cherry (Pnmus marginala) are also '
present ,in the overstory in trace amounts. The understory is nearly monotypic Himalayan blackberry
(Rubus procerus), though some salmonberry is also present. The groundlayer, where present mostly
alIong the toe of the slope~ is comprised of Pacific blackbeny (Rubus ursinus), sword fem (Polystichwn
munitum), btackenfem (PteritJium aquilbnlm) .. sa!al (~theria shallon), Oregon grape (Mahoma
aquifolia), and English ivy (Hedera helix). This ism BOn-hydrophytic plant commwlity.
,~.a~/Uh?-,0~~ 21: 32 42574639813
Seelig K5lnydzlle wetland and SIl'eflm De' "iDaDons .
Sept.c::mba-10, 2005
PAGE 04
Soils on the site are mapped in the Soil SurveyofIGng County Area as Kitsap silt loam 8 to 15% slope
and Kitsap silt loamt 1 S to 30% slopes. The Kitsap series is a very deep. moderately well drained soil on
ten'ace escaIpments. Typically, the surface layer is dark grayish brown silt loam about 6 inches thick:.
The upper part of ~e subsoil is dark brown silt loam shOut 14 inches thick:. The Jower part is olive
brown silty clay loam about 13 inches thick.. Permeability of the ICitsap soil is sloW; available water
capacity is high. Effective rooting depth is limited by a seasonal perohed water table that is at ~ depth of
18 to 30 inches nom December to May. Seep areas or springs are common. The Kitsap series is a non-
hydric soil (S.C.S., 1985). Exposed soil along the incised channel matched the soil description. On the
Kennydale site, 00 areas of seeps, springs or saturated soils were obsen1:d during eitber site visit
In smnmary. none of the three wetland criteria, bydrophytic V~oD, hydric ~ 'or wetlands-
hydrology 9 is met within the study area on the subject site.
1'h.aJak you for using the services of WPS on thiS project. Please don't hesitate to call with any questions.
S~ly,
~~~
. Celeste Boths
PACIFIC NORTHWEST TI~ COK~ANY
OF WASHI1I1G'I'ON'. INC.
215 Columbia Street
Sl!Iattle. Washington . 98104.-Bll
SeniorTi tle Officer I Mike Sharkey (mikesharkBy3pnwt:. COItI)
Title Officer, Curtis Qoo~ (~urtisgoodman.pn~:.cam)
Assistant Tiel~ Officer, Charlie Bell (charll~ll~we.aom)
Unit Ho •. II
FAX ~o. (20~)34}-1330
Teleph0l18 Number (206) 343-13J7
Seelig Family Properties
llO~ 114u Avenue SR, #107
Eellevue, Waahingeon 98004
Attention: Mare1n see~1g
Your Ref.; 621 COMPANY
Title O~der No. 6G1761
LIMITmD LIABILITY CERTIFICATE
SClmnUU A
Effective Date: AUgullit1:)., 2005 at: 8:00 a.m.
L.iability:
Ch$rg-el
'I'IIX:
$ S , Q.Oo-.-~ .. ~ . ·-;UO. GO "\
9 .J9.1)4)
' ......... / .
1. The estate or' intert!llBt i.n the l"~d t3elc~1bed he17;e1n and. whic:l$ 1111
cOvered. by ttlis certificate i& f •• llimple.
~. The estate or interest referred to herein, according to the public
records. is at Date of Certifi~te vested in.
621.COMP~
3. 'the land referred to ill this certificate is sitlUotvd·in the seaeflof
W.shington, and described 4S followsl
Tra~t 157, C.O. Rillman's ~ke Washington Garden ot Bd$n Addition to
Seattle, Division ~o. 3, according to the plat thereof recorded in
Volyme 11 of Plate, page 8~, in King County, Wa5hington.
order No. £017 61
LIMITED LIABILITY CERT1,tCATi
SCHBDUt.i: 1iI
pa~e 1
A. G~ EXCEPTIONS r .
1. Rights or claime Of p$rties in possession not ahQwn by the.
pUblic records.
~, PUblic or private ~ .. cmenta. or claims o~ easements, not shoWn
by the pl4blic record.
3. EDcroac~nts, overl.pe, boundary linedi_putem. or other
m.~ter5 which would be d1ecla •• d by an accUrate surveyor inspection
.of the premises.
4. ltXly lien, or ri~ht "to a lien, for l!Iervice., lallor or material
neretofore or her~tter furnished, imposed by lAW ~~ not shown by
the. public r.co~d$, o~ Liens under the workmen's compensation Act
not shown by the pUblic reQordB.
5, Any title or rights asserted by anyone 1ncluding but not limited
to persona, eorporae1one, gov.~entsor other entities, to eide
lands, or lands camprisirtg the Shores or bottoms of navigable
rivers, lakes, hayg, ocean or sound, or lana. ~.yond the line at the
harbor lines 4S estab11ghed or changed by th* united itatee
Government,
6. !a} ~pa~eneed m1n1ng claims; (b) rsservacions or exceptions in
pat.ntm or in Acta authorizing the i55U4nce tbereOf; (e) water
right., claims or title.to water.
7. Any se~rice, installation, connection, maintenance or
construction charges fo~ sew~r, water, electricity or g.%~ag.
rer.lOval..
8. General taxes not now payable or matters relating to special
.•• ae.aments and special levies, if any, preceding the aame becoming
• lien.
9. Indian. triblll codes or regu14lltions, Indian treaty or aborigir.41
rights, including, but no~ lim1tetl 1:0, 1!!4111elllentEl or equitable
servitudes.
B. S?1!leIAL EXCEPTIONS; As en Schedule l;J, a~tached.
S3I!d3~ SI1a3S
· .
Order No. 6017S1
LrMI~O LIABILITY CERTIFI~TR
GCli'KOULE Ii
Page 2
1. ThiIJ :r:epCli:t is restricted to the use of the addre •• ee, and is not to
oe U8.~ as· a b.eis tor ~losing any transaction aff.~ting title to
said property. The liability ot the Company i8 limited to
$5,000.00.
:20 EASEMENT J\Nl) THE TERMS AND CONDITIONS arumrCEIl nmUIN, INCLUDING,
BUT NOT ('ll'UTAlD TO, THIi FOLLOWING:
P'ORPOS.i:: .
AlUlA AFFECTED:
DATED:
RECORDIi:D :
RJl:COJmDlGlIlUMlIER I
Hugo Victor Johnson, as his separaee
e~t:ate
Water pi;>.
Portion of .aia pr.mi •••
JUly 12, 1~f58
september S. 1.968
6601'~1
~ • EASBMElIlT .. .Am) 'l'B.B T~S AND COlllPIl'IONS REFSRENCED THmREIN, INCLUDING.
BUT NOt' LIMITED TO, Tl£S FOLLOWING,
"" A1U~.I\ AFFECTED;
RBCOlWSIh
UCORtlIllG NUMiUIlR:
K1n~ county Water District ~10j
Construction, operation, repair and
maintenance of an ei~ht-in~h
diameeer sewer pipe located
approximately e~x feet below the
cxieting 5urface of the land
Portion 0.: s.JIidpremiseu
July 13, 1~7~
7907130614
4. QXNBlU\L ANn gJilECIAJ.I 'rnu JUm CHARGErS: FIRSt' aALF CELINQtnmT MAY 1,
IF UNPAID! SECOND mu.F DELINOUDT NOVEMBD 1/ IF UN'PAIll:
YUJ1.
TAX ACC~ ~~al
LINY CODE:.
21005
U"~30·0120.02.
21S2
CURRmn' ASSESSED VALUE: Land: $523,600.00
Improvements: $0.00
AMOUNT lHLLKD
GBNBRAL TAXEsI $6.~3, .• 4
SPBCIAL DlSTR1CT: $1.95
.$5.00
tOTAL IrL~XDJ $6.24~.39
(eontinulld)
S3Ii~d~9rl33S e0z8t;'Sc.~ 5£:tt Se0~flt/a9 RRF,J::qpJ q;p t"C :t"7. ccic.l7. J I.T Iria
I'") ;,
Order No_ 60176l
LIMrn:D LIABILITY C~p.'TIFrc!ATIi:
SCHE:DULE B
Page 3
5. Terms and cond~tions of the partnership/joint venture _greement, and
any arnendmenc8 to@reto, fo~ 621 company, a partnership.
A copy of the agreement, ADd Any &mGna~nt. tnereeo, rn~8t be
submitted to the Company for its review prior to Closing.
5. Hatt:en of record, if any, againat ehe name. of the undisclosed
partners/joint venturers which may affect the interest of the
followinq pertnerMhip/joint venture:
621 Company, a partnership
!'!}'ron Sizf!J:"
Any inquiries should ~ d1r.e~.4 to one of the title offieere sp.tforth
in Schedule A.
MLS/cAn/9$Oll.81.270
90 .3£Itfd
39~d
ElalBtSf)Sl!1 £it: n ,geeUt. f/se . ~R~~qb/G~b ,~C:~7, CQ0711TiQO
I .
\
C~D. Hillman'&! Lake Washington Garden
of Bden Addition to Seattle, D1v" 3
11/81 -
PAClFIC. NORTHWEST Tm...E
Compaiv of Washinpn, Inc. Order No. 601761
IMPORTAN'l'c This ie not a Plat of S\.lrvey. It i6 furnisbed all a
convenience to locate the land indl.OateCl. hareon with referenco to
sereetsandother land. No l!.»il1~y illl assumed by .easgn of reli&1'l.ee
hereon.
If
t
9 {;I :39'ttd
90 39'Vd:
S3!1~~d 911335 £gl8I!ij;9~D Sf.: :n f:atat/ L rlSQ
085£qv/~7.v ~~:~7. ~~~7IJT/R~