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Home My WebLink AboutLUA-05-155October 26, 2006 Rich Wagner Baylis Architects 10801 Main Street Suite 110 Bellevue, W A 98004 Subject: Requirements for Final Wetland Mitigation and Monitoring Report for Rainier Ave Mixed Use South Parking Lot (File #LUA04-093) Dear Mr. Wagner: Introduction Thank you for submitting the revised wetland mitigation plan/monitoring proposal for Rainier A venue Mixed Use South (Chang's) Parking Lot. We have reviewed conceptual mitigation plans dated July 22, 2004 and August 4, 2006 prepared by your wetlands consultants. This letter is sent as to advise you of the changes needed to comply with Renton City Code requirements and obtain approval of your final wetland mitigation plans. Wetland Delineation/Mitigation Report Mitigation and Monitoring Report Text Changes Page 6: The reference to Appendix 2 is incorrect; Appendix 2 is a bond quantity worksheet. Please revise and provide attachment referenced on Page 6. Page 10: Under the paragraph titled "STREAMS" please strike the final sentence that begins "At the time of application ... " This statement is incorrect and the appropriate stream regulations are enclosed with this letter for your review. Page 11: Under the section titled "MITIGATION GOALS," please include not just mitigation and enhancement goals, but a statement about the 3,825 square feet of buffer replacement as well. Page 11: Under the section titled "PERFORMANCE STANDARDS," please note that maintenance and monitoring reports are due quarterly for the first year and annually thereafter, and will continue for a minimum offive years. Please establish criteria for success for the first four quarters, and amend the text to read "a minimum of 5 years of successful monitoring." Page 12: Under the section titled "MONITIORING," please make sure that any reference to the monitoring time frame includes the statement "a minimum of 5 years of successful monitoring." • Please strike Table 4 and replace with a statement that monitoring will occur quarterly for the first year and annually thereafter. Because the timing of monitoring visits will 1 • depend on the date mitigation installation has been approved and verified by the City of Renton, it cannot be specified at this time. Page 13: Under the section titled" PERFORMANCE SECURITY," please revise the text to say that the City of Renton requires a maintenance security device in the amount of 125% of the contracted cost. Please also revise the budget worksheet in the associated appendix with the maintenance costs required for quarterly monitoring for the first year and annually thereafter. • In order to provide you with the amount of security necessary for the maintenance and monitoring of the wetland mitigation plantings, signage, and fencing, we will need a copy of the signed maintenance and monitoring contract for this work. The contract must include language clearly stating that structures, improvements, and mitigation perform satisfactorily for a minimum period of 5 years. Please note that the City of Renton does not accept bonds. I have attached sample bank set aside letter for your reference. Construction Monitoring: Please include a section in the report regarding mitigation for possible impacts during construction. Ordinarily the project biologist should identify and mark mitigation areas prior to work; however, since construction has evidently already begun, please verify that the biologist has installed the markings. Per RMC 4-8-120D23, a final wetland mitigation plan must include a resume or other "demonstration of competence" for each team member involved in preparing the mitigation plan and implementing/supervising the project. Plan Sheets Wetland Identification: Please identify each on and off-site wetland area by name (e.g. North Wetland), size in square feet, City of Renton classification (e.g. forested, newly emerging) and category (e.g. 2 or 3). Legend: The legend makes reference to 3591 square feet of wetland fill and 5028 square feet of paper fill; however, the report does not mention any actual fill. Please correct this discrepancy, and include both the filled area AND mitigated area on the same sheet. The City of Renton requires a single overall mitigation site plan. Legends: Please review the entire plan set to ensure all patterns and symbols are readily identified on each plan sheet in a legend that is reproducible when microfiched in black and white. Include depiction of all wetland loss and creation areas and their square footages, all buffer amendments and corresponding square footages (existing and recreated), and indicate the minimum buffer width in feet at the narrowest points for those areas with reduced buffers. Fencing and Signage: We recommend that the NGPA signage depicted be metal rather than plastic. • Signs should include the text "Sensitive Area: Help protect and care for this area". • Please specifically indicate the proposed locations of all fences and signs on the mitigation plan detail sheets. Planting Plan (Sheet Ll Buffer Enhancement Planting Plan): Please remove the text of the mitigation report (it will not be legible on microfiche), from the plan sheet and enlarge the planting plan and species list. 2 • In reference to General Landscape Note #9, please include two copies of the required grading plan. • General Landscape Note #10: Please revise the text to say "An automatic irrigation system shall be temporarily installed within the wetland buffer areas to sustain plant life for a minimum two year period." Please include two copies of the irrigation plan. If you have any questions regarding these requirements, please contact Jennifer Henning at (425) 430- 7286. Sincerely, Neil Watts, Director Development Services Division cc: City of Renton File #LUA05-155 Jennifer Henning, Current Planning Manager Mike Dotson, Plan Review Andrea Petzel, Assistant Planner Enclosures: RMC 4-8-1200 Definitions of required Stream Study components and other relevant sections of Renton's Critical Areas Regulations 3 PL,ANDNG NOltS; • Planting soU for shruba/groondcown shall be deemed CI new topaoH/compost cultlYOted Into oxlatlng prepared ... bgrode. Treea shall be pit planted with prepared planting holes being a minimum twice aa wide aa the rootball and at least nine Inches (9-) deeper. • Soli Preparation: Cuit/yote IIhrub bed eubgrade to a minimum depth of ten Inches (10·) and clean/remove all rocks. roots. deMe ewer two Inches In diameter. Loy a two Inch (2-) depth of Compost 0_ entire bed and tal ovcIn to a minimum depth of ten Inches (10·) to Incorporate Compost thorouohly Into grade. Then loy a two Inch 11ft of Compost and till again. > • FeriDlze all Installed plante durfng backfill operatlana with 4-2-2 Atyo Tronllplanter oa recommended by Manufacturer. • Substltutione or chonges In materlala and placement lIhall be made anly on the written change orders aa o~ between Contractor, landac:ape Architect and Owner. • Mulch all beds with a minimum 2 Inch (2-) depth of approYed 'mulch'. Flnlah grade of mulch shall be I· below adjocent hard ... rfoces and ftullh with lown(a). • Stoke trees 08 directed by landscape Architect • All new plantings wRi be served by an automatic irrigation s)'lltem. • The Lond8CGpe Architect retains the right to Inspect trees, IIhrubs and groundc:o¥er far compliance with requlnmentl for plant slze and quality at any time. This Includes but Is not limited to alze CIld condition of footballs. root s)'lltems. Insecta, latent Injlrles and defect .. Remove rejected material /mmedlotely from project aite. ~?O~ . . WI.. ..... I SCALE: I--30' • Upon completion of the Inspection, the lanc:tacape Architect IIhdl amend the Contractor's list of Items to be completed or corrected (Punch list) and indicate the time period for their completion or correction. this .nail conatltute Substantial Completion and Provbdonal Acceptance shoD be granted at thIs time. The landscape Architect wli molto an Inapectlon for F1noI Acceptance of the WorII: upon request by the Contractor. If all of the Items of the Punch Uat hove not been completed to the satilifactian of the landacape Architect. additional inspections wli be scheduled at the request of the Contractor. Fnd Acceptance shall not be granted untO all of the Itema of the Punch Ust hove been completed to the saUefactlon of the landacape Architect At thlll time the landacape Architect shall certify In writing the Fnal Acceptance of the Wort. • Replacement of Plantings: Remow from aite CIld replace with new plantln90 at ContractOl'8 expenae, any plant that Is either dead or In unsatisfactory condition, es determined by Londacape Architect CI 8OOf1 CI conditions permit within normal planting season. All repiOClrl1ent plantlnQS CI'1t then to be under reinstated guarantoe period, as speclfled. Identify these replacements and take whatever neceseory stepa to pnMIf'It aimlor demlee of plant mattriol .. • warranty. Thll warranty ahall indude replacing and planting same size and apecJea of plant material shown on Drawfngs that Is deaJgnated to be reploced by the lanc:tacape Architect Except for loa due to excealvely .... cllmotalogicol conditions (20 yaar w8Oth .. charta), Insidled plant materials CI'1t required to be guaranteed untl the end of one IJ'Owing seaaon againat defecta and unsatisfactory growth, oxeept for caaa of neg!ect/ ..... by Own ... /othww.. All plants replaced shall be reinstated uncW plant vuaranty condlUanL PLANT SCHEDULE Ply $"," Botgnlsgl/Commoo Namo SlzolRcmm T R E E S:. ~• Acer gilnala / AIiIUR MAPlE min. 2-col. I ..... griIoum / PN'ERBARK .API£ m". 2· ,,,I. ,. OIcmec)pCllia 0. 'GrocIIII' / H1NOO CYPRESS min. 8'g-hgt P)f'u. c. 'Copltal' / A..OWERlNG PEAR min. 2-col . • Streef:Tr"-Clapproo;edbyDty Thuja 0. 'p)f'amlddl" / AR8{R't1TAE min. 8'g-hgt SHRUBS/GRPUNDCOVERS: o Buxua L 'Suffnltlco.a / OWARF BOXWOOO min. 15-apr. -compoct a Daphne b. 'Cad Mock!e' / DAPHNE min. Ie-apr. -compoct a Euon)fllus alatus 'Compacta' / EUON'l'WUS min. 2.-apr., bushy a tlInlpenis c. 'TondOlO' / H(U YWOOO.aJNlPER min. 5'g-hgt a Kotmla I. 'o.tbg Red/ Alba' / MOUNTAIN LAURELmIn. 2.-apr. a Plerls japonlca / UlY-CF-lHE-VALLEY SHRUB min. 24-apr. a Rhododendron lIP. / N~ min. 2.-apr. Ell Ccnx m. 'Vcriegato' / JAPANESE SEDGE Hemerocallill 'H)Ip8rIon' / DA'1ULY Mahonlo repens / CREEPING MAH(HA Scnococ:ca humUIll / lOW SARCOCOCCA Penn_tum a. 'Hcrnc.' / FOJNTAIN GRASS Taxus b. 'Repondens' / SPREADING ENG. YEW mr Naturalized Buffer. Cornus atalanlfero / REDTWlG OOGWOC(I _thtria _on / SAlAI. Mahonlo oqulfol~m / OREGON GRAPE M)rica callfamlco/ PAaFlC WAX MYRltE I gal. 024-O.c. min. 5 canes at 2.-eodI 1 gal. 02.-o.c. 1 gal. 02.-D.C. min. 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ToocntER."ni lHATPOA1ION aTII1..OCkSIJ AHD 22, LAlIWEA'SLAI([ PARI< AD01l1ON.ACCOItDINCTOTHEPU.TTHEREOfRECORDEDIN'vUUWEIIOf PU.lS, PACE e3. RECORDS C1F KINO COUNTY, WASHINCTON, .. ICH LIES EAST Of SAIl) WOODY !UN ADDItION AND WEST is A LINE ORA'" PARAU..n. .lli AND Ml FEET WESlDtLY Y1I-tEN IIIEASIJ1IIED At RQ4T NQ.ES AND/CIA RADIALlY F1lOU THE COIlEA I.JN[ OF" PAlWARY $TAl[ H1CHWAYNG. 2 (RAINIER A\OU:). AHl)ElClDfDIrIGf"ROWH1CHWAYDGNEDI'SSTATIOHIIO+JOSOUTHDILTTO H1CHWAY[NC1NED1'SSTATKlNIII+7&; EXCEPT1HATPOAl1ONlliEREOfl'1'lNDEASTrRlMESOUlliUI2ffiTrR ILOCK e rR THE PLAT OF WOODY GUN; e , OWNER lJAIJQJPLlC 115 srum TtIIN stREET,!UTE 201 """"WA_ CQrITACT:JAO(AOIAIIJf" ARCHITECT BAM""""" 10801 WAIl STIlET ~WA"" Ptt. (425) 454-0566 FAX (425) 45J-801J CO(fACT:IIICH'IAIHR,~ CIVIL ENGINEER AlB. EMQIrERS, PI.AIKRS,.!ilIMY!IIS 2215101TH30TH STIIIT,SU1EJOO TAC!IIA.WA II&4OJ fltt (253) lM-2422 FAX(25J)JBJ-2572 m.TACT: IIIATT'IIEIIER. PE SURVEYOR TJIAI)ASSIIOATES 11814115THA'IOI£NE 1CRQ.NIl, fA 1IIIlJ4-692J PH. (42S)821-S448 FAX(425)821-l481 tarlTACT:WlClCWATlfES(JtPE 9.J'PlBIENTALSl.R\£YPIIOWlEDBYAHIl. NC.tlJ.N:ZCI)4. SITE ADDRESS &OIRAlNfRA\fHl(NaflH REHTlJt.lAlIfI)55 PARCEL NUMBERS 9S648OO170 9!64800001 ~~ 4202401210 UTILITIES/SERVICES .... """ ..... ... """"'" """" "'" (m'CFREHTarI (m'CFREHTtII I\l0£l'''''''''''''' 1\Kn""""""" Q'IIEST COMINICATIONS SQDl.IXSTRICTNO.4OJ ..... no: 1~4tAES LEGEND """" """''''' '" ' •• "'EN! 0.~ ", u.n """,-PQ.[ "" ... 1ElfPH(JI['" 1IIII'IION'''''' """"'" ..... ", "''''''1 SAN1ARYWH goo """"'1 FlREDEP'TCOItIECTKJI WAl[RVALVE WATER..,.. TlWfICSlQrIAlSOX SlIJIAlPClE .. """ """LJO""" ""'''''' OJI_ """""" • --<l!'I-- (JI-SITEC1£ARINGUIIlS_ .... ---0---STCRlHJlAtlLK -0- ---W---WATERLH: -w- ---5---SANTARYSE'f(R LH: -s- ROO' ..... "" -RO- PR!J'OSDl PAVHG c=J ..... """'" It oi~' ~. :l"~i l~ ~:!il-'-~I a:5 a~~6 ~i ~~8i i5 ~ I Ir II~ i ~ ~ t; I ~ ~ FI!CClOMICS) """II'f'f'DI,"- "'---- CHECKED FDR CDMPLIAICE ! TO cln STAIDARDS ________ MTE __ ________ MTE __ MTE __ DSPARTMBNT OP PUBLIC WORKS COVER SHEET CO.11 ~ CALL 48 HOURS BEFORE YOU DIG DAA ...... OCM OAn"I!I7/OS ~'·.40· f&.lMAM!, 2ole15-CO ~ t ~ .... "", 1-800-424-5555 1HV,1 QP, 5 NO. REVISION BY DATE APPR \ \ \ \ \ \ t \ "] n j z " Cit; -., ni:l r-'1;; e :i~ .. ~ == ;1 til »on . ~ T -.. ... Ii ... ~ ~ ~ =i III f;l nil -::; C III • ~H .,. • '1 ~ > ("l I -= ~ =3 ,,'" m • -< I ... i t~ . q ~ ! ~ ~ I!iI I'-~ I ~ ~ 'n 0;. :'So • s '" ~ • :>:l ~ t'.l AHBL " z ~ ! ~ o .., ~ 0 -I i o z Co) , • "ENGINEERS'" PLANNERS. ~ I ! n = ~DSCAPE ARCHITECTS. .LAND SURVEYORS'" N -"-:':'-,:-plI~.=-(II I P i:::t "=--=-= -..:o~- AHBL JOB NO. 203615.10 ,"·30' \ \ \ 00 o \ Ql 0 SITE PLAN RAINIER STATION PPP-SS-TTIT RAINIER STATION RENTON, WA 11/14/0l5 SITE PLAN o o LOCA~ 505 Rainier Avenue North Renton. WashingtO!' OWNER: JDA Group LLC Mr. Jack Alhadell 95 South Tobin street. SUite 201 Renton. Washington 98055 , . ~ CL I I I I I I I I I/'- /-I ____ -/---- / . ..--_ / ____ --i ,-1'" I / __ l~ I / L / / ./ j--------------/ / ( --I \ -------" B"aN:lu56tJH) II"lDICl«~(WH) -.<r€l~~!>.~I(C1RSIUC1\IR£) J:'l)IlO!LOI(WI-S) CALL 48 HOURS I II I I I II BEFORE YOU DIG 1-800-424-5555 / RAINIER 8T A TION '~ ~~-- ~. '~-"'lO !, . rn DRAINAGE NOTES I.S11RIIIlI«J'FFIIC*lI£so.ntIRNHAIl(f1J£ClJllllQALPIIO.lCT-.J. IItIoIt TO M: PR«I'OSEII 'I(lVALUlO 1E9WI£D PI 1l£ ADJACOO 90fl PLAT PRO.Ea PER 1l£ SHIIIT FUN DESIGN P\.AHS. lS11R1R1.MJTFDJll:NllrTll:RNHAIlfSnt:IXIIIDOALPRO.ECTaL IE lREATmBY APRCI'OSED '/IETYALlT ASSHO'al lAllIlOlJ"DRAlfSa1.1E a:»N:CTED 10 TIl: S11RI COMYANCf SYSlDIIS A lAY 1IIATmlnPASS M 'II[lVALI.'fS. EARTHWORK SlTENIEA: PRCfOSD)£I51lRIIEDNIfJ,:. PRCfOSD)Q1T: """""""" .... """""" Sll..IlISPOSAlSlTE: 143,0789' 11&,8J5SF' 5,a:JOC'f(I1,eooTllCS) 1,400 CY (2,101 TOO) •• 400 cr (B.SIO 1tICS) EXP<RT "'""'" POO.rn ::: EXCSl'lP[l(CllISIUC1IJJI£)'.il ':';-~ 41.13 ((lIT-E) i =-ij)~ GRAPHIC SCALE 1f/~~~.:rI(C [~ &'co«:[~S 6 ~I ~ -< § ~ i ~ I ~ ~ it I ~~ ~~~ ~~~ ~~\Sl i ~ bi i . 4;L i T ltv--~ _-.w_-_ wM RE!CClOOI!IIlB> ""'A1f'Pf:J/N. "'---- (III par) • ___ a R CHECKED FOR COIiPUAICE ! TO cm STAIDARDS : :~ == GUDING AND DUINAGE PLAN C3.D ~ ~--~ IIQIIIImIIGCH DATt.""'/05 I'U!JWIII!.ZOJe'~Cl. ~ "" OICDKIDI swc ~,. -;,0' .-D__ --m _ . .4 _" ~ / ,I I I I I I .I -II ~ ... ,~ LSfI*' /C» I /""'" , / \ I /' ~-/-I _____ j- I / _V--"I :,-~-7 c,r / / r / / t." / / /' J.-- ------/ / ( ------i \ ~----~ -·~~c:1~1(C1RSrucl\K) 6'tJl~a1((ln-s) CALL 48 HOURS I I I I I I IIBEFORE YOU DIG 1-800-424-5555 ----- / I I RAINIER STATION THE SOl1THWEST OUARTER OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, W1UAt.4ET1E MERIDIAN CITY OF RENTON, KINO COUNTY, WAilHINaTON ii~~~~f'i q c t" '~~II'.IO !, . '" ~r ~~:rI(C1RSruclURE) :.1' ~CWIE41n((JJT-[) i IIlCCIAEIIlED """_AI. OY ___ _ OY ___ _ ------flj() 1/2' REBIoR/CN' 1.5115111 ~·'XIL1J'S. .""- --I flI).I/2'fOIII./C» ~ 1.5115611 \\ __ =~s. _____ _ ~" " ::JIII(j)~ GRAPHIC SCALE (Of rur) Iblata ... ao tL CHECKED FOR COIiPUAlCE TO cm STAIDARDS -q _,--o~~.~I(( Llel>t-5 6'iXJIC(!O.5" ii3 G> ~ ;1 P tl ~f ~~~ ~ ~~I- f ~~~f d! ~:i\U ~ ~ I ~ Iii I / j I ! I i I I I i I I I RAINIER STATION MIXED USE RENTON • WASHINGTON ~ P':i ~ ~ ~ ~ --. ~ "'6 8 ~ ~ ~ ~ » 0 ~ G ~~===i------~------~----~----~==~--~~----~ , I I I I I - - - ---_.r-- - - - - -_._._.------_.--~-.---( --r ------ I I ~~~------ I ~~~~~~~~~~~~~~ C\ R m ~ 'PI! tili! , II I -I P ! II! ; "II , . RAINIER STATION MIXED USE RENTON, WASHINGTON » w o IV ~ Iii q . J 'Ii , I ,-1----------------, I: : : I rtttlttltfHl! I: ~--t-----------------t------------------t------------------t--------------- --- -----~--, , , ' ___ L I - - -I- - - - r I I -. ~ I _I i -1- -1-i·--:-L'r _.u.e---- B ! -..l-~----+-, -:L':::;_~;;: __ :::::; __ ~;;: ___ :::::;_~;;: ___ :::::; __ ~-""'L_""" __ ~""" ___ """'_~'=' __ """"_~~ ___ ~L==" __ "':"' ___ ="' ___ 1_ ~ ___ =s;; __ ~~ ___________ L= ___ = __ = __ ~_J- II HH i "Ii f , ~ n ~ i~~~ RAINIER STATION MIXED USE RENTON, WASHINGTON " ," " '." . .' .. /' . .. ;".;\ : " " I',' ',>' [2 ':: I I : I I Ii= I ' I I I 1=, I I I I , :=' I -' I I I = I I I " " I I = I I I I : I = I I I I I 17.', ' , , I :".: " I ' : ·.r._ I :--, ' ' , 1<' ... 1:< .. I I I I I I I I I . ~ ~ I \ I I i ) I II ill! ; "Ii I\J ~l i I I I RAINIER STATION MIXED USE RENTON, WASHINGTON ___ 1 ____ J ____ --L-..,,~ -l-- - --+----4 --_ _ __ 1 ____ J ____ --L-':!!"!!!'!!!!!!!!!!!"-l-- - --+---- :(-------:-::I-IT:-:Trr:::------------': ____________ ""'-___ 1_________ _ ---------l-----____________ J ________ • , , "'" : --+ -1--+ - - -t-" t- 1[---------] 1 ~ 1 I I "".600,. iii r-----1 ~r I I I I 14.zBIC!T iii 1 iii I I I I H+--~:a;'---------=t--1--I -I - - -I r-' - - - - - - - - - - - -I , , , , 1 I ! , I ! --~ +~ --------- I Ii ~ ~ ~ sb...mwa ----;----1------;-----------;1----------;--------1--;-----------1 I ! : : :1 : I:: : iii i l i ____ l __________ l ___________ l __________ ! __________ l ___________ ~ L ____ _ I 1 17\J -1 ~--J----~~![=~~~I-------------J L ________________ -------------"'C(,.NfOI'1 N!JO.If il i I I j ElJILOIH6 :2 --SEGOND FLOOR PLAN -OFFICE ..... ,,.,. $-BUILOIH6 :2 -FIRST FLOOR PLAN" -RETAIL vo·. ,,.,. $- I PRELIMINARY· NOT fOR CONSTRUCTION ~~:.::--- 5..~~~~ z o z -~ I; w \!l :-to. VI Z ~ :) I VI 0 ~ ex: w ~ w~i -I: 0 Z f-_ Z ~ ~ --, ........... -..-- ~ .... , 'l~ 4~l 110" --- BUILDING TWO RETAIL FLOOR PLAIN OFFICE FLOOR PLAN A201 I ~ L I I , ,........----=~------------------------. I r---------------------------+ ---I-I§:~~~ ,----i - ~ I ~ -1-i-,-Ii $ -T - - -r L-_____________ ~~.~ I I I Il i I j --.-!~--j-I I ""'" 1 -I - - -~ - -L , ~ F I I ~ Ii D J 'Ii - -+ ---l--1- I I ~ T ......, ~ I ~ ~_;;;:;.Ui---- -:-:: ~ ~$ I ?3 "'6 8 ~ § §E ~~ n-» mr ...... i W 88 Ii!!! 0 "" 1"1 .... q, !;!; ZZ RAINIER STATION MIXED USE RENTON, WASHINGTON CHAlNLDa< TlES ------~ IotIN. 1.5 x 1.5 IN. APPROII£D STAKE IotATERIAL-------1 ALL STAKES SHALL BE DRIII£N THE EDGE OF THE ROOT BALL. AIotENDED BACKFlLL---- 18"-DEEP ROOT BARRIER -'} , (PLASTlC). , AS REQUIRED SET 1/2 BELOW GRADE ON BE PROTECTED. COIotPACTED AIotENDED BACKFlLL TAIotP SOIL AROUND ROOT BALL BASE FlRIotL Y WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. TlGHTEN TlES ONLY ENOUGH TO KEEP FROIot SLIPPING. 4 ROOT BALL IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 8 IN. INTO PLANTlNG HOLE. SET TOP OF ROOT BALL FLUSH TO GRADE 1-2 IN. HIGHER IN SLOWLY DRAINING SOILS. ALLOW FOR SOIotE TRUNK 1ot01l£1otENT. CHAiNLOCK SHALL BE LONG ENOUGH TO ACCOIotIotODATE 1.5 IN. OF GROWTH. 8 DECIDUOUS TREE PLANTING NOT TO SCALE ~. ROOTBALL o SHRUB PLANTING NOT TO SCALE _ B&B OR CONTAINERIZED SHRUB. TYP SET ALL PLANTS AT NURSERY LEII£L IotIN 2"-3" OF IotULCH (PER SPECS) ~~t._!C_.:t!t:<!~(i FRO~ NATlII£ BACKFlLL WITH SOIL AIotENDIotENTS (SEE SPECS.) -UNDISTURBED SUBGRADE (PROVIDES FlRIot BASE SO THAT RooTBALL WILL NOT SINK) PLANTlNG BACKFILL PER SPEClFlCATlON!h------' / WOOD CHIP IotULCH PER SPEClFlCA TlONS FORIot S" HIGH CONTlNUOUS WATER BASIN ~ffi~~jL. ,,_. '. ' , ~m~ffilMffi!!lffi ~!Mmmm!Mm'l I~lli,-'Com!lmmrn~m!i ~illD!M m!Mffi*m:o!jftMiffi1MffiM1llM1ll1Mtn~m!!:;~7~lmll~" L'-~mi¥'1JlITj1 ,,~!Mm~~lT~m!MITI!Mm!Mn=~~~ffi== ==-='~~s~Rg5M~lt"6 2 SUBGRADE CONIFEROUS TREE PLANTING NOT TO SCALE JUTE FABRIC UNDERNEATH ~ _____________ g~~ ~:~LCH ON SLOPES PER LANDSCAPE PLAN ,-------IotIN 2"IotULCH (PER SPECS) ,-------FlNISH GRADE TYPICAL SPACING r----TYPICAL GROUND COII£R PLANTED AT NURSERY LEII£L _ SOIL AIotENDIotENT IotIXED WITH NATlII£ SOIL (SEE SPECS) SCARIFlED SUBGRADE (SEE SPECS) o GROUND COVER PLANTING NOT TO SCALE _. ----_L_ --- Glenn Takagi Landscape Archttact 18550 Atanda Way N. .... ,,'" ShInIM, WA .133 (208)542-«1100 FAX: (2OB) 548-1128 Project No.: .!!l :§ Q) o c: +=i c: ro Q. Drawn: GT flY c_ GT Drawing Issue: 11-1~SllaPJan_ - Sheet L 1.2 ,1 \ # Mail 0 FAX 0 Courier 0 ~ Enciosed o Original 0 Shop Drawing o Disk COPIES DATED DESCRIPTION / /){l. £:7.tf2/. p~~/ ldv6;J:kIU/L6k b/A;'/A L " , - These are transmitted as checked below o For approval o As requested D Approval as noted o For your use ~or review and comment o Approval as submitted Remarks ~ ~. ~ I FAX PAGES 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 425 453 8013 www.baylisarchitects.cam o Correct and re-submit o Forwarded without review , . :. " .' .. \ ' " . , '\ " fll February 23, 2004 City of Renton Planning, Building & Public Works 1055 South Grady Way, 6th Floor Renton, W A 98055 Attention: RE: JOB NO.: Subject: . Jennifer T oth Henning Rainier A venue Mixed-use M2-0589 Proposal for Sidewalk Adjustment Dear Ms. Henning: PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas Frye, Jr., AlA Johan Luchsinger, AlA Michael D. Chaplin, AlA On behalf of the property owner, Baylis Architects would like to propose the following adjustment to the frontage sidewalk requirement, which will relocate the pedestrian walkway adjacent to the southbound lanes of traffic on Rainier Avenue North. We believe a revision to the sidewalk location will greatly enhance the pedestrian experience as well as provide a means of softening the user's exposure to traffic. The sidewalk exists directly adjacent to Rainier Ave. North along the Eastern edge of the property. Currently, no buffer is provided between potentially hazardous traffic and the pedestrian utilizing the sidewalk. The proposed adjustment will include demolishing the existing sidewalk adjacent to the southbound lanes of Rainier Ave. North along the project site. In response, a new curb and gutter will be provided in this location. A new 10'-0" wide landscaped berm will serve as a buffer between Rainier Ave. North and a new 6'-0" wide concrete sidewalk. The edge of the sidewalk will be adjacent to the property line. Finally, a new 10'-0" wide landscape buffer with street trees will separate the new sidewalk from the proposed site parking. We understand the proposed adjustment will relocate the sidewalk 10'-0" away Rainier Ave. North. However, we believe the result will provide a benefit to the site and surrounding area. The landscaped buffer will establish a pleasant pedestrian experience and will greatly enhance pedestrian travel along Rainier Ave. North. The berm will serve as a means to ameliorate the proximity of the avenue to the sidewalk. 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 425 4538013 www.baylisarchitects.com Jennifer T oth Henning January 19,2004 Page 2 Attached is a graphic illustration with the above proposed sidewalk location adjustment for your review. We hope you will realize the benefits of a sensitively landscaped berm for the pedestrian to the flow of traffic. We also hope you can see how approval of the relocation of the sidewalk can provide a protected place for the pedestrian to stroll, adjacent to the proposed mixed use development. If any questions arise, or if any additional information is needed please give a call. Sincerely, BAYLIS ARCHITECTS /Christine R. Hatcher cc: Jack Alhadeff -JDA Group ! ~ ~ ~I ;; I \ ' \ \ \ \ \ '----- \ \ \ \ \ \ PROPERTY LINE .,..,.,..'.,..-----------------, ........ ..... ",--- CA ZONE .----- ----- I...o .... ~--__ - \ \ \ 6UILDING I 2 STORY 15,600 SF ---------------------------- ------ / I =._8, ffi ~ ~~lE~N~L~A~R~6~EED~S~I~T~E~P~L~A~N~------------------------------------_____________________________________ '._._~_'~. ~ i~ ________________ ~~ ______ ~------~--~---------------------------------------------_____ ~---~-----~ PRELltAfIN4RY-NOT fOR CONSTRUC770N z g (,!) Z I V) ~ z g Z ~ M2-05S9 CH CH ... 22,lOCM.2:27pon DATE.: FEBRUARY 23, 2004 10801 Mains..-.. ~.WA98004 T42.§ "'S4QS66 r4l!i-45J8013 --- ENLARGED SITE PLAN AIOI ! I ~ Q 1 i I' , " I ,I I ."\ I I I "'\ .: \,' \ F;\ ':~/ l\ 1\ . \ I' I \\ \ 1'\ \ I I \\ \ I, I II ............ !> .• . -----¥---~~~;:----:------------ ", --- DEMO EXI5T1N6 5IDE~KANO c.I.RS AT _ FRONT Mf.,. ___ c.uR6 AND !SUTTER _ ~ --___ --I ,-. ----~ ---------------------:.~,,,--~ ~ ;:::--~-=-~;::;-----DTL // "T~~ ______ ~:----_/® ........ " ---------A --- ---------- __ --0'0--- / / / / / / / / / / DRIV'B"CA'I'" ____ __ _ . -... ---------~ .. -.~~ ----:--------------- j ~S~IT~E~P~L~A~N~-iO~V~E~R~L~A~Y~E~D~O~N~E~X~IS~T~IN~G~SU~R~V~E~Y _________________________________________________________ N.T_5, ~ I~ __________ ~------------~------------~----~ , PRELIM/NARY· NOT fOR CONSTRUC170N COP11UGHT 9 1DOl .... YU5 NlilCHrn:C"n INCO, .. o.Ulrino AU.. IUGHTS ItESl'IlVEO w :J Zw wv) ~~ ~w w X -I: Z ~ z ~ Z ~ M2-0589 CH GN,CH DATE: FEBRUARY 23. 2004 10901 MM-oStn.d BeIe\.oue.WA9SClO4 T"n "s.40S66 F"2S-lSJeOI) _.b;o~'~'COfTl SITE PLAN AOOI April 15, 2004 DEVELOPMENT PlANNING CITY OF RENTON APR 1 9.2004 RECEIVED City of Renton Development Services 1055 South Grady Way, 6th Floor Renton, WA 98055 Attention: RE: JOB NO.: Subject: Jennifer Toth Henning 95 S. Tobin Street Parking Study M4-0205 Pre-Application Meeting -Chaing's Parking Dear Ms. Toth Henning: PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas Frye, Jr., AlA Johan Luchsinger, AlA Michael D. Chaplin, AlA· Enclosed is a Preliminary Site Plan Approval drawing showing the construction of a new parking lot to serve the existing restaurant at 505 Rainier Avenue North. By this letter, we wish to invite the City staff to comment on our proposal, and prepare and schedule a Pre-Application Meeting. Scope of the Proposal The scope of the proposal is to add 28 surface parking stalls to serve the constant overflow parking needs of the existing restaurant. The site is located immediately adjacent the restaurant property and is accessed from the property via an existing driveway on the west side of Rainier Avenue North. In addition to the familiar issues that must be addressed in the Site Plan Approval process, the proposed development raises certain issues which must also be addressed, including exceeding the maximum allowable parking stalls, removal of existing noxious weeds, filling of a portion of an existing Class 3 wetland, compensatory enhancement of an existing Class 2 wetland, and averaging a wetland buffer dimension, among other potential issues. Parking The existing 5,000 SF restaurant is now served by 43 parking stalls. For access to the new 28 stalls, a total of 4 of the existing stalls will be removed. Thus, the net proposed stalls equals 67. Since this total may exceed the maximum allowable under City code, an administrative variance may be required. 10801 Main Street Bellevue, WA 98004 T 425 4540566 F 425 453 8013 www.baylisarchitects.cam City of Renton/ J. Toth Henning April 15, 2004 Page 2 Noxious Weeds Last year, on the site of the proposed new parking, there was identified a noxious weed for which the City notified the Owner to remove. The Owner has removed the above grade portion of the weeds and, with the City's permission, secured the. site temporarily in anticipation of the removal of all the root material as a part of the construction of this proposed parking lot. Wetland Fill and Compensatory Enhancement -Concurrent with the identification of the noxious weeds, a Class 3 wetland was identified on-site. This proposal anticipates ftlling approximately 3,100 SF of this wetland, and concurrently creating an equal area of Class 2 wetland alongside an existing Class 2 wetland. Although the Sensitive Areas Ordinance allows for compensatory mitigation, it does not address the ratio of compensation when enhancing different classifications of wetlands. Our proposal is to meet the intent of the ordinance by enhancing an area of equal size but of a higher, more environmentally significant, classification. Wetland Buffer Averaging This proposal will be increasing ,the size of an existing Class 2 wetland, but will be reducing the buffer on one end. This wetland was created decades ago when an uncontrolled fill was placed at the east end of this small syncline. It is along this ftiled end, which makes up approximately one-fifth of, the total perimeter length of the wetland, that we propose 'reducing the buffer from 50 feet to 25 feet. and concurrently increasing the remaining 50-foot buffer a dimension necessary to maintain an average total buffer of 50 feet. We anticipate that the approval process for the parking area will include a Site Plan Approval -Level 1. In preparation of our application for the SPA, we look forward to staffs review of the drawing, your recap of the issues, including any that are identified that are not noted here, and attending a Pre-Application Meeting with knowledgeable representatives of the departments, as appropriate. Sincerely" Principal Enclosure: Preliminary Site Plan Approval Drawing RLW:amp <: .J .( WOODY GLEN ~DD1T\Ot\ SEC1\OM 1-T~~M-R5W.M. SHEEt'· 2 Qr 2. ... :: '\ -: t " ...... ,:-,r'O:: ;.:. ':'" _ ..... :.' • .; •• -: --~ ----; ----il--- .-r-'Rl!!!..f'T.."....-~ -.",. ....... '--'__.-.... -:t. .:' f : ~ ...:'L __ ....... __ .: r '*i ·1:;· Ir_ i ENHANCED WETLAND AREA Parcel No. 9564800007 , , \ DEVELOPMENT PLANNI CIlYOF RENTON APR 1 9 .. 200~ RECEIVED RAINIER MIXED USE SOUTH PARKING LOT PARCEL MAP 4715/04 .. Q ~AA.J8.wA .' ;;:;r~~ " •• c : http://www5.metrokc.gov/outputJparcel_lite_MAPPER12404211629609.gif Page 1 of 1 DEVaOPMENT PLANNING CITY OF RENTON APR 1 ,9, 200~ RECEIVED 411512004 I , ---/ , / ------SOUTH LOT SITE PLAN 5CAl..E, I" .. 50' NORTH P:W2002WM2-0589WdocW4-9-04 north wetland -south lotWSITE-4-9-09.dwg. 04/15/2004 02:02:31 PM -1 ,n: 1 /1,'1 : I I :1 I I , 1'1 'I 1/1 I I,: 1/1 .. .h: : I 1,1 1.1 ----------.-~-- SOUTH LOT (AND SOUTH ~ETLAND FILL) VICINITY MAP NORTH EXISTING RESTAURANT SITE ~ SCALE, , •• 30' ~ ~ PRELI!1INARY· NOTroR CONSTRUC770N w z 0 :> ~ C) Z z w W I Vl ~ > :J «0 c:::W w X -L z Z 0 ~ ~ i z w ~ a:: i~ ~~ &~ mo > w Q D4TE: APRIL IS, 2004 t12-0589 "'" BVW IOOOI ......... Street BdPwue.w ... ~ T4lS 0(5405&6 F~lS45380t3 _.t..~<:J:)r.'l DRAFT SITE PLAN APPROVAL APPLICATION AOOI ... a ~ ~ w 0) > --w ~ 0 0... W < a:: !cpr .• WI,pplpr Mayor April 12, 2004 Richard L. Wagner, Principal. Baylis Architects 10801 Main Street Bellevue, WA 98004 Subject: Protected Slopes Exception through Modification Dear Mr. Wagner: k'('\'S-ti Y\t(.. CITY OF RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator. CONCURRENCE DATE .. INl1WJDAlE As you have requested, I have evaluated the geotechnical report that you submitted as well as the slope evaluation from The Riley Group; Inc. dated October 29, 2003 in order to determine whether or not the slopes .' on your site qualify for an "exception through modification" per Renton Municipal Code Section 4-3-050J.5 ... The Slope Evaluation submitted by The Riley Group, Inc. concludes: " ... [ltJ is our conclusion that the northern and southern east-facing steep slopes, and the top ofthe north- facing slope associated with the southern east·facing slopes, were man·made by WSDOT and/or the subsequent site owner, and that they.were the result of natural resource r.ecovery activities, utility installation, and/or public and private road improvements. This includes. the limited-height (typically about 10 feet tall) steep north-facing and south-facing slopes associated with the utility installation that traversed the top of the steep sduther.n east-facing slope (east of N; W. ffh Street)." Regarding the history of slopes not addressed above, the Slope Evaluation states: '. . "The south-facing and the remaining north-facing slopes, directly adjacent to' the southern east-facing slope, also may have been altered: Howeve."', based on aerial photographs from 1956 to 2002, the shape of the level area at the toe of the s/opeahdalong Rainier Avenue remained about the same, indicating . that significant additional grading did not occur. No other anecdotal or recorded evidence was found . . indicating additional work on these areas. n . It is my determination that the slopes identified on Exhibit A qualify for exceptions through modification, per Renton Municipal Code Section 4-3-050.J5.bii. Therefore, filling and grading could occur on the slopes identified in Exhibit A, with the benefit. of the applicable permits andlcind use approvals. Although the slopes qualify for exceptions through modification, grading permits and/or a fill and grade land use agproval may still be required: Please submit plans tothe DevelopmentServices Division for the appropriate permit processes· prior to beginning any work on site .. Furthermore, this determination that the slopes qualify for an exception through modification does not mean that development or construction will be allowed on the slopes. RMC 4-3- 050.J5.bii allows only filling and grading on slopes that qualify for the exception. Further geotechnical review will be required as part of any proposed development on the subject site. . This determination will be finai unless a written appeal of this administrative determination is filed with the City's Hearing Examiner within 14 days of the date of this letter. See Section 4-8"11 of the Renton MuniCipal Code for further information of the appeal process. Sincerely, Gregg Zimmerman Planning/Building/Public Works Administrator -------------l-OS-S-s-o-u-th-G-r-a-dy-W--ay---R-e-n-to-n-,W--as-h-in-g-to-n-9-g-0-S-S------------~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE \qu:>\~ ~rrt UT\\;\T\Ce Gl'T" jo ~...Jo 11'l! I ill ~ I 'Ida 'III ii' = : ,I Reference: Boundary & Topographic Survey "Rainier Avenue Mixed Use", by Triad Associates, dated 26 September 2002 .. .., ,,,eu '6~ ~,.,s;:e, I ~) ~}~ -- .: '\ \ .' !:;;-,IJ, ........ " J '1IIr"'::' . r---"'\ \ __ .J ~PT. ~,~ ~PE'h ~'~.S4- .~ The Riley Group, Inc. 10728 LAKE CITY WAYNE SEATILE, WASHINGTON 98125 PA-\'-'\~ M\~."~ t i joo Graphical Scale: 1" • f!IJ +N Rainier Avenue Mixed Use Project Jesse Tanner, Mayor CITY OF RENTON PlanningIBuildinglPub}ic Works Department' Gregg Zimmerman P.E., Administrator November 17, 2003 Celeste Botha Paul Riley The Riley Group 10728 Lake City Way NE Seattle, WA 98125 ' SUBJECT: ALHADEFFPROPERTY 559 TO 625 RENTON AVENUE SOUTH.,.. JAPANESE KNOTWEED PROPOSAL ' , , Dear Ms. Bothaand Mr. Riley: I am in receipt of your letter of October 7th wherein you detail plans to abate Japanese knotweed (Polygonum cuspidatum) on the subject property. As I understand it, Japanese knotweed IS considered to be a Class 'B noxiou~ weed in Washington State; and affects approximately 6,400 square feetofthis property. You propose to utilize a four-step approach to abate this noxious . plant: A) B) C) , D) Cut and properly dispose; Foliar applicationofAq~master~ . .." .'. '. . . -Cover and weighithe treat~d afeawithbla.ck plasti~ to retard further growth; - -' Returnto the site in mid-summet.2004 and apply additionalAquamaster to treat regrowth. ' , -, We have consulted With rei>iesentativ~sfrom the ~jngCounty Noxious Weed Program regarding abatement of Japane~elaiotweed adjacent to a wetland: Based ()ri these discussions, the ,-, - -' --~' ' " approach outlined above and detailed in your October 7 correspondence is approved subject to 'the, following liinitations: -' -- 'I) Cut,Japanes~knotw~ed must be disposed of at an approved disposal site prbumed offsitewith~flfepermit; --, ' 2) Aquamaster maybe lised, on the site initially via foliar application; 3) Treated areas must be co~eted with weighted black plastic to retard further groWth, until additional abatement is accomplished during the summer of 20Q4; 4) Black plastic must be removed and property disposed of in the sumriier of 2004, to accommodate mowing of the surviving Japanese knotWeed, and foliar application of Aquamaster to all cut stems. 5) Subsequent application of Aquamaster beyond the suminer of 2004 may be required via cut stem application for established root wads and any remaining Japanese knotweed. ---fII~,\DBiii'W'i'i~Si"'Oi,,",i~SM'd)~e~io*15m-~:scsS:rl~tBu~th.&ag~hn;~"';iJin1"i~WFfaH,~\f',~'e!6R'ft'~~~I&;~M~Ie!~f!eWeli~lEf~tfllh~P;,i~'eE~!&Oill~Ml"fti981¥t'OH-~IeI;~It.;Ie""'f.iI~'6.elel.e.ef6W-F------~ .. * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CUIlVE November 17, 2003 Page 2 6) Following treatment of the site with Aquamaster in the summer of 2004, revegetation/restoration of disturbed vegetation will be required in the wetland and buffer areas, unless superceded bY,the approval of site development through the proper ____ e~vironmental and 1aJ1<!use !"(:yjewprocess. ~_~_--~ ---. _. " We understand that based on discussions with myself and other staff, weed control measures A ' . through C (as noted above) have occurred during the past month. Paul Baker, Code Compliance Inspector, has visited the site and verified the actions to date. Should you have any questions or comments regarding this correspondence, please contact me at (425) 430-7286. ~~ """;"''''~''~;''''''''''·'·'<''',"'e" ... Principal Planner .. 4'< . "",."'''''''''''''' ~<\"k~i' ."'.J',' .. }":,':' .•. l;-..... "'$\ ~:, . ~~, Neil Watts, Director ,\/ . ',,~.' Paul Baker, Code COI11R¥lmce "t, Jack Alhadeff, JDA G~up LLC'" Rich Wagner, Bayliss Aichit~ts ;1 ": ',~ .:.~,; ',;;" ,~' ~ y cc: The Riley Group, Inc. Geotechnical Engineering· Environmental· Wetland Services October 7, 2003 Jennifer Toth Henning, AICP Principal Planner City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 RE: Alhadeff Property Japanese Knotweed Control LqJ~L Proposed Mixed Use Project CI.gf"',,!C-'\fi ;:)1:\h:iWNG 559 to 625 Renton Avenue South . Riley Project #2002-061C OCT ;' 0 ... ,.03 D M H . Rff:C'iJ'~" •.... ," .. ear s. ennmg: ll.. _ • .; ..-.~ As you know, The Riley Group, Inc. (Riley) on behalf of the owner, has researched available information regarding the control of Japanese knotweed, (Polygonum cuspidafum), a Class B noxious weed in Washington State. An area on the subject site is infested with this noxious weed, which measures approximately 6,400 square feet in size (80-feet x 80-feet). The knotweed infestation on the subject site occurs within a riparian corridor / and a Category 3 wetland. A heron nest has been identified adjacent to the wetland on the lot to the west of the A1hadeff property; however, according to the City of Renton, a single nest does not meet the city's criteria for a rookery. The wetland classification is based upon this information, as well as the wetland size (greater than 5,000 square feet); severe disturbance, including the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan blackberry (Rubus procerus); the presence of fill material within the wetland at the east end as well as woody debris dlffi1ping; severe under-cutting of the stream, and; outlet modification (the stream enters a constricted culvert). Attached is information on control methods recommended through the Washington State Department of Ecology's Water Quality website address, which links the user to an article prepared by weed control scientists for Clark County, Washington 3rd p. It should be noted that no other research is currently available. The attached article focuses upon chemical means of control, as biological control has not proven effective. The two chemical methods of control include foliar and cut stem applications. The latter method is the only one recommended by the article or one study for riparian areas, however Aquamaster, is the recommended chemical for application in riparian sites, is approved for foliar applications by the manufacturer. Offices located in Washington and Oregon 10728 Lake City Way N .E. -Seattle. W A 98125 • Tel (206) 417-0551 • Fax (206) 417-0552 http:vvvvvv.Riley-Group.cOIn AlhadefJ Property 2 Japanese Knotweed Control Letter October 7, 2003 Riley Project 2002-061 Mr. Alhadeff will be submitting an application for development of this property soon, which would preferably involve fill of the majority of the area currently infested with Japanese knotweed. This indeed is the outcome most likely to succeed in ultimately controlling this pest. Nevertheless, the problem should be addressed immediately, before the plant enters winter dormancy or encroaches any further. The following proposed restoration approach is designed to control further spread of the plant during the permit review process. First, knotweed throughout the. entire area would be. cut and the debris removed-ito an approved disposal site or burned offsite with a fire permit from the -appropriate fire district. Note that improper disposal of the cut stems is a primary means of dissemination. The next stage in control will involve foliar application,~sing methods described in the attached bulletin. Next, the infested area'will be covered with weighted and anchored -1- black plastic! to retard further growth. If the proposal to fill the area ohnfestation-is not approved within one year, the black plastic will be removed early to mid-summer 2004, the surviving knotweed within the area allowed to regenerate, and within no more than one month of the removal of the black plastic the area will be mowed and Aquamaster- applied foliarly or to all cut stems)n the infested areas at the discretion of Mr.Alhadefr--- Thank you for the opportunity to provide the City with this proposed approach. The owner will look forward to initiating control measures as soon as you have reviewed and approved this noxious weed control plan. Sincerely, Celeste Botha Senior Wetland Associate President Enclosure cc: Jack Alhadeff@ JDA Group, LLC (managing partner) Rick Wagner @ Bayliss Architects (project architect) Paul Baker @ City of Renton (code compliance inspector) THE RILEY GROUP, INC. JAPANESE KNOTWEED (Polygonum cuspidatum Sieb. & Zucc.) DISTRIBUTION: Japanese knotweed has been found in almost every county within the State of Washington. Japanese knotweed is designated as a Class 'B' Noxious weed in the State of Washington. It ranges from Alaska to California east through most of the upper Midwest, and has heavily infested the northeast region of the United States and areas of the south and southeast. Japanese knotweed is found in natural areas, parks, gravel bars, and along riverbeds and stream banks, rights-of- way, and roadsides. It is also found BACKGROUND in riparian areas and upland sites. Japanese knotweed thrives in moist soils, or where roots are able to grow into moist soils. Plants often become established after being discarded from cultivated gardens, or as escapes from abandoned home sites. The spread of Japanese knotweed also occurs from mechanical mowing and the unintentional transport of cut rhizome segments into neighboring landscapes. BIOLOGY: Japanese knotweed, a member of the buckwheat family (Po/ygonaceae) is an upright, herbaceous, shrub-like perennial that often grows to heights in excess of 10 feet. As with all members of this family, the base of the stem above each joint is surrounded by a membranous sheath. Stems of Japanese knotweed are smooth (bamboo-like), stout, and swollen at the joints where the leaf joins the stem. Although leaf size varies depending upon environment conditions, age, and other factors, they are normally about 6 inches long, and 3 to 4 inches wide, broadly oval to somewhat triangular, mostly pointed at the tip, and are alternate on the stems. The stems are hollow, but may be water-filled depending upon soil moisture levels and where it is growing. The lower one to two nodes may often be full of water. The small, pale greenish-white flowers occur in attractive, branched sprays in summer and are followed by small winged fruits. When they appear, seeds are triangular, shiny, very small about 1/10 inch long. Seed may not be borne under all growing Situations, and normally not under conditions found outside the native range of Asia. Plants grow quickly and often form large thickets or patches. The roots are rhizomes that may extend 30 feet in length. Buds along the length of rhizomes may develop into new stems depending upon environmental and cultural conditions. Digging around the base of established plants encourages new vegetative buds to develop along the rhizome system. Japanese knotweed is able to spread by sprouts from rhizomes of established plants and from sprouts arising from stems that have been severed from the mother plant. Roots and stems are able to develop when stem ,nodes come in contact with soils that support plant establishment. Note: Care must be taken during control operations to prevent placing viable plant material or disposing of cut Japanese knotweed stems in areas that may lead to further infestations. Use of bio-barriers such as thick cardboard, tarps, or other non-permeable materials would be preferred materials to prevent wider spread of Japanese knotweed. Once plants have completely become devitalized, the barrier can be removed. CONTROL STRATEGIES: The following information and table are designed to provide control options depending upon: • . The type of infested site • Level of infestation • Equipment available Herbicide choices and rates vary depending upon SPECIFIC SITE and ApPLICATION METHOD. Note: Manual methods such as grubbing, cutting, and removal of top growth have not been successful for long-term control and may actually exacerbate the problem further by encouraging new growth from rhizome segments. Vinegar (5% acetic acid), and salt applications to cut surfaces have been completely ineffective in providing long-term control. CONTROL STRATEGIES AND RECOMMENDATIONS DISCLAIMER: The following information is provided from summary of data from numerous experimen~1 studies and commercial operations carried out over the last several years in southwestern Washington State. Consult the labels of products listed within the recommendations for specific restrictions and use guidelines, as well as local or state regulator officials regarding any labeling, licensing and permitting that may be needed by the applicator for specific applications. The intent of this work was to focus on riparian areas, where Japanese knotweed seems to propagate more rapidly. Recommended methods resulted from proven results and factors surrounding ESA issues, enVironmental, and total program cost. The injection process in riparian areas has been the most effective against plant regrowth, as well as selective to the Japanese knotweed and posed no threat to the environment. The use of Aquamaster injected into each cane gave total control with no regrowth occurring following treatment for 22 months. In plant clumps, where the plant is too dense to inject ALL stems, inject all that can be reached, then return later, breaking away dead canes, and injecting the remaining stems. If 38 of 50 canes are injected, expect the twelve that were NOT injected to survive and reproduce. EACH CANE HAS ITS OWN SEPARATE RHIZOME SYSTEM. Even though the inj~ction process is initially time consuming, It is more cost effective than several trips to the same site for foliar applications made over years with minimum results. JAPANESE KNOTWEED CONTROL STRATEGIES AND RECOMMENDATIONS ApPLICATION METHODS: FO-L1AR ApPLICATION Foliar Applications are those applications made with spray equipment designed to apply small droplets over the entire plant (stems and leaves). These may be made with backpack applicators or hose-end sprayers. Applicators should use care to treat only the target species, and not desirable neighboring vegetation. Foliar applications on new growth from rhizome segments and cane nodes, have been found to be effective on plants within the first 3 to 4 weeks of growth (Less than 4 feet in height). On established root wads, the spraying of new growth may take several applications over several years to achieve control. Not recommenCled in riparian areas. Herbicide Rates and Uses: , Aq~amaster® All Sites Rate:_8~10% v7v* Note: Depending upon size of infestation, foliar applications may require re-treatment during the growing season and possible follow-up treatment in successive years. *Volume to Volume CUT STEM ApPLICATION Cut stem applications are made by cutting the Japanese knotweed stem between the first and second internode, and delivering an herbicide into the 'well' created by cutting the internode in half. Approximately 10-20 mls are delivered into the well using this method. Depending upon the site, several herbicide options (Listed below) exist for this application method. Note: Follow recommendations noted above under Biology for care of cut plant material to avoid further spread of the weed. Herbicide Rates and Uses for Cut Stem Application include the following: Roundup Pro® Aquamaster® Roundup Pro + Arsenal ® (Growing Season Only) Roundup Pro + Garlon 3A™ (Growing Season) Upland Sites "Rrparian Sites Upland Sites Only Upland Sites Rate: 50% + 50% water ,'Rate: _50% +. 50% w~ter- Rate: 50% + 25% + 25% Water Rate: 50% + 25% +25% Water Note: Cut stem applications have proven to be about 95% effective on mature plants. After regrowth to 4 feet on remaining stems a cut stem or injection application should remove any regrowth. STEM INJECTION Stem injection applications are those applications made just below the first or second node above the ground. Typically, a Japanese knotweed probe is used to create a small opening on either side of the stem just below the node. This allows water to escape while the syringe metered to inject 5 cc/mls of herbicide treatment, delivers the treatment dose on a downward diagonal through one of the two holes closest to the applicator. The second hole then may allow pressurized water to escape if the node is full of water. Plants will normally take up herbicide within 20 minutes of injection. Herbicide Rates and Uses for Stem Injection include the following: Roundup Pro@ Aquamaster@ Upland Sites J~!parian Sites JAPANESE KNOTWEED CANE(S) , PROBE Rate: 100% (Scc/mls) ,'Rate:' 100% (Scc/mls) "" Insert the needle of the syringe into sa,me holes made by the 'probe'. Dr. Ron P. Crockett (Market Development Manager, Monsanto Co., Vancouver, WA.) Philip Burgess, Ron Hendrickson, Robin Simpson (Clark County Weed Management Department, Brush Prairie, WA) Published October 2002. r, The Riley Group, Inc. Geotechnical Engineering • EnvironITIental • Wetland Services October 7, 2003 Jennifer Toth Henning, AICP Principal Planner City of Renton Development Services Division 1055 South Grady Way Renton, W A 98055 RE: AlhadeffProperty Japanese Knotweed Control L~L P d M · d Up· t Op~",~,~_, ropose lXe se rOJec . err\-'" ,~r:-VIJNI/lJG 559 to 625 Renton Avenue South . Riley Project #2002-061C OCT : 0 _" ,j Dear Ms. Henning: REC~",_., .. '. ~ ~i,;..:# As you know, The Riley Group, Inc. (Riley) on behalf of the owner, has researched available information regarding the control of Japanese knotweed, (Polygonum cuspidafum), a Class B noxious weed in Washington State. An area on the subject site is infested with this noxious weed, which measures approximately 6,400 square feet in size (80-feet x 80-feet). The knotweed infestation on the subject site occurs within a riparian corridor and a Category 3 wetland. A heron nest has been identified adjacent to the wetland on the lot to the west of the Alhadeffproperty; however, according to the City of Renton, a single nest does not meet the city's criteria for a rookery. The wetland classification is based upon this information, as well as the wetland size (greater than 5,000 square feet); severe disturbance, including the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan blackberry (Rubus procerus); the presence of fill material within the wetland at the east end as well as woody debris dumping; severe under-cutting of the stream, and; outlet modification (the stream enters a constricted culvert). Attached is information on control methods recommended through the Washington State Department of Ecology's Water Quality website address, which links the user to an article prepared by weed control scientists for Clark County, Washington 3rd p. It should be noted that no other research is currently available. The attached article focuses upon chemical means of control, as biological control has not proven effective. The two chemical methods of control include foliar and cut stem applications. The latter method is the only one recommended by the article or one study for riparian areas, however Aquamaster, is the recommended chemical for application in riparian sites, is approved for foliar applications by the manufacturer. Offices located in Washington and Oregon 10728 Lake City Way N.E. • Seattle, WA 98125· Tel (206) 417-0551 • Fax (206) 417-0552 http:-w--ww.Rilev-GrouP.cOITI r. AlhadejJ Property 2 Japanese Knotweed Control Letter October 7, 2003 Riley Project 2002-061 Mr. Alhadeff will be submitting an application for development of this property soon, . which would preferably involve fill of the majority of the area currently infested with Japanese knotweed. This indeed is the outcome most likely to succeed in ultimately controlling this pest. Nevertheless, the problem should be addressed immediately, before the plant enters winter dormancy or encroaches any further. The following proposed restoration approach is designed to control further spread of the plant during the permit review process. First, knotweed throughout the entire area woUld be cut and the debris removed to an approved disposal site or burned offsite with a rue permit from. the appropriate fire district Note that improper disposal of the cut stems is a primary means of dissemination. The next stage in control will involve foliar application, using methods described in the attached bulletin. Next, the infested area wIll be covered with weighted and anchored black plastic to retard further growth. If the proposal to fill the area of infestation is not approved within one year, the black plastic will be removed early to mid-summer 2004, the surviving knotweed within the area allowed to regenerate, and within no more than one month of the removal of the black plastic the area will be mowed and Aquamaster applied foliarly or to all cut stems in the infested areas at the discretion of Mr. Alhadeff. Thank you for the opportunity to provide the City with this proposed approach. The owner will look forward to initiating control measures as soon as you have reviewed and approved this noxious weed control plan. Sincerely, ~ts- Celeste Botha Senior Wetland Associate President Enclosure cc: JackAlhadeff@JDA Group, LLC (managingpartner) Rick Wagner @ Bayliss Architects (project architect) Paul Baker @ City of Renton (code compliance inspector) THE RILEY GROUP, INC. ,.' JAPANESE KNOTWEED (Polygonum cuspidatum Sieb. & Zucc.) DISTRIBUTION: Japanese knotweed has been found in almost every county within the State of Washington. Japanese knotweed is designated as a Class 'B' Noxious weed in the State of Washington. It ranges from Alaska to California east through most of the upper Midwest, and has heavily infested the northeast region of the United States and areas of the south and southeast. Japanese knotweed is found in natural areas, parks, gravel bars, and along riverbeds and stream banks, rights-of- way, and roadsides. It is also found BACKGROUND in riparian areas and upland sites. Japanese knotweed thrives in moist soils, or where roots are able to grow into moist soils. Plants often become established after being discarded from cultivated gardens, or as escapes from abandoned home sites. The spread of Japanese knotweed also occurs from mechanical mowing and the unintentional transport of cut rhizome segments into neighboring landscapes. BIOLOGY: Japanese knotweed; a member of the buckwheat family (Po/ygonaceae) is an upright, herbaceous, shrub-like perennial that often grows to heights in excess of 10 feet. As with all members of this family, the base of the stem above each joint is surrounded by a membranous sheath. Stems of Japanese knotweed are smooth (bamboo-like), stout, and swollen at the joints where the leaf joins the stem. Although leaf size varies depending upon environment conditions, age, and other factors, they are normally about 6 inches long, and 3 to 4 inches wide, broadly oval to somewhat triangular, mostly pointed at the tip, and are alternate on the stems. The stems are hollow, but may be water-filled depending upon soil moisture levels and where it is growing. The lower one to two nodes may often be full of water. The small, pale greenish-white flowers occur in attractive, branched sprays in summer and are followed by small winged fruits. When they appear, seeds are triangular, shiny, very small about 1/10 inch long. Seed may not be borne under all growing Situations, and normally not under conditions found outside the " native range of Asia. Plants grow quickly and often form large thickets or patches. The roots are rhizomes that may extend 30 feet in length. Buds along the length of rhizomes may develop into new stems depending upon environmental and cultural conditions. Digging around the base of established plants encourages new vegetative buds to develop along the rhizome system. Japanese knotweed is able to spread by sprouts from rhizomes of established plants and from sprouts arising from stems that have been severed from the mother plant. Roots and stems are able to develop when stem nodes come in contact with soils that support plant establishment. Note: care must be taken during control operations to prevent placing viable plant material or disposing of cut Japanese knotweed stems in areas that may lead to further infestations. Use of bio-barriers such as thick cardboard, tarps, or other non-permeable materials would be preferred materials to prevent wider spread of Japanese knotweed. Once plants have completely become devitalized, the barrier can be removed. CONTROL STRATEGIES: The following information and table are designed to provide control options depending upon: • The type of infested site • Level of infestation • Equipment available Herbicide choices and rates vary depending upon SPECIFIC SITE and ApPUCATION METHOD. Note: Manual methods such as grubbing, cutting, and removal of top growth have not been successful for long-term control and may actually exacerbate the problem further by encouraging new growth from rhizome segments. Vinegar (5% acetic acid), and salt applications to cut surfaces have been completely ineffective in providing long-term control. CONTROL STRATEGIES AND RECOMMENDATIONS DISCLAIMER: The following information is provided from summary of data from numerous experimen~1 studies and commercial operations carried out over the last several years in southwestern Washington State. Consult the labels of products listed within the recommendations for specific restrictions and uSe guidelines, as well as local or state regulator officials regarding any labeling, licenSing and permitting that may be needed by the applicator for specific applications. The intent of this work was to focus on riparian areas, where Japanese knotweed seems to propagate more rapidly. Recommended methods resulted from proven results and factors surrounding ESA issues, environmental, and total program cost. The injection process in riparian areas has been the most effective against plant regrowth, as well as selective to the Japanese knotweed and posed no threat to the environment. The use of Aquamaster injected into each cane gave total control with no regrowth occurring following treatment for 22 months. In plant clumps, where the plant is too dense to inject ALL stems, inject all that can be reached, then return later, breaking away dead canes, and injecting the remaining stems. If 38 of 50 canes are injected, expect the twelve that were NOT injected to survive and reproduce. EACH CANE HAS ITS OWN SEPARATE RHIZOME SYSTEM. Even though the injection process is initially time consuming, it is more cost effective than several trips to the same site for foliar applications made over years with minimum results. JAPANESE KNOTWEED CONTROL STRATEGIES AND RECOMMENDATIONS ApPUCATION METHODS: FOLIAR ApPUCATlON Foliar Applications are those applications made with spray equipment designed to apply small droplets over the entire plant (stems and leaves). These may be made with backpack applicators or hose-end sprayers. Applicators should use care to treat only the target species, and not desirable neighbOring vegetation. Foliar applications on new growth from rhizome segments and cane nodes, have been found to be effective on plants within the first 3 to 4 weeks of growth (Less than 4 feet in height). On established root wads, the spraying of new growth may take several applications over several years to achieve control. Not recommended in riparian areas. Herbicide Rates and Uses: Aquamaster® All Sites Rate: 8-10% v/v* Note: Depending upon size of infestation, foliar applications may require re-treatment during the growing season and possible follow-up treatment in successive years. *Volume to Volume CUT STEM ApPUCATlON Cut stem applications are made by cutting the Japanese knotweed stem between the first and second internode, and delivering an herbicide into the 'well' created by cutting the internode in half. Approximately 10-20 mls are delivered into the well using this method. Depending upon the site, several herbicide options (Usted below) exist fur this application method. Note: Follow recommendations noted above under Biology for care of cut plant material to avoid further spread of the weed. Herbicide Rates and Uses for Cut Stem Application include the following: Roundup Pro® Aql:lamaster® Roundup Pro + Arsenal ® (Growing Season Only) Roundup Pro + Garlon 3NM (Growing Season) Upland Sites Riparian Sites Upland Sites Only Upland Sites Rate: 50% + 50% water Rate: 50% + 50% water Rate: 50% + 25% + 25% Water Rate: 50% + 25% +25% Water Note: Cut stem applications have proven to be about 95% effective on mature plants. After regrowth to 4 feet on remaining stems a cut stem or injection application should remove any regrowth. STEM INJECTION Stem injection applications are those applications made just below the first or second node above the ground. Typically, a Japanese knotweed probe is used to create a small opening on either side of the stem just below the node. This allows water to escape while the syringe metered to inject 5 cc/mls of herbidde treatment, delivers the treatment dose on a downward diagonal through one of the two holes closest to the applicator. The second hole then may allow pressurized water to escape if the node is full of water. Plants will normally take up herbidde within 20 minutes of injection. Herbicide Rates and Uses for Stem Injection include the following: Roundup Pro® Aquamaster® Upland Sites Riparian Sites JAPANESE KNOTWEED CANE(S) Rate: 100% (Scc/mls) .~ Rate: 100% (Scc/mls) '" Insert the needle of the syringe into same holes made by the ,'probe'. Dr. Ron P. Crockett (Marl<et Development Manager, Monsanto Co., Vancouver, WA.) Philip Burgess, Ron Hendrickson, Robin Simpson (Oark County Weed Management Department, Brush Prairie, WA) Published October 2002. DEVElOPMENTS~CES CITY OF RENTON NOV 08 2002 November 6, 2002 RECEIVED City of Renton Planning, Building & Public Works 1055 South Grady Way, 6th Floor Renton, W A 98055 Attention: RE: JOB NO.: Subject: Neil Watts Rainier Avenue Mixed-Use / Pre application No. 02-064 M2-0S89 Exemption from Steep Slopes Dear Mr. Watts: PRINCIPALS Brian Brand, AlA Richard l. Wagner, AlA Thomas Frye, Jr., AlA Johan luchsinger, AlA Michael D. Chaplin, AlA I write in behalf of Mr. Jack Alhadeff, owner of the referenced property, to request an "Exemption Through Modification" from the Protected Slopes section of the Geological Hazards chapter of the Critical Areas Ordinance. Pursuant to our preapplication last August, we have been working with The Riley Group to document the history of the slopes on !he referenced site. The Environmental Assessor and the Senior Engineering of The Riley Group have invested the last 9 weeks researching the man-made impacts on the site. Their work is summarized in the letter of October 29, 2002, of which a copy is included here for your use and consideration. As you can see, the research demonstrates that many of the slopes were created by natural resource recovery activities, many were created by public and by private road installations, and many others were created by public utility installations. Based on The Riley Group's report and documentation, we request that the City exempt the referenced slopes from the Critical Areas Ordinance. 10801 Main Street Bellevue, WA 98004 T 425 454 0566 f 425 453 8013 www.baylisarchitects.com City of Renton/ N. Wa~t November 6, 2002 Page 2 Please know that although the referenced slopes should be declared exempt from the CAD, we look forward to working with the staff to make sure that project impacts, especially along the tops of the slopes, is kept to minimum. Additionally, we will continue to work with the Geotechnical Engineers at The Riley Group to assure that the geologic integrity of all the slopes is protected. Thank you for rour consideration. If you have any questions regarding this request, or The Riley Group report, we would look forward to discussing it with you. Sincerely, Enclosure: Letter Report from The Riley Group, October 29, 2002 cc: William Kuck -The Riley Group Jack Alhadeff -The JDA Group RLW:amp The Riley Group, Inc. Geotechnical Engineering • Environ~ental • Wetland Services . October 29,2002 IDA Group, LLC 95 South Tobin Street Renton, Washington 98055 Attn: Subject: Mr. lack Alhadeff Slope Evaluation Rainier Ave. Mixed Use Project 559 to 625 Rainier Ave. North Renton, Washington Riley Project No. 2002-062 Dear Mr. Alhadeff: This letter summarizes the results of the slope evaluation completed by The Riley Group, Inc. (Riley) . at the Rainier Ave. Mixed Use Project site located at 559 to 625 Rainier Ave. North in Renton, Washington. The purpose of our investigation was to evaluate the nature and origin of the steep slopes located on the property and evaluate whether the slopes on site qualified for a possible exception to the Renton Municipal Code prohibition of grading on, and setbacks from, protected slopes. Although some of the slopes are steep enough to be considered "protected slopes", some of them may have been modified from their original, natural, configuration. Our scope of work was to research and document the nature and origin of the existing slopes. Riley completed our services in general accordance with our Standard Agreement for Consulting Services, dated April 30, 2002, and per subsequent correspondence with Mr. Alhadeff and other design team members. PROJECT BACKGROUND AND UNDERSTANDING The Renton Municipal Code (RMC) Section 4-3-050-1-5 prohibits development on protected slopes. Protected slopes are defined as slopes with an average slope equal to or greater than 40 percent and a vertical height of at least 15 feet (RMC 4-11-190). However, an exception to this prohibition may be granted ("Exceptions through Modification", Section 4-3-050-1-5-b-ii) for: "Grading to the extent that it eliminates all or portions of a mound or to allow reconfiguration of protected slopes created through mineral and natural resource recovery activities or public or private road installation or widening and related transportation improvements, railroad track installation or improvement, or public or private utility installation activities, pursuant to subsection N2 of this Section, Modifications." There are slopes steeper than 40 percent on the site. This can be seen on the attached Boundary & Topographic Survey, Figure A. Offices located in ~ashington, Oregon and California 10728 Lake City ~ay N.B.· Seattle, ~A 98125· Tel (206) 417-0551 • Fax (206) 417-0552 http:vvvvvv.Riley-Group.com IDA Group, LLC Slope Evaluation -Rainier Ave. Mixed Use Project Renton. WA SITEIllSTORY October 29,2002 Riley Project No. 2002-062 Page 2/5 A Riley representative researched the easement and permit infonnation available at King County, archived files at the Washington State Department of Transportation (WSDOT), and historical aerial photos available at Aerolist Photographers, Inc. in Renton and at Walker and Associates in Tukwila (3-D stereoscopic'review). We also interviewed Mr. Randy Rockhill, a former school teacher and Renton City Council member, who has lived in Renton for approximately 69 years. During his 34 years ofteaching, he regularly drove past the site on his way to and from work, and he still frequently drives by the site. In addition, we reviewed a Boundary & Topographic Survey for the site recently completed by Triad Associates. In the following discussion, references to supporting information attached to this letter are made based on bracketed Figure designation (alpha: A, B, C, ... ) and area or element des"ignation on a given figure (numeric: 1, 2, 3, ... ). For eXample, [C-4] refers to area/element 4 indicated on Figure C. The designated figures are listed below. More detailed information on these" figures is included in the Attachments list at the end of this letter. A. Boundary & Topographic Survey by Triad B. Air Photo -Walker -1936 C. Air Photo -Walker -1946 D. Air Photo -Walker -1956 E. Air Photo -Aerolist -1959 F. WSDOT Drawing, contract sheet number 11 of 24 G. Title Report Plat Map " H. Permit to Extend Slopes -1940 I. WSDOT contract reference card J. Quit Claim Deed -1956 K. Interview log According to Mr. Rockhill [1<] and historical aerial photo review (1936 & 1946 aerials), the east- facing slopes on the site previously extended to the current Rainier Avenue. The remaining large north-facing or south-facing slopes on the site were associated with two ravines, one on the north end of the site and one on the southern border, that drained into the valley to the east. The ravines " appeared to be natural drainage pathways from the terrain above (stereoscopic review). According to our conversation with Mr. Jim Johnson of the WSDOT Engineering Records Department, the two east-facing slopes along the subject property were altered via excavation and embankment as part of a WSDOT roads project, between approximately 1940 and 1942, for the purpose of highway widening from 2 lanes to 4 lanes. The attached WSDOT drawing ("SRI67; Seattle to Renton", for contract sheet 11 of 24 sheets, latest revision 8-23-44) [F] shows the portion of the subject property that runs along Rainier Avenue North. The drawing references WSDOT contract No. 2643. The attached copy of the reference card for contract No. 2643 [I] indicates the dates of the work (September 1940 through December 1941) and nature of the improvement (Grading and Paving). Also attached is a copy of the permit to extend slopes at the property (King County reference No. 3103931, WSDOT reference No. 323) [H]. The original drawing available at WSDOT has hand notes that reference the permit #323 directly on the subject property. Excavation for borrow material was THE RILEY GROUP, INC. 2002-062 [IDA Group. Renton Mixed Use • letter 29OCT2(02) fmal IDA Group, LLC Slope Evaluation -Rainier Ave. Mixed Use Project Renton. WA October 29, 2002 Riley Project No. 2002-062 Page 3/5 indicated at 2 locations [F-l, F-3] and fill was indicated at 2 locations [F-2, F-4]. Approximate areas of excavation are apparent on the 1946 aerial photos [C-2, C-l]. In this letter, the area of [C-l] is referred to as the northern east-facing slope, and the area of [C-2] is referred to as the southern east- facing slope. . The title report for the property indicates that WSDOT owned the property up until 1956, and up until that time, the site was vacant and ~ndeveloped. The site was then sold and developed by Mr. Robert Edwards (Quit Claim Deed dated September 13, 1956) [J]. Our review of the 1956 and 1959 aerial photos confirms this timetable. Mr. Edwards exca~ted the southern east-facing site slope further so that buildings could be constructed (Randy Rockhill interview and 1956 aerial). Aerial photograph review and current site conditions suggest that at least some of the soil may have been used to fIll low spots on the north end of the property in order to level the site. Some of the soil excavated from the slopes may have been transported off-site to be used as fill material . . Aerial photographs show what appears to be a road cut into the southern east-facing slope for access to the street above (1956 and 1959 aerials) [D-I], [E-l]. The current topography suggests the remnants of this road. The road appears to have started at the toe of the south end of the east-facing slope, traversed and climbed the slope as it headed north, and then turned west at the top of the north end of the east-facing slope to lead to the east end ofNW 6th Street. This would have involved grading along the east-facing slope, and at the top of the east-facing and north-facing slopes. The road appears to have been modified by subsequent utility installation (discussed below). The road is currently abandoned. In addition to the Cll:tting of the slopes for building construction and recovery of borrow material for grading by Edwards, and construction of the road, a utility trench was cut into the southern east-facing slope and the top of the slope in the 1980's (Title report). This resulted in limited-height (typically about 10 feet tall), steep, north-facing and south-facing slopes The south-facing and the remaining north-facing slopes, directly adjacent to the southern east-facing slope, also may have been altered. However, based on aerial photographs from 1956 to 2002, the shape of the . level area at the toe of the slope and along Rainier Avenue remained about the same, indicating that significant additional grading did not occur. No other anecdotal or recorded evidence was found indicating additional work on these areas. EVALUATION AND CONCLUSIONS. Based on the results of our research, it is our conclusion that the northern and southern east-facing steep slopes, and the top of the north-facing slope associated with the southern east-facing slope, were man-made by WSDOT andlor the subsequent site owner, and that they were the result of natural resource recovery activities, utility installation, andlor public and private road improvements. This includes the limited-height (typically about 10 feet tall) steep north-facing and south-facing slopes associated with the utility installation that traversed the top of the steep southern east-facing slope (east of N.W. 6th Street). Accordingly, it is our opinion that theSe slopes qualify for Exceptions through Modification, as described in RMC Section 4-3-050-J-5-b-ii. The north-facing and south-facing site slopes, directly adjacent to the southern east-facing slope, also may have been altered beyond that discussed above .. THE RILEY GROUP, INC. 2002-062 [IDA Group -Renton Mixed Use -letter 290CT2002j final IDA Group, LLC Slope Evaluation -Rainier Ave. Mixed Use Project . Renton. W A . LIMITATIONS October 29,2002 Riley Project No. 2002-062 Page4/S Within the limitations of scope, schedule, and budget for our services, we have attempted to complete our work in accordance with generally accepted professional principles and practices in the field of geotechnical engineering followed in this area at the time this report was prepared. No warranty, express or implied, is made. We trust this letter satisfies your current needs. If you have any questions or comments, or you need additional infonnation or services, please calL ~~ Environmental Assessor William M. KliCk, P .E. Senior Engineer Attachments: see following page cc: Rich Wagner, Baylis Architects THE RILEY GROUP, INC. 2002-062 [IDA Group -Renton Mixed Use -letter 290Cf2002j final IDA Group, LLC October 29~ 2002 Riley Project No. 2002-062 Page 515 Slope Evaluation -Rainier Ave. Mixed Use Project Renton. WA Attaclunents: Figure A Aerial Photos FigureB Figure C FigureD FigureE Figure F FigureG FigureH Figure I Figure J FigureK Boundary & Topographic Survey, "Rainier Avenue Mixed Use", by Triad Associates, dated 9-26-02 1936 -Walker and Associates 1946 -Walker and Associates 1956 -Walker and Associates 1959 -Aerolist Photographers, Inc WSDOT drawing, "SRI67, Seattle to Renton", for contract-sneet 11 of 24 sheets, latest revision 8-23-44 Plat Map included in Title Report by-Stewart Title, effective date February 26,2001 King County "Pennitto Extend Slopes", granted by Ray N. Latimer to WSDOT, dated May 1, 1940, King County reference No. 3103931, WSDOT reference No. 323 WSDOT reference card for Contract No. 2643 Quit Claim Deed, granted by WSDOT to Robert L. Edwards et aI, dated September 13, 1956, file no. 4733794 Interview log, with Randy Rockhill, September 24, 2002 THERILEVGROUP, INC. 2002-062 [IDA Group -Renton Mixed Use -letter 290CT2002j flnal ~'t.-:".:;~ .... : .! . "\ .... 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C. u:-M •.• 'I. •• co .i I The Riley Group, Inc. 10728 Lake City Way NE Seattle, Washington 98125 Ph. 2064 17-0551 Fx: 206-417-0552 Company: ...I.t?~~:..:....:.....' ________ _ , ' Contact: Il.BtlD Y J2ac.Kitrl I- Phone #: 1.(1..5-J.S5-H ty Notes: (!\ 6. K j JDA GROUP LLC JACK D. ALHADEFF MANAGING PARTNER 95 S. TObi~ St, SUite 201 Renton, WA 98055 E-Mail: alhadetfjack@hotmail.com PH 425-891-1002 Fax 425-687-1405 I .. /TRIAD / ASSOCIATES I¢--...... -~-- Michael L. Matheson. PE Pr!I'Kjp~lj F;'oJ{-'C i M'Ykl~Jf'r IlnI41;5IilA'J""ucr'JE KlrkL·lf1(I. VJ.A, 98034 425.821.8448 425 R21.3L\f3\ f,'v 80048El0756 roll fret~ mmcltI1f':.on@tr1cH.i(15soc.r.om !~ DEVB.OPMENT SERVIces CITY OF RENlON NOV 15 2002 RECEIVED November 15, 2002 City of Renton Planning, Building & Public Works 1055 South Grady Way, 6th Floor Renton, WA 98055 Attention: RE: JOB NO.: Subject: Neil Watts / Leslie Nishihira Rainier Avenue Mixed-use / Preapplication No. 02-064 M2-0589 Exemption from Steep Slopes Dear Neil & Leslie: PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas frye, Jr., AlA Luchsinger, AlA Michael D. Chaplin, AlA In behalf of the property owner and in support of his request of November 6, 2002 for exemption through modification of the steep slope designations at the referenced site, we offer the following information important to the City's Decision Criteria. Our request for exemption through modification is made to address the practical difficulties of redevelopment of this non-productive asset in the City. Specifically, the slopes have been severely impacted over the last century as documented in the letter from The Riley Group, dated October 29, 2002, and that the referenced slopes are not in a natural condition. Further, the current existing improvements extend to and into the slopes providing no setback as might be desired by today's codes. Redevelopment of the site is not practical under the restrictions codified in the Critical Areas Regulations for the specific reason that the site has already been developed such that the slopes and slope setbacks are'not now preserved. This request for exemption meets the Decision Criteria (4-9-250.D:2) as follows: a. The modiJication will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: Since the original purchase of the property, the applicant has had on his team The Riley Group of engineers who have brought and will continue to bring sound engineering judgment to every step of the development process. 10801 Main Street Bellevue, WA 96004 CJ o Delineation o Reconnaissance evaluations o Permit assistance and agency coordination o Professional report preparation o Impact analysis and sequencing WETLAND PERMITTING SERVICES P~nez (206) ~ FalD (206) '5l3-7m Cell: (206) 2.fO-2413 wps@isp.cout Mitigation planning and monitoring <:> Linear projects (roads, power and gas lines) <:> Environmental compliance during construction <:> Peer review and permit conditioning <:> Wetland inventories <:> September 7, 2006 Michael D. Dotson Engineering -Plan Review City of Renton 1055 S. Grady Way Renton, W A 98055 RE: Rainier Station Wetland and Stream Construction Impacts and Mitigation Measures Dear Mr. Dotson: As requested, I conducted a site visit yesterday to evaluate construction impacts to the wetland and stream system at the Rainier Station project located on the west side of Rainier Avenue North between 559 and 625 Rainier Avenue North. Impacts, including dumping of debris and fill material, have been on-going for many years at this location. Recent debris dumping, including trees, concrete, metal objects and loose soil, occurred during demolition of structures within an approximately 6,000 square foot area ofwetlandfstream and buffer. Subsequently, silt fencing was installed at the top of the slope; however, as the majority of impacts occurred nearer to the critical areas, the silt fence is ineffective at protecting these resources. The text of your requirements is quoted below: As we discussed, prior to any work occurring in the vicinity of the delineated wetland(s}, as shown on the site plan for Rainier Station, the wetland boundary must be clearly identified and marked, and the constructionlbuffer limits and erosion control measures must be complete. As you related (due to miss-communication with the construction site crew), some clearing within the buffer of the wetland may have already occurred. Due to that incident it's now necessary to have a Wetland Biologist submit a report and recommendation concerning the impacts of that construction. Please provide a report as soon as possible. Unfortunately, it was impossible to mark the wetland boundary as required until removal ofthe debris described above. This letter addresses the requirement for a report and recommendations concerning the impacts. To prevent further damage, I recommend the following measures be implemented immediately, prior to any rain event occurring: 202S South Norman Sn-f: Seattle, Washington 98'44 Rainier Station Wetland/Stream Construction Impacts September 7, 2006 1. Remove the debris described above from the area using a backhoe. 2. Mark the wetland boundary as required. 3. Expose the culvert and protect the area around it with straw bales. 4. Place silt fence at the toe of slope. 5. Lightly compact soil along the slope with a backhoe. 6. Place black plastic starting above the top of slope to the toe of slope at the silt fence, so that rain water hitting the slope will remain free of sediment and will not clog the silt fence. The black plastic must be carefully anchored at top and bottom and at intervals along the slope. Implementation of the full mitigation plan involves construction of a retaining wall adjacent to the wetland along the north slope, which will involve use of large equipment and which, because there is inadequate time this year, will not occur UfItil next dry season. This construction will involve additional impacts within the wetland and buffer; therefore, I do not recommend planting any vegetation within the wetland or buffer at this time. I also do not recommend use of hydro seed within the area for two reasons: firstly, the grass will not grow UfItil after the rains commence, and in the meantime erosion will inevitably occur; and secondly, grass and other herbaceous plants will eventually threaten the native species that will be installed pursuant to implementation of the wetland creation and buffer enhancement plan. Thank you for the opporturIity to provide you with this information. Please do not hesitate to call with questions or concerns. Sincerely, Celeste Botha Transmitted via email CC: Jack Alhadeff Andrea Petzel, Engineering Services, City of Renton From: To: Date: Subject: Andrea Petzel Michael Dotson Wednesday, September 06, 2006 3:23:22 PM Rainier Station I spoke with Celeste, who seemed fairly concerned, and she proposed some emergency mitigation measures to keep the silt out of the culvert and figure out what to do about the wetlands. I told her that any impacts would need to be included in the mitigation plan, and she's going to draft a "emergency mitigation" letter explaining what happened, what she proposed to do to remedy the situation ASAP, and the amount of area impacted. She'll email it over to you tomorrow, if she forgets to cc me, can you forward me a copy to include in the mitigation plan? If you talk to Jack or her in the near future, could you drive home the fact that the overall mit plan has NOT been approved? Thanks, Andrea Andrea Petzel City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98055 425-430-7289 apetzel@ci.renton.wa.us [haureenNicolaY -Rainier Station -wetland impact From: To: Date: Subject: Jack, Michael Dotson alhadeffjack@hotmail.com Wednesday, August 30, 2006 8: 19:22 AM Rainier Station -wetland impact As we discussed, prior to any work occurring in the vicinity of the delineated wetland(s), as shown on the site plan for Rainier Station, the wetland boundary must be clearly identified and marked, and the construction/buffer limits and erosion control measures must be complete. As you related (due to miss-communication with the construction site crew), some clearing within the buffer of the wetland may have already occurred. Due to that incident it's now necessary to have a Wetland Biologist submit a report and recommendation concerning the impacts of that construction. Please provide a report as soon as possible. Prior to completion of the above items, on-going work limits at the site shall be as directed by the construction inspector. Work areas may be severely limited. Thank you for your attention to this issue. Mike Michael D. Dotson Engineering -Plan Review email: mdotson@ci.renton.wa.us Office # 425-430-7304 Fax # 425-430-7300 cc: Andrea Petzel; Jennifer Henning; Kayren Kittrick; Laureen Nicolay · ' o Delineation o Reconnaissance evaluations _ Mitigation planning and monitoring to> Linear projects (roads, power and gas lines) to> Envirorunental compliance during construction to> Peer review and permit conditioning to> Wetland inventories to> 0· Permit assistance and agency coordination o Professional report preparation o Impact analysis and sequencing September 13,2006 Michael D. Dotson Engineering -Plan Review City of Renton 1055 S. Grady Way Renton, W A 98055 WETLAND PERMITTING SERVICES Phone: (206) ¢'>-Tns Fax: (206) ¢Ym9 Cell: (206) ~l ~m RE: Rainier Station Wetland and Stream Implementation of Emergency Mitigation Measures Dear Mr. Dotson: os--ISS I have completed my field checks on the Rainier Station wetland/stream impacts. I visited the site on September 11 and again on the 12th to establish the wetland boundaries and the extent of recent impacts, and to direct (with plenty of help from Jim) construction with regard to implementation of mitigation measures. At this time, the unauthorized material has been removed from the wetland and stream. The entire fill bank has been compacted and smoothed to protect the black plastic from punctures. A silt fence has been properly installed at the toe of the bank at or just above the wetland boundary; A huge 40' X 200' sheet of heavy duty black plastic has been anchored to the bank with ropes and sandbags, and the silt fence at the top of the slope has been extended the full width of the area. I am satisfied with the above measures, which I am reasonably confident will protect the resources until next construction season, when the full buffer enhancement/wetland creation project can be implemented. However, I recommend that the city make regular site visits to inspect the work throughout the wet season to ensure that the sandbags are functioning to properly anchor the black plastic; the silt fence stakes being used as anchors for the sandbags are up to the task; and to inspect for wildlife damage, such: as deer running across and puncturing the plastic. In the event of large windstorms I am not sure how the plastic will fare. \ \ \ \ Rainier Station Implementation of Emergency Mitigation Measures September 13, 2006 There is a potential for runoff from the graded portion of the site to compromise the integrity of the mitigation measures, since much of the graded portion of the site drains back towards the stream/wetland. Jack and Jim and I have discussed possible solutions to address this possibility. I would encourage the city to ensure that this issue is properly addressed. Thank you for the opportunity to assist with this project. Please do not hesitate to call with questions or concerns. Sincerely, Celeste Botha Transmitted via email I Laureen Nicolay -R~: Wetland Rainier Station From: To: Date: Subject: "Celeste Botha" <cbotha@cablespeed.com> "'Michael Dotson'" <Mdotson@ci.renton.wa.us>. <alhadeffjack@hotmail.com> Monday. September 11. 2006 10:05:56 AM RE: Wetland Rainier Station Thank you. Michael. for clarifying my scope of activities. I am available today to stop by and observe clean up activities. Soil amendment within the buffer is needed to enhance plant growth. as described in the approved buffer enhancement plan. To avoid wetland fill during implementation of the buffer enhancement plan. the existing bank must be pulled back approximately one foot beyond the wetland boundary so that the contractor can backfill with topsoil/compost. I recommend that removal of this additional material take place now. Once the material has been removed. I can mark the wetland boundary as required by the city so that the silt fence can be placed as described in the emergency mitigation measures letter I prepared last week. Backfill with amended soil can occur now or wait until next summer prior to planting; I suggest waiting until next summer to add the soil amendment. I will stop by the site this morning to explain this plan to the contractor and again this afternoon to mark the boundary of the wetland and indicate the proper placement of the silt fence. I would appreciate it if Jack and/or the city would alert the contractor to my role in the project so that they will be expecting me and open to my involvement. I can be reached on my cell phone at 206 240-2413. Thanks again. Mike. -Celeste -Original Message- From: Michael Dotson [mailto:Mdotson@ci.renton.wa.us] Sent: Monday. September 11. 2006 8:47 AM To: alhadeffjack@hotmail.com Cc: cbotha@cablespeed.com; Andrea Petzel; Jennifer Henning; Kayren Kittrick; Laureen Nicolay; Neil Watts; Pat Miller Subject: Re: Wetland Rainier Station Jack. In our phone conversation on Friday we agreed that it was not necessary for the Wetland Biologist to be on-site at all times during the wetland restoration work. However I related that the oversight of the project would be as necessary to implement the plan. As you are aware, this wetland/stream work is an emergency measure that is required because of work performed outside of the project boundary. As we discussed in our phone conversation. our common goal is to insure proper restoration occurs to correct the inadvertent impacts to the wetland area. Oversight by the Wetland Biologist is necessary to accomplish this task. Therefore. due to the nature of the work. and that it may be necessary to amend the plan as it proceeds. "oversight" of the project by the Wetland Biologist (Celeste Botha) should include; directing the work prior to the contractor commencing. and daily monitoring and reports thereafter. until the work is complete. The initial plan set forth by your biologist provides for guidelines to accomplish restoration. Our staff will review any additional work or amendments to the plan that are deemed necessary by the Wetland Biologist. Page 11 I Laureen Nicola~ -RE: Wetland Rainier Station Please let me know if you have any questions. Mike Michael D. Dotson Engineering -Plan Review email: mdotson@ci.renton.wa.us Office # 425-430-7304 Fax # 425-430-7300 >>> "Jack Alhadeff' <alhadeffjack@hotmail.com> 9/8/063:10:51 PM »> Mike Dodson and Neil Watts: Mike, As per your letter and our discussion on the phone I have contracted Celeste Botha of Wetland Permitting Services to inspect and approve the completed work on the bank North West comor of the site. We will not be having her supervise the actual work as was discussed in eailier conversations on site. Nell, I have not yet spoken to you directly about this ( I have left you a voice mail) but I was informed that you insisted that their be course of constrution supervision by Wetland Permitting Services. In futher discussing this with Mke Dobson we came to the conclution that inspection at completion would be satifactory. If this is not OK with you please call me at 425-891-1002 so that I can reschule the work to a time that Celeste can be availible. JDA cc: "'Andrea Petzel'" <APetzel@cLrenton.wa.us>, "'Jennifer Henning'" <Jhenning@ci.renton.wa.us>, "'Kayren Kittrick'" <Kkittrick@ci.renton.wa.us>, "'Laureen Nicolay'" <Lnicolay@cLrenton.wa.us>, "'Neil Watts'" <Nwatts@cLrenton.wa.us>, "'Pat Miller''' <pmiller@ci.renton.wa.us> Page 21 I Andrea Petzel -Re: Rainier Station wetland/stream impacts From: To: Date: Subject: Celeste, Michael Dotson Celeste Botha 09/08/2006 8:48:45 AM Re: Rainier Station wetland/stream impacts Your recommendations have been reviewed and approved. The plan you've set forth in your letter will now constitute the temporary mitigation plan measures: 1. Remove the debris described above from the area using a backhoe. 2. Mark the wetland boundary as required. 3. Expose the culvert and protect the area around it with straw bales. 4. Place silt fence at the toe of slope. 5. Lightly compact soil along the slope with a backhoe. 6. Place black plastic starting above the top of slope to the toe of slope at the silt fence, so that rain water hitting the slope will remain free of sEldiment and. will not clog the silt fence. The black plastic must be carefully anchored at top and bottom and at intervals along the slope .. Implementation of the plan is conditioned on having you oversee the work. No other work on the site will be allowed until the Mitigation Measures are completed. As you mentioned in your letter -the work should be done as soon as possible, prior to any rainfall. Please let me know if you have any questions. Mike Michael D. Dotson Engineering -Plan Review email: mdotson@ci.renton.wa.us Office # 425-430-7304 Fax # 425-430-7300 »> "Celeste Botha" <cbotha@cablespeed.com> 917/06 8:01 :09 AM »> Mike, I am attaching a letter to address the issues in your email to Mr. Alhadeff. I am open to any of your .suggestions about how best to prevent further damage to the wetland and stream resources, but the letter describes my recommendations. I am unsure of the spelling of Andrea's name (because when she spelled it for me I didn't have anything to write it down with!), so in case I misspelled it in the email address above, would you please forward the letter to her? Thank you! -Celeste Office: (206) 328-7775 Fax: (206) 328-7779 Cell: (206) 240-2413 }><{{{{'> }><{{{{'> }><{{{{'> }><{{{{'> }><{{{{'> Page 11 o Delineation o Reconnaissance evaluations o Perntit assistance and agency coordination o Professional report preparation o Impact analysis and sequencing September 7, 2006 Michael D. Dotson . Engineering -Plan Review City of Renton 1055 S. Grady Way Renton, WA 98055 • WETLAND PERMITTING SERVICES Phone: (206) ~ Fax: (206) ~ Cell: (206) ~3 ......-pe@isp.am __ Mitigation planning and monitoring 0 Linear projects (roads, power and gas lines) 0 Environmental compliance during construction 0 Peer review and perntit conditioning 0 Wetland inventories 0 RE: Rainier Station Wetland and Stream Construction Impacts and Mitigation Measures Dear Mr. Dotson: As requested, I conducted a site visit yesterday to evaluate construction impacts to the wetland and stream system at the Rainier Station project located on the west side of Rainier Avenue North between 559 and 625 Rainier Avenue North. Impacts, including dumping of debris and fill material, have been on-going for many years at this location. Recent debris dumping, including trees, concrete, metal objects and loose soil, occurred during demolition of structures within an approximately 6,000 square foot area ofwetlandfstream and buffer. Subsequently, silt fencing was installed at the top of the slope; however, as the majority of impacts occurred nearer to the critical areas, the silt fence is ineffective at protecting these resources. The text of your requirements is quoted below: As we discussed, prior to any work occurring in the vicinity of the delineated wetland(s), as shown on the site plan for Rainier Station, the wetland boundary must be clearly identified and marked, and the constructionlbuffer limits and erosion control measures must be complete. As you related (due to miss-communication with the construction site crew), some clearing within the buffer of the wetland may have already occurred. Due to that incident it's now necessary to have a Wetland Biologist submit a report and recommendation concerning the impacts of that construction. Please provide a report as soon as possible. Unfortunately, it was impossible to mark the wetland boundary as required until removal of the debris described above. This letter addresses the requirement for a report and recommendations concerning the impacts. To prevent further damage, I recommend the following measures be implemented immediately, prior to any rain event occurring: 202S Soudt Norman Street Seattle, Washington cJIIt44 Rainier Station Wetland/Stream Construction Impacts September 7, 2006 1. Remove the debris described above from the area using a backhoe .. 2. Mark the wetland boundary as required. 3. Expose the culvert and protect the area around it with straw bales. 4. Place silt fence at the toe of slope. 5. Lightly compact soil along the slope with a backhoe. 6. Place black plastic starting above the top of slope to the toe of slope at the silt fence, so that rain water hitting the slope will remain free of sediment and will not clog the silt fence. The black plastic must be carefully anchored at top and bottom and at intervals along the slope. Implementation of the full mitigation plan involves construction of a retaining wall adjacent to the wetland along the north slope, which will involv:e use oflarge equipment and which, because there is inadequate time this year, will not occur until next dry season. This construction will involve additional impacts within the wetland and buffer; therefore, I do not recommend planting any vegetation within the wetland or buffer at this time. I also do not recommend use of hydro seed within the area for two reasons: firstly, the grass will not grow until after the rains commence, and in the meantime erosion will inevitably occur; and secondly, grass and other herbaceous plants will eventually threaten the native species that will be installed pursuant to implementation of the wetland creation and buffer enhancement plan. Thank you for the opportunity to provide you with this information. Please do not hesitate to call with questions or concerns. Sincerely, Celeste Botha Transmitted via email CC: Jack Alhadeff Andrea Petzel, Engineering Services, City of Renton (b'ndrea Petzel -Rainier Station -wetland4i~lT1pact From: To: Date: Subject: Jack, Michael Dotson alhadeffjack@hotmaiLcom 08/30/20068:19:21 AM Rainier Station -wetland impact • As we discussed, prior to any work occurring in the vicinity of the delineated wetland(s), as shown on the site plan for Rainier Station, the wetland boundary must be clearly identified and marked, and the construction/buffer limits and erosion control measures must be complete. As you related (due to miss-communication with the construction site crew), some clearing within the buffer of the wetland may have already occurred. Due to that incident it's now necessary to have a Wetland Biologist submit a report and recommendation concerning the impacts of that construction. Please provide a report as soon as possible. Prior to completion of the above items, on-going work limits at the site shall be as directed by the construction inspector. Work areas may be severely limited. Thank you for your attention to this issue. Mike Michael D. Dotson Engineering -Plan Review email: mdotson@ci.renton.wa.us Office # 425-430-7304 Fax # 425-430-7300 cc: Andrea Petzel; Jennifer Henning; Kayren Kittrick; Laureen Nicolay Page]/' Wed: t§uf[nan". f38inier sia~Q(i-'::: . __ ,,,,,.~,,,,--='-=' = .. ===========~ .• =: =_===========P=a~g~.~,--:·1:cJ"1 v From: To: Date: Subject: Dear Fred ...... . "Rich Wagner" <wagnerr@baylisarchitects.com> <fkaufman@ci.renton.wa.us> 6/9/2006 3:53:25 PM Rainier Station I want to thank you for your favorable re-consideration of the location of refuse collection points at Rainier Station. We will revise our permit application drawings to show these areas as covered and sound absorbing. More importantly, I also want to thank you for your fairness on this issue. Considering that the applicant had filed an appeal on another project at the same time asking for re-consideration on this project, you once again demonstrated the clear thinker and truly the honorable gentleman that you are. Thank you .......... . Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com cc: "Jay Covington" <Jcovington@cLrenton.wa.us> • CITY.F RENTON , "," Kathy Keolker, Mayor June 1,2006 Richard L. Wagner, AIA , Baylis Architects 10801 Main Street Bellevue, W A 98004 Re: Rainier Station, LUA":05-155, SA-H, V -H, LLA, ECF Request for Reconsideration, Dear Mr. Wagner: Hearing Examiner Fred J. Kaufman This office has reviewed the applicant's Request for Reconsideration. ,The issues raised were the denial of a modification to aliow Refuse and Recycling Enclosures closerthanperriritted to residential uses and the timing for the submission of wetland mitigation plan,S. As noted in the applicant's request, the only Refuse and Recycling Enclosures, at issue are the ones that do not meet c,ode. The third enclosure meets code and so is not ~m issue; AB for the upslope property owner's opiriion, the plat is still being developed and the impacts on new residents cannot be assessed in the same way as vacant property; , What has been clear about this project from its initial review is that whiie well qesigned, the project is basically shoehorned:: onto a site that may well be too smail. The applicant may'blame the site's charaCteristics but thalis the site. the applicant acquired-one Wi1hlimitations. The ' , ,applicant has already sought and15een gmnted variances that allowre~h.ibtions'in setback , accmnmodatingthe applicant's'ove'rzealolis site design. Imposing additiQtial inipacts of this development on adjacentpropertiescoul~ be considered overreaching: '.:' , . As any design professionaJwouldknow there is a reason why City ,~od~·requiresthefifty.Joot , '(50') separation between such enclosUres and residential uses. They ~e a n()ise im~nt and can be a source of foul odors and create complaints. The required separatioI1, helps amelior,ate those , Issu~s. While granted theI405soimd walls area compromise, that isone:of,tliosecompromise tra~e~,ffs accepted for the'geneial public good of an expanded 1-4O'S.The subject proposal, isa . , private project lessening the 'tradeoff benefits arid overall publicgo()d:, ' ' , ' This office would consider theiriodification if the enclosures are roofed and those roof structures . as well as the walls contain ~oise attenuating materials or building methods. Thisoifice iS,sure that such roof structures carl be designed With an eye to aesthetics tliafheIps blend them into the " overall architecture of the complex:: ' '" ' . . -. This office will alter,the condition regarding the timing for the submi~sion ofthewetland buffer mitigation plan. The timing,will c()rresp~nd withthe issuance ofconstnictionpermits. " , :Therefore, the Decision will be modified as follows: ': . , '~. , . :i.'· -'---'-"-'--10-5-5 -So-u-th-G-' r-ad-y-W-a-y-.-~R:-en'-to-:-'n~,'--'W-as--'h""in""'gt-on-9-80'-5-5 --(-4-25-)-::-43-0--6-5-15--'----'---'-· .. ~ ..•.. ":iJ:oi.. ' ", ' AHEAD OF THE CURV'E : ()II[l' This carer contains' 50% rP.CVf'1P.t1 rT-amArirli :mOJo I'lOSt r.nn~1 ImAr June 1,2006 • • Richard Wagner, AlA Baylis Architects Page 2 1. 2. 3. 4. 5. 6. 7. 8. The modification is approved if the enclosures are roofed and those roof structures as well as the walls contain noise attenuating materials or building methods. The roof structures shall be designed to blend them into the overall architecture of the complex. The site plan and variances are approved subject to the following conditions: The applicant shall comply with all requirements of the Determination of Non- Significance -Mitigated that was issued by the Environmental Review Committee on February 24,2006, except Condition #3 of the DNS-M as modified by recommended site plan condition #10 below. The applicant shall comply with the terms of the letter of modification from Gregg Zimmerman to Richard L. Wagner, dated December 12,2004, regarding proposed impacts to man-made steep slopes on the subject site. ' The applicant shall provide d~~i1ed;l~rrd$cape andJ~J?;hting plans that show proposed parking lot landscaping al}dtlightihg prior to the recotdip.g of the final site development plan, subject to revieW,aIlg appro;yal b/the DevelQpine~t;&ervices Division. Lighting shall comply with RMC 4'4:"P75 ind shlili'iiotcreate offsite?glare that may interfere with aviation traffic; ,,"':; / ''', o ~ Prior to app1icati9~ for co~trugti9n~~~i(g;ffh~;,~pPli2an:Shal~~pPlY for the necessary lot line adjustme~t to,i~rea;te 3 -,,,,,:,' . 7'!:":'aJcels,~~ depihted,on t~e site plan dated December 21, 2~05:"/'~'i ;',' " t~~"~~';¥, I 1~l?;t¥ Prior to issuance 0'[ C(mst;u~tionperlI#ts, the'~i>plicant{shllllpr()fide draft CC&R's for the review and appro~al?:Ofthe Development Servic~sRiy,isio~jregarding the assignment of parking spaces to';yach~building;? and maintenanc~,.',9~coJlllH(m landscaping, storage, refuse and recycling taci1iti.11s,,:~n,d p~kinganpdr}vewa,.y ~rlas . . " " :"':!;~~-:!;..-~': "'~~( '." ·{f_%. ; , ':i, '::>~P"~:: .,~ . .t:/~Y· " Prior to issuance of constnictiqItpemu~, the ap~li~~t":shall obtain any right-of-way use permits, right-of-way vacations; ()Frelease,ofeas~ments that are necessary for the proposed development as depicted on'thesite plan dated December 21, 2005. 9. Prior to issuance of construction permits, the applicant shall submit a fmal detailed landscape plan for review and approval by the Development Services Division. . ' , 10. Prior to receiving certificates of occupancy, the applicantshall provide an avigation eas~ment to the City of Renton Municipal Airport for noise alid flyovets resulting from airport traffic, in a format to be determined by the Development Services Division and the Renton Municipal Airport. 11: The applicant shall coordinate with the City's Utility Systems Division for required onsite and offsite water/sewer improvements, including development of the Sixth Street Short Plat (LUA04~093). June 1,2006 Richard Wagner, AIA Baylis Architects Page 3 • • 12. The buffer for the Category II wetland located to the west of the subject property shall be reduced to 25-feet in those areas where the required 50-feet buffer areas intersect the Rainier Station property line. Mitigation shall be required in the form of increased buffers on the north and south sides of the wetland at a 1:1 ratio. A permanent fence and signage shall also be constructed on the east side of the wetland adjacent to the proposed development. Prior to issuance of construction permits, the applicant shall be required to . submit a detailed wetlan:d buffer mitigation plan for review and approval by the development Services Division, which shall include plans for fencing and signage. If this office can provide any further assistance, please Jeel free to write. Sincerely, Hearing Examiner City of Renton FKlnt . . :? cc: Mayor Kathy Keolkw 'f~;i£ .. .' ~: NeilWatts, Developg"ent Sei;vice§",j!. Jennifer Henning, Deyelopm~t s,@c IDA Group, Jack Alh~ge(fifi'; '\," .. ,- il\ '\'~' . :' It .'-' .. " May 8, 2006 •• DE\f~~~~WE~ttf'NG MAY.' 0 2006 RECE\VEO Office of the Hearing Examiner City of Renton 1055 S. Grady Way Renton WA 98055 Attention: RE: JOB NO.: Subject: Mr. Fred J. Kaufman Rainier Station File No. : LUA 05-155, SA-H,V-H, LLA, ECF M2-0589 Request for Reconsideration Dear Mr. Kaufman: • BAYLIS ARCHITECTS 10801 Main Street Bellevue, WA 98004 T 425 454 0566 www.baylisarchitects.com On behalf of the JDA Group, LLC, we request your reconsideration of Item 1 and Item 12 of your decision of April 25, 2006, due to the following new information: Item 1: The modification is denied. The modification requested by the applicant is to allow the Refuse and Recycling Enclosures to be located closer than 50 ft. from the adjacent residential zoned property. You note that this request for modification "does not appear justified" and that "the applicant can relocate surface parking stalls to accommodate the facilities in a m~er compliant with code". Both of these observations do not accurately portray the existing and unique site conditions, nor the proposed mitigations. Please also note that thistopic was only very briefly mentioned at the hearing and not fully presented or discussed. Since the request for modification was not at issue, was fully supported in the staff presentation (as c0ilfumed on Para. 6, page 3, ot YOlit office's report), and '~;'iisnot questiotu:u or eveil mentioned by anyone else, including yourself, the applicant was left with the conclusion that the stafrs position was accurate. Understanding now that this modification is an issue, please consider the following elaboration. Three Refuse and Recycling Enclosures are proposed: one northwest of Building One, one southwest of Building Two and one north of Building Three. The one on the north of Building Three conforms to the 50 . , • F. Kaufman-Reconsideration May 8, 2006 Page 2 foot setbacks prescribed by the code, so is understood not to be of issue. The other two are proposed immediately adjacent the residential property and are therefore not code compliant. The following observations and statements of fact are offered in support of both this request for reconsideration and the original request for modification. 1. Although the adjacent slopes will help the noise impacts, we are not asserting that thc:;y will fully mitigate the noise encroachment on the residential property. The substance of our mitigation proposal is the intervening concrete walls. Both these enclosures are isolated from the residential properties by very high concrete walls immediately adjacent and between the enclosures and the residences. The wall, at both enclosures, towers above the enclosure to a height of 30 feet. These walls will reflect sound away from the residential property, back to Raillier Avenue. This sound control wall is the same technique used by WSDOT as required by the city to build through ~ur community, and the same that the gty often requires to mitigate noise impacts .on private and municipal projects throughout our community. . 2. Relocation of the enclosures to some other location on-site by adjusting surface parking as suggested in the report is not a solution. The Building One enclosure will absorb two stalls and the Building Two enclosure will absorb yet another. Further, the only other locations available .on-site are either in the middle of parking lot, where the primary pedestrian promenade and trellis are proposed, or in the front yard, immediately along the street frontage. We submit that neither of these locations make for good site design and would be rejected by any design professional . . a. Another alternative considered by the applicant was to construct the enclosures and cover with a roof. This solution makes the visual impact even greater, smc·e the tops must be over 12 ft high to accommodate pick-up clearances. Making a dumpster enclosure bigger seems the wrong thing to do when all other efforts are to make them disappear. b. Lastly, it is important to note that the adjacent residential property owner, the one most affected by this modification request, has supported the modification as originally submitted by the applicant. Item 12: Buffer Mitigation Plan This item requires lhat «Prior to application for construction permits, the applicant submit a detailed wetland buffer mitigation plan ... " . the applicant takes no exception to suPmitting the plan, but requests reconsideration on the timing of the submission. In particular, the applicant requests that the plan be subm:itted"prior to issuance of construction permits", similar to the requirements of other conditions set forth in the decision. In fact, the detailed plan which is requested, was commenced some time ago for a similar project, but was suspended, so know that the applicant is committed to this effort. However, the special condition upon • F. Kaufman-Reconsideration May 8,2006 Page 3 which this request is based, is that the wedand biologist for this project is out of country on honeymoon for another two months during which time the applicant will be filing for building permits. While the permit applications are being reviewed, this mitigation plan can be finalized. Please know that the applicant's . acceptance of this condition is confirmed, only the timing is objectionable. Based on this new information, we ask you to reconsider your determination on these two conditions and find that the refuse enclosures are acceptable where proposed and that submission and approval of the buffer mitigation plan would be acceptable anytime prior to issuance of the building permit. Thank you for your attention to this matter. Sincerely, . BAYLIS ARCHITECTS Meredith Everist for Richard L. Wagner, AIA Principal cc JDA Group-Jack Alhadeff City of Renton-Jennifer Toth Henning RLW:jlc Acr!J=:' I I' j I .... ". R-I ZONE R-e ZONE .-.~ .. -...... . 'Efj' .. ........... ,'2' . . . - "---EX1!;TIN6 LI6+iT POLE / / ~ .•••••. .. / .. , J R-I ZONE R-e ZONE -.-.-... -.-- _.-.. , I - PROPER"'" LINE TO BE YN;A.TED EA!:&£NT UI£ El1ILOfN6 SE'1'BAGIC:. I LNiD5GAPE B.FFER LINE $<GRO~ ~. ReLic. 1£AAJN6) TOE OF SLOPE Bl...P6OUTLIJE: c.ANOP'f LINE MSC I'W.1. SOI.DIER PILE rw..L SOIL HAIL tw..1. =~""'-L • SIn: LIGHT , z o ~ r Vl 0:: w Z -~ z o ~ w l:) Vl z :::> I II) @~ >< . - z L 0 ~ Z w cr:: HS-OI06 'ME NOV'E ...... ll.200S_SlTEI"LAN1ItEYIlW MNlCIoI" _. 101l''I60 DESICiN D£YU.OPr1EHT _"'l.IOOI.-~~AL Ir:..;;oIM;o",5o"~ ~.\/.'A9aC(,4 T42S 'IS"! OS66 • • ~1Y OF RENTON MAY 082006 RECEIVED . erN CLERK'S OFFICE 10801 Main Street Bellevue, WA 98004 T 425 454 0566 I F425453 8013 www.boyIisorchitects.com TO City of Renton, Office of Hearing Examiner o Mail JOB NO M5-0106 1055 South Grady Way Renton, W A 98055 ATTENTION o Enclosed o Original COPIES DATED Mr. Fred J. Kaufman lEI Copy of Letter o Shop Drawing DFAX RE Rainier Station o Courier FILE DATE 5/8/2006 o Prints FAX o Disk PAGES DESCRIPTION 1 5/8/2006 Request for Reconsideration -LUA 05-155, SA-H, V-H, LLA, ECF These are transmitted as checked below o For approval o As requested o Approval as noted o Correct and re-submit o For your use o For review and comment o Approval as submitted o Forwarded without review Remarks Copy to: Jack Alhadef, JDA Group, 95 South Tobin, Suite 201, Renton, WA 98055 Jennifer Toth Henning, City of Renton, 1055 South Grady Way, Renton, WA 98055 o Mail o FAX Signed Thank You, o Courier Meredith I • May 8, 2006 Office of the Hearing Examiner City of Renton 1055 S. Grady Way Renton WA 98055 Attention: RE: JOB NO.: Subject: Mr. Fred J. Kaufman Rainier Station File No. : LUA 05-155, SA-H,V-H, LLA, ECF M2-0589 Request for Reconsideration Dear Mr. Kaufman: • BAYLIS ARCHITECTS 10801 Main Street Bellevue, WA 98004 T 425 454 0566 www.baylisarchitects.com CITY OF RENTON MAY 08 2006 . RECEIVED JITY CLERK'S OFFfCE On behalf of the JDA Group, LLC, we request your reconsideration of Item 1 and Item 12 of your decision of April 25, 2006, due to the following new information: Item 1: The modification is denied. The modification requested by the applicant is to allow the Refuse and Recycling Enclosures to be located closer than 50 ft. from the adjacent residential zoned property. You note that this request for modification "does not appear justified" and that "the applicant can relocate surface parking stalls to accommodate the facilities in a manner compliant with code". Both of these observations do not accurately portray the existing and unique site conditions, nor the proposed mitigations. Please also note that this topic was only very briefly mentioned at the hearing and not fully presented or . discussed. Since the request for modification was not at issue, was fully supported in the staff presentation (as confirmed on Para. 6, page 3, of your office's report), and was not questioned or even mentioned by anyone else, including yourself, the applicant was left with the conclusion that the staffs position was accurate. Understanding now that this modification is an issue, please consider the following elaboration. Three Refuse and Recycling Enclosures are proposed: one northwest of Building One, one southwest of Building Two and one north of Building Three. The one on the north of Building Three conforms to the 50 • • F. Kaufman-Reconsideration May 8, 2006 Page 2 foot setbacks prescribed by the code, so is understood not to be of issue. The other two are proposed immediately adjacent the residential property and are therefore not code compliant. The following observations and statements of fact are offered in support of both this request for reconsideration and the original request for modification. 1. Although the adjacent slopes will help the noise impacts, we are not asserting that they will fully mitigate the noise encroachment on the residential property. The substance of our mitigation proposal is the intervening concrete walls. Both these enclosures are isolated from the residential properties by very high concrete walls immediately adjacent and between the enclosures and the residences. The wall, at both enclosures, towers above the enclosure to a height of 30 feet. These walls will reflect sound away from the residential property, back to Rainier Avenue. This sound control wall is the same technique used by WSDOT as required by the city to build through our community, and the same that the city often requires to mitigate noise impacts on private and municipal projects throughout our community. 2. Relocation of the enclosures to some other location on-site by adjusting surface parking as suggested in the report is not a solution. The Building One enclosure will absorb two stalls and the Building Two enclosure will absorb yet another. Further, the only other locations available on-site are either in the middle of parking lot, where the primary pedestrian promenade and trellis are proposed, or in the front yard, immediately along the street frontage. We submit that neither of these locations make for good site design and would be rejected by any design professional. a. Another alternative considered by the applicant was to construct the enclosures and cover with a roof. This solution makes the visual impact even greater, since the tops must be over 12 ft high to accommodate pick-up clearances. Making a dumpster enclosure bigger seems the wrong thing to do when all other efforts are to make them disappear. b. Lastly, it is important to note that the adjacent residential property owner, the one most affected by this modification request, has supported the modification as originally submitted by the applicant. Item 12: Buffer Mitigation Plan This item requires that "Prior to application for construction permits, the applicant submit a detailed wetland buffer mitigation plan ... " . the applicant takes no exception to submitting the plan, but requests reconsideration on the timing of the submission. In particular, the applicant requests that the plan be submitted "prior to issuance of construction permits", similar to the requirements of other conditions set forth in the decision. In fact, the detailed plan which is requested, was commenced some time ago for a similar project, but was suspended, so know that the applicant is committed to this effort. However, the special condition upon • F. Kaufman-Reconsideration May 8, 2006 Page 3 • which this request is based, is that the wetland biologist for this project is out of country on honeymoon for another two months during which time the applicant will be filing for building permits. While the permit applications are being reviewed, this mitigation plan can be flOalized. Please know that the applicant's acceptance of this condition is conftrmed, only the timing is objectionable. Based on this new information, we ask you to reconsider your determination on these two conditions and flOd that the refuse enclosures are acceptable where proposed and that submission and approval of the buffer mitigation plan would be acceptable anytime prior to issuance of the building permit. Thank you for your attention to this matter. Sincerely, BAYLIS ARCHITECTS Meredith Everist for Richard L. Wagner, AlA Principal cc JDA Group-Jack Alhadeff City of Renton-Jennifer Toth Henning RLW: jlc fI\ RAINIER STATION SITE PLAN ~ MAY8,200b 1·:90'~· R-E> ZONE R-I ZONE '--'EXIST1N6 lI6HT POLE I: I' :." ;. /::":-. .~ •. / / , / , j /' R-I ZONE R-E> ZONE ~ .. --' .....•.••••••.... ~ ..... L················· ."-"''''''....,NT--···~:l;.-L~~~--=-..... ./ _ •• _ EXlSTtMS PROPERT"f UtE PROPOSED PROPERlY LIN: = PROPERTY LIIE TO BE VACATED EASEMENT LINE ElJILDIN6 SETBAC.K I L.ANDSC.AFE aFFER LINE iENGROAGI+£NT REQS. R.eLIC 1UoRlN6) TOE OF 5LOf'E IltD6 0IITlI1E GANOP'f LINE • SITE LIGHT PRELI;''vfIrVARY-NOT fOR CONSTtfUCT/O,A/ RICHARD WAGNER COf"VfUGHT@mo. _YUSNlCtilTECTSINCOIIPClRATED AU. JUGHn RESERVED z o -t-~ V) 0::: W Z ~ z o ~ w Z II) :::> I @ ~ >< . I: 5 .-z w ~ M5-0106 ME NOYEM8ElI.11.200S_SlTEP'LANft£VIEW l'1oIIIK>I"lOOf;. '_DESlGNDEYEI..Of"t1EN ""'V 11. lOCI6_-+rTSlAIP'ITT ..... Z zW C)~ ViO W...J o~ W o 10801 M.I" .. Stree'I 8e11evue, WA98004 T 425 454 0566 1'42515)8013 _baylArcNl:eds_COl"I •• • AFFIDAVIT OF SERVICE BY MAILING ( STATE OF WASHINGTON) ) County of King ) ss. / Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 25th day of April 2006, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: N ary Public in and for the State of Washington siding at ~ fP:n ' therein. Application, Petition or Case No.: Rainier Station File No.: LUA 05-155, SA-H, V-H, LLA, ECF The Decision or Recommendation contains a complete list of the Parties of Record. • • [ HEARING EXAMINER'S REPORT J Minutes APPLICANT/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: • • April 25, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON IDA Group, LLC 95 S Tobin Street Renton, W A 98055 Meredith Everist Baylis Architects 10801 Main Street, Ste. 110 Bellevue, W A 98004 Rainier Station File No.: LUA 05-155, SA-H, V-H, LLA, ECF 601 Rainier Avenue North Environmental (SEP A) Review and Site Development Plan review for 52,000 square feet of commercial space in 3 buildings, with I22-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Development SerVices Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on March 21, 2006. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the March 28, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, March 28, 2006, at 9:01a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affIrmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Map application, proof of posting, proof of publication and I other documentation pertinent to this request. Exhibit No.3: Site Plan Exhibit No.4: Land Clearing Plan - Rainier Station • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 2 Exhibit No.5: Utility Plan Exhibit No.7: LandscapelPlanting Plan --. ---------------'-. --, ---".---'-------------------------- Exhibit No.9: Zoning Map • Exhibit No.6: Grading and Drainage Plan Exhibit No.8: Letter from Gregg Zimmerman to Richard-L. Wagner (April 12, 2004)-=~-~-------~ - Exhibit No. 10: ERC Mitigation Measures Exhibit No 11: Updated Elevations for the Site Exhibit No. 12: Site Map, Section A-002 (November 21,2005) Exhibit No 13: Parcel Map Showing Ownership of Property The hearing opened with a presentation of the staff report by Jennifer Henning, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. This is a proposal for a commercial development on a 3-acre site located on the west side of Rainier Avenue N. The proposal is to develop three commercial buildings and a parking garage. The buildings would range from one to three stories and from 7,600 square feet to 12,000 square feet. The three existing structures on site will be removed. Building One would be 38-feet high, located in the southwest comer of the site and some surface parking just to the north. Building Two would also be 38-feet high, located in the center of the site, Building Three would be 45-feet high, located in the northern portion of the site, and the parking garage is proposed to be located against the western wall of the site and would be two levels. The parking garage will be available for access by all of the buildings. There will be a total of 20 1 parking stalls, 122 in the garage itself and 79. in the surface parking. The applicant is proposing to phase the project, Building One and site work would be accomplished in Phase 1, Building Two and the shell of the garage would be constructed in Phase 2, and Building Three and the completion of the Parking Garage would occur in Phase 3. The applicant has requested an extended approval to allow the construction of the various phases to 5-6 years. Access would be via two driveways off Rainier Avenue, one toward the southern portion of the site and the other at the northern end of the site. The applicant should comply with the Renton Municipal Airport's request for an avigation easement regarding noise and flyovers from airport traffic. There is a wetland that is offsite within 25-feet of the property. The applicant has requested buffer reduction to 25-feet with mitigation, which will result in increased buffers on the north and south sides of the wetland. There is a lot line adjustment that will be part of this proposal. The property is fairly large and three individual lots will be created through the lot line adjustment. This adjustment must be completed prior to the issuance of the construction permits so that all setbacks and coverages can be verified. In addition to the 2-level parking garage in the northwest comer there will be some additional shoring and retaining walls and rockeries installed. These were at the recommendation of the geotechnical report. There would also be construction of permanent fencing, signage on the east edge of the buffer adjacent to the proposed development. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with five mitigation measures. There were no appeals. ,. -- Rainier Station • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 3 Fire and Transportation fees were imposed by the ERC. Site Plan Approval: • This project does protect the wetlands and does comply with all land use and environmental policies. The project is zoned Commercial Arterial (CA), which allows commercial development on high traffic corridors. The lot coverage would be 65% and that meets the requirements for this zone designation. This development meets the front yard setbackS, however the applicant has requested a variance to reduce the rear yard building setback from 15 feet to between one and three feet for buildings One and Two, and to reduce the side yard setbacks from 15 feet to between zero and five feet for the parking structure. A conceptual landscape plan was submitted with the site development plan. The applicant will be required to submit a final landscape plan for review and approval prior to issuance of building permits. This site is not expected to impact the properties to the west and north, which are zoned residential and are single-family developments. The parking lot lighting will be non-glare and mounted no more than 25-feet above the ground. There would be short-term traffic impacts due to construction however the days and times of construction are limited by code. There is a Class II wetland located approximately 25-feet from the west property line. The DNS-M indicated that approval of the Rainier Station development is subject to approval ofa reduction ofthe required 50-foot buffer from the wetland to 25-feet and the variance application for the Rainier Mixed Use South Parking Lot. There will be construction and storm water impacts, which are covered by existing codes. The project is required to be screened from adjacent residential-zoned properties. The Traffic Planning Section will review construction related impacts prior to issuing final construction permits. There will be adequate security and parking lot lighting, which would be regulated by code. It does not appear that the proposed development would generate any harmful or unhealthy conditions. It appears that adequate buffering and screening from residential properties will be provided at the proposed pickup locations for refuse and recycling as requested in the modification request. There is a 12-inch water line located in Rainier and a 12-inch water main located in NW 6th Street. The static water pressure at the street level is approximately 65 psi and approximately 60 psi at a finish floor elevation of 50-feet. The fire flow analysis found that the existing water line in Rainier Avenue North could deliver enough pressure for fire protection. A looped water line must be installed around the proposed buildings if the fire flow demand exceeds 2,500 gpm. It appears that the demand would be approximately 2,700 to 3,500 gpm. Additional hydrants will also be required. There is an 8-inch sewer main in Rainier Avenue North and a sewer main that runs from the cul-de-sac in NW 6th Street through the site, which connects to the main located in Rainier Avenue North. The sewer easement runs through the site, under the parking area while avoiding the building. On Rainier Avenue North there is a cutout area that contains a Puget Sound Energy power vault. A Right-of- Way Use Permit from the City will be required, subject to Puget Sound Energy's agreement to relocate the vault. Rainier Station • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 4 Variance Request: • The applicant is requesting a variance from the landscaping/screening and setback requirements in the City's Development Regulations. The variance requests are_based upon the topographical features andconstraint~:9f tne--site;---~----::'-------------------~------~--------------------------------------------- The development regulations require the IS-foot landscaped visual barrier between CA zoned properties and residential properties. It may be reduced to 10-feet through the site plan review process. Additionally, when a CA-zoned property abuts a residential zone, the minimum rear yard and side yard setback is IS feet. The applicant has requested a variance to reduce the rear yard setbacks and associated landscaped areas from 15 feet to 1-3 feet for Buildings One and Two, and to reduce the side yard setbacks and landscaped areas from 15 feet to 0-5 feet for the parking structure. The Examiner stated that it seemed that the wetland was being used as justification for driving the variance and proposed Building OnelLot 1 is nowhere near thewetland. There does not seem to be any hardship, where the property lines were before the proposed lot line adjustment. Perhaps the building is bigger than it should be for a small lot. Ms. Henning stated that one of the reasons for the lot line adjustment is to bring it into synch with the zoning. The applicant does have to show that they meet all four of the variance criteria. The applicant feels that the subject site imposes undue limitations on its development under the development regulations. The offsite proximity of a Class IT wetland and a large area of steep slopes on the west side of the property and offsite have unduly constrained the buildable area ofthe site. Because of the significant grade change between the subject property and adjacent residential properties, effective screening of commercial uses through landscaping cannot be achieved. Also, a Class IT wetland within a forested area, and dense areas of native vegetation, are located between this property and neighboring residential properties and that provides a natural barrier. In other properties with similar circumstances where ground features and building locations have reduced or eliminated the need for screening and buffer functions, it would appear that the City would recommend approval of a variance to reduce landscaping and setback requirements on this parcel. The applicant contends that the request for a variance is needed in order to develop the proposed property due to the steep topography and limited buildable area. Impacts to steep slopes will be limited to those identified as man-made, and the development will comply with the wetland buffering and mitigation requirements established in the recommended plat conditions. The proposed variance would not result in affective reduction of buffering or screening of the neighboring properties. The owner of this particular parcel that is the subject of today' s hearing is also the owner of the R -I parcel adjacent to this plat. He has, as of today, a split parcel that includes some commercial and a very low-density residential component. The lot line adjustment is intended to clean it up so that we know what area is available for commercial and an additional area that is potentially available for some residential at an extremely low density if they can comply with City codes that regulate the critical areas. The codes do provide protection. There was extensive discussion on why these variances should be allowed and what effect they will have on future plat developments. • Rainier Station File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 5 • Rich Wagner, 10801 Main Street, Ste 11 0, Bellevue, W A 98004 introduced his team that was present for today's hearing. The Reilly Group did the environmental analysis, the geotechnical analysis and all of the analysis concerning the history of the steep slopes. The goal of this project is to serve the immediate needs ofthe neighborhood. As the airport continues to grow, there seems to be no specialty grocery stores, no good office space and so they looked to offer these amenities to the community. They do accept the ERC recommendations and concur with the findings and recommendations of the staff report. They do agree with the buffer averaging part of the application and accept the conditions of approval, however they would like to ask for a six-year approval because of the phasing. The first phase of the project will be Building One and the immediate site improvements up to the south face of Building Two, complete grading and utilities for the entire site and completion of a drive lane from the south base of Building Two through the northern parking lots to the second northerly access. They will be securing all utilities and surface water, power and gas for the entire site. All retaining walls will be in place during phase one. The second phase is Building Two, and the last phase would be Building Three. Within six weeks they will be filing for construction permits for Building One. They will maintain the lO-foot setback on the north slope, north of Building Three. The debris fences applied to the southern face of the northern slope, north of Building One. There is no shoring proposed along the building face of Building Three or anywhere around the parking strilcture all the way to the northwest comer of Building Two. There is shoring proposed from the northwest comer of Building Two along the entire west property line of Building One and Two and a little shoring at the southern wall at the southwest comer of Building One. The map that shows all of the existing property lines was not brought in today. HBL will have that to the Examiner either today or tomorrow afternoon, it is important to see the link and know what is taking place on site. In the north "dog leg" parcel there are four lots, the R-l area has five lots, three lots in the existing CA zone area and a separate lot on the south side. The "dog leg" is a zoning line that was defined by a legal description approximately 12 years ago, it had nothing to do with this application. This proposal does include moving the property line out closer to the existing wetland in the R-l zone. They are moving the property line into the R-I zone to match the zoning line. A shoring wall will be built close to the property line that will be independent of the building construction. The building will not be holding up the slope, the shoring, processed as a separate permit, will be holding up the slope. The LLA proposal will be to the Examiner soon, they are just finishing up the legal descriptions. The CC & R's are currently being prepared, that will all be done prior to issuing any construction permits. Sections were presented showing how each would relate to their adjacent neighbors. In section one the houses will look over the top of Building One, all mechanical equipment on roofs will be screened. Section two will also allow the neighboring homes to look over the top of Building Two. The parking structure is at grade of the commercial site. Rainier Station • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 6 • At the time the south lot was being proposed, it was presumed that the whole process with Chang's would be done and decided prior to this hearing. The south lot (parking) is not connected to this parcel for the Rainier Station. The wetland in Parcel A remains classified as a Class i. They do not want people wandering back into the buffer area and so agree withERC to fence alongJheeastJineofthe buffer.-------------------------------~-.---~----------.-~-"-.-~-.-~.---.~-~---+-.--~-~--~ ~-+--.~. ----_.-.---.---~-----.--------~---~--" ----_ .. ------~-- In the revised elevations Building Two is not quite as tall as first presented. Building One tenant is going to be a long-term user, an eight to nine foot ceiling for a single user is too low, therefore, they are proposing a little higher ceiling height. Building Two goes a little higher still, with office above and the unlikeliness that there will be but a single tenant they are able to lower the ceiling height. Building Three is actually proposed as a 3- story building. That building will have the biggest impact on the parking structure. The goal is to have commercial on the first floor, general professional offices on the second and if the market is correct, possibly a restaurant on the third floor that can look out over the airport, the Cascades and even a view of Mt. Baker and Mr. Rainier. Regarding parking for Building One, in the early months they will most likely allow employee parking in front of the building, this gives the appearance of early activity. In the long term, it is anticipated that all of the employees of all three of the buildings would be in the back portions of the parking garage. One of the variances involves the distance of the recycling center. Ms. Henning stated that they are in favor of this modification due to the location and the proximity of Rainier Avenue. The recycling center would be at the toe of the shored wall that is proposed. They do not want to do another strip center on a CA zone. They are trying to maximize the developable area. There does not exist in this community a CA zone that has proposed a parking structure. This is a big step and it does not seem that he should be discouraged. To justify that expense it is necessary to maximize the square footage. This is the type of density that the City is trying to achieve. The hardship comes in with the fact that it is not a deep site, they are trying to create multi-level buildings in order to capture the square footage. The adjacent steep slopes and wetlands do play at some of the constraints that they are working with. At one time it was proposed to push the property line back closer to the structured parking, that left the CA zone attached to the ownership of a R -1 zone. They were encouraged to bring that property line back out. NW 6th Street to the west and north ofNW 6th Street all the way to the wetland in Parcel A, all of that area drains into this wetland. There is some seepage in this corridor, but no springs. Most of the water is runoff from the development adjacent to this project. As a part of the short plat, all ofthat water coming off the short plat passing to the vaults on the commercial site. The vault work did not show up with this site because it was part of the short plat application, but they are linked. Matt Weber, 2215 N 30th Street, Ste. 300, Tacoma, W A 98403 stated that the two wet vaults would be for treatment of the drainage from the short plat into the commercial site. They will discharge downstream and drain into Lake Washington. Kayren Kittrick, Development Services stated that the PSE access is within the City of Renton right-of-way, they are a franchise utility with an agreement, they do have a right to be there. Currently they have a project all the way down Rainier from 3rd, across into the airport where they are replacing some of the wiring and substandard vaults. It should not affect this project. The site is in the proximity of both Lake Washington and the Cedar River they are exempt from detention. They went with 1990 Manual because they are exempt from detention. The DOE manual is for the erosion control and is the strictest and most specific language regarding building windows, environmental controls in place to protect the wetland, the river and the lake. • Rainier Station File No.: LUA-05-155, SA-H, V-H, LLA, ECF Apri125,2006 Page 7 • The City Council has moved to vacate the pedestrian right-of-way, however the rest of the process has not been completed to date. There is both a sewer and water easement running through the property and both those would have to be maintained. Ms. Henning stated that regarding the avigation easement, according to the airport provisions within the code it states that prior to approval of land uses where aviation over flight may occur, an avigation easement shall be granted to the City of Renton and shall be approved by the City Attorney prior to recording. The Examiner stated that he would keep the record open for the submittal of the original underlying parcel maps and lines. 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 11 :30 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, IDA Group, LLC, filed a request for approval of Site Plan together with Variances to reduce both the rear yard setback and the required landscaping buffer from the required 15 feet. A modification to relocate the waste station was also requested. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) 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 west side of Rainier Avenue N, northeast ofNW 6th Street if that street were extended to the east. The site is located west of Renton Municipal Airport. 6. The map element of the Comprehensive Plan designates the area in which the-subject site is located as suitable for the development of employment generating uses, 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 1461 enacted in November 1963. 9. The parcel is approximately 3.3 acres or 144,975 square feet. The subject site actually consists offour parcels. A lot line adjustment will reconfigure the parcels so that each building would be located on a separate legal lot. The subject site is quite irregularly shaped. It is somewhat narrow at the north and south ends of the site while quite deep in the center where it encompasses the hillside and wetland areas west of the proposed developable portion of the property. The parcel is approximately 160 feet deep at Rainier Station • • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 8 10. There is an off-site Category 2 wetland within 25 feet of the subject site. The applicant has requested to reduce buffer from the required 50 feet to 25 feet with a proposal to enhance buffers on the north and _sout_~~~g~s:~n:a __ ~_:~~a~o.:__________ _____ _ -_~.::_: ::=_ -_::-: ---- 11. The existing auto service and sales uses located on the subject site would be removed if the proposal is approved. 12. The applicant proposes to develop three buildings and a separate parking garage on the subject site. The buildings, Buildings One, Two and Three, generally would be aligned south to north. The parking garage would be located north of Building Two and southwest of Building Three. The proposed uses would be a small market, shops, a restaurant and offices. 13. Code for Commercial Arterial property requires a minimum front yard setback of 10 feet from a street. It requires both a 15-foot rear and 15 foot side yard when adjacent to residentially zoned property. Code requires 10 feet oflandscaping along the street and 15 feet oflandscaping that serves as a visual barrier adjacent to residentially zoned property. 14. Building One would contain approximately 14,300 square feet and would be 38 feet tall. It would be one-story with a mezzanine. It would be setback approximately 12 feet from Rainier Avenue. The rear yard setback due to the adjacent residential zoning requires a 15-foot, landscaped setback whereas the applicant has proposed a one to three foot setback with similar amounts of landscaping in that reduced setback area. 15. Building Two would contain 15,200 square feet and would also be 38 feet tall. It would be two-stories. Building Two is setback approximately 60 feet from Rainier Avenue. The applicant proposes the same reduced rear yard and reduced landscaping for Building Two as proposed for Building One, that is about 1 to 3 feet. 16. Building Three would be 22,500 square feet and it would be 45 feet tall. It would contain three-stories. It would be setback 10 feet from Rainier. Building Three would observe a variable setback from the property line of at least 80 feet. 17. The parking garage would contain two levels and would be approximately 21,000 square feet. It would be located along the western edge of the subject site but maintain its own setback from the property line, leaving CA property to its rear with an approximately 20-foot setback. The applicant proposes a zero to five-foot setback from the north and south boundaries whereas 15 feet is required. 18. Three driveways would serve the site. The southernmost driveway would be just north of Building One. The middle driveway would be just south of Building Three. The last driveway would provide load access to the rear or north of Building Three. 19. As noted above, the applicant has requested variances to reduce the setbacks and required landscape areas along the rear of Buildings One and Three and to reduce the setbacks and landscaping along the north and south sides of the parking structure. 20. The buildings will be designed in one architectural style so that the complex has a coherent appearance. The building elevations will be somewhat masked by the higher hillside to the west and the varying heights of the buildings and garage. The buildings will also take advantage of the slope and paths and stairways will provide pedestrian access between and, in some cases, around the buildings. The Rainier Station • • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 9 residential uses upslope will be located higher than the proposed buildings and rooftop equipment will be screened. The buildings will meet the height limitations imposed by the airport overlay restrictions of 45 feet. 21. Code requires between 4 and 5 stalls for each 1,000 square feet of net floor area. The total square footage for the three buildings would be 49,226 square feet and would require between 197 and 246 parking stalls. The applicant proposes a total of201 parking stalls. Parking garage would contain 122 parking stalls. There would be 79 stalls in open parking lots. While the buildings would each be on its own lot, staff noted that all parking should be shared between the buildings and covenants should appropriately enshrine that requirement. 22. Surface parking will be located along Rainier Avenue between Buildings One and Two as well as in front (east) of Building Two. The middle driveway will provide access to the parking garage. 23. Retaining walls and rockeries will provide slope stability along the western and northern edges of the complex. 24. Landscaping will be provided along the street frontage (Rainier) as well as in interior portions of the parking areas. 25. The applicant has proposed phasing the project, Building One and site work would be accomplished in Phase 1, Building Two and the shell of the garage would be constructed in Phase 2, and Building Three and the completion of the Parking Garage would occur in Phase 3. The applicant has requested an extended approval to allow the construction of the various phases to 5-6 years. 26. The applicant requested an administrative modification for the location of refuse and recycling pickup locations at the rear of the property. 27. The applicant proposes to use an area of right-of-way on Rainier Avenue North that is currently occupied by a power vault belonging to Puget Sound Energy as part of the front parking lot. A Right of Way Use Permit from the City will be required, subject to Puget Sound Energy's agreement to relocate the vault. CONCLUSIONS: Variance 1. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and I Rainier Station • • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 10 d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property is ripe for the yariances requested ... -------~-.. ----,,~-.. --.. "--_ ... ------~---. ----------------------_._-. 2. While the subject site is approximately 3 acres in size and the parcel is not very narrow, developing a commercial use and required parking does highlight the subject site's limitations. The parcel's developable acreage is concentrated in an area located along Rainier A venue North. Pulling the development away from the property lines to create the legal setbacks and landscaping buffer would further narrow the parcel's development footprint. Coupled with these limitations is the fact that a wetland constrains the parcel in the area where it would otherwise be its widest. Adding to the uniqueness and probably saving the variance is the slope west of the development. The encroachment on what would otherwise be a setback from residential property to avoid the looming or magnify the bulk differences will be mitigated by the height differences created by the slope. The residential areas will sit above the development providing topographical relief where setback distance will not provide its normal buffering purpose. 3. It does not appear that the public interest will suffer since the topography will provide a natural buffer and the existing vegetation may provide additional protection. What remains to be seen will be what residents upslope actually perceive when this project is developed since the upslope plat is not occupied. Slope can only provide limited protection from the commercial hubbub that will occur on the subject site with car doors slamming, engines starting and patrons leaving restaurants later in the evening. But frankly, 15 feet oflandscaping might not provide much insulation either. . 4. There should not be much opportunity to exploit the precedent of allowing development of this type of site along Rainier A venue. Approving the variance will allow reasonable use of the separate parcels. 5. 6. It appears that the reduction in setback is reasonable in this case due to the topography of the site and surrounding properties. The variances are approved. , Site Plan 7. 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; • Rainier Station File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 11 h. Adequacy of public services to accommodate the propose • 8. The proposal is compatible with the comprehensive plan. The market, retail spaces, restaurant and offices should generate additional jobs and increase the tax base of the City. 9. Compliance with the building code and fire code would be detennined at a later date. The proposal generally meets the requirements of the Zoning Code with the exceptions for setback outlined in the variance request. 10. Development of the new commercial uses on the subject site will obviously have an impact on the adjacent properties west of the site. But commercial uses already occur on the site and, then again, Rainier Avenue already generates its own impacts in this area as does the nearby airport. The impacts should not be untoward and those choosing to live upslope will probably make their own analysis of its residential potentials. 11. The proposal seems well designed although it may appear crowded. The parking garage is not centrally located which may be a factor in patron use. 12. The development should not affect property values adversely. 13. It would appear that pedestrian and vehicular circulation are adequate. 14. The low-scale, one, two and three-story buildings will not overpower the site and should allow light and air to circulate. The slope differential should also protect air and light for the residential uses uphill from the site. 15. There should be adequate public services to serve the site. 16. The request to phase the site plan will be approved. Modification 1. The request for the modification does not appear justified. The project is already close to the residential uses. As noted, there will probably be noises from engines, car doors, patrons and deliveries. There is little reason to add more noise. Slope will not cut down all noise and there is no reason to overload the impacts by allowing the dumpster/recycling noises to be any closer than code requires. The applicant can relocate surface parking stalls to accommodate the facilities in a code compliant manner. The modification is denied. DECISIONS: 1. The modification is denied. 2. The site plan and variances are approved subject to the following conditions: 3. The applicant shall comply with all requirements of the Detennination of Non-Significance - Mitigated that was issued by the Environmental Review Committee on February 24,2006, except Condition #3 of the DNS-M as modified by recommended site plan condition #10 below. I Rainier Station • • File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 12 4. The applicant shall comply with the terms of the letter of modification from Gregg Zimmerman to Richard L. Wagner, dated December 12,2004, regarding proposed impacts to man-made steep slopes on the subject site. 5 ... 6. 7. 8. 9. 10. 11. ------------------ The applicant shall provide detailed landscape and lighting-plans that show proposed parking lot landscaping and lighting prior to the recording of the fmal site development plan, subject to review and approval by the Development Services Division. Lighting shall comply with RMC 4-4-075 and shall not create offsite glare that may interfere with aviation traffic. Prior to application for construction permits, the applicant shall apply for the necessary lot line adjustment to create 3 individual parcels as depicted on the site plan dated December 21, 2005. Prior to issuance of construction permits, the applicant shall provide draft CC&Rs for the review and approval of the Development Services Division regarding the assignment of parking spaces to each building, and maintenance of common landscaping, storage, refuse and recycling facilities, and parking and driveway areas. Prior to issuance of construction permits, the applicant shall obtain any right-of-way use permits, right-of-way vacations, or release of easements that are necessary for the proposed development as depicted on the site plan dated December 21, 2005. Prior to issuance of construction permits, the applicant shall submit a fmal detailed landscape plan for review and approval by the Development Services Division. Prior to receiving certificates of occupancy, the applicant shall provide an avigation easement to the City of Renton Municipal Airport for noise and flyovers resulting from airport traffic, in a format to be determined by the Development Services Division and the Renton Municipal Airport. The applicant shall coordinate with the City's Utility Systems Division for required onsite and offsite water/sewer improvements, including development of the Sixth Street Short Plat (LUA04-093). 12. The buffer for the Category II wetland located to the west of the subject property shall be reduced to 25-feet in those areas where the required 50-feet buffer areas intersect the Rainier Station property line. Mitigation shall be required in the form of increased buffers on the north and south sides of the wetland at a 1: 1 ratio. A permanent fence and signage shall also be constructed on the east side of the wetland adjacent to the proposed development. Prior to application for construction permits, the applicant shall be required to submit a detailed wetland buffer mitigation plan for review and approval by the development Services Division, which shall include plans for fencing and signage. ORDERED THIS 25th day of April 2006. FREDJ.KAUF HEARINGE • Rainier Station File No.: LUA-05-155, SA-H, V-H, LLA, ECF April 25, 2006 Page 13 TRANSMITTED THIS 25th day of April 2006 to the parties of record: Jennifer Henning 1055 S Grady Way Renton, W A 98055 Matt Weber 2215 N 30th Street, Ste. 300 Tacoma, W A 98403 Rich Wagner Meredith Everist Baylis Architects 10801 Main Street, Ste. 110 Bellevue, W A 98004 TRANSMITTED THIS 20th day of April 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire • Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Kayren Kittrick Development Services Div. Renton, W A 98056 IDA Group, LLC ' 95 S Tobin Street Renton, W A 98055 Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section 1 OOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., May 8, 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 N, 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., May 8, 2006. If the Examiner's Recommendation or Decision contains the requirement for Re~trictive 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. Rainier Station • File No.: LUA-05-155, SA~H, V-H, LLA, ECF April 25, 2006 Page 14 • 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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" .. \" <·~·t -:-~. ~--t~··;':-::~:-:{.."-.-\ .. :.-~-:.-.-~~:-~' ~-c,.~.)' Exhibit 9 , ' ' • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-155, SA-H, V-H, LLA, ECF APPLICANT: JDA Group, LLC PROJECT NAME: Rainier Station DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: Southeast of NW 6th Street, west of Renton Municipal Airport The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, ouUined in Volume" of the 2001 Stormwater Management Manual. 2.' The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. 3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class" wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. If the buffer reduction is not approved, as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. 4. The applicant shalf pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for the existirig business operations. Fees are payable prior to the issuance of a building permit. 5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are payable prior to the issuance of building permits for each building. Exhibit 10 ERe Mitigation Measures Page 1 of 1 • TO City of Renton, City Council Members 1055 South Grady Way Renton, W A 98055 ATTENTION o Enclosed o Original COPIES DATED lEI Copy of Letter o Shop Drawing o Mail o FAX o Courier lEI Delv. o Prints o Disk DESCRIPTION 1 5/812006 Request for Appeal of Examiner's Decision These are transmitted as checked below o For approval o As requested o Approval as noted o For your use o For review and comment o Approval as submitted Remarks Copy to: 10801 Main Street Bellevue, WA 98004 T 425 454 0566 I F4254538013 www.boylisorchitects.com JOB NO M5-0106 RE Rainier Station FILE DATE 5/8/2006 FAX PAGES o Correct and re-submit o Forwarded without review Jack Alhadef, JDA Group, 95 South Tobin, Suite 201, Renton, WA 98055 Jennifer Toth Henning, City of Renton, 1055 South Grady Way, Renton, WA 98055 Matt Weber, AHBL, 2215 North 30th Street, Suite 300, Tacoma, WA 98403 ; Fred Kaufman, City of Renton, 1055 South Grady Way, Renton, W A 98055 Celeste Botha, Riley Group, 2025 S. Norman Street, Seattle, WA 98144 lEI Mail o FAX Signed Thank You, o Courier Meredith May 8, 2006 City Council Members c/O City Clerk City of Renton 1055 S. Grady Way Renton WA 98055 • RE: JOB NO.: Rainier Ave Mixed Use M2-0589 FILENO.: Subject: LUA 04-093, ECF, SA,-A, LUA 05-133, V-H Appeal of Examiner's Decision Dear Council Members: • BAY LIS ARC HIT E ,)C T 5 10801 Main Street Bellevue, WA 98004 T 425 454 0566 www.boylisorchitects.com . On behalf of the JDA Group, LLC, we submit this appeal of the hearing examiner's decision of the referenced application. We request that, after examination of the record, Council determine that substantial errors in fact and in law exist in the record, that the Council reverse the decision of the Examiner accordingly, and that Council enter its own decision upon the application. This application is for Site Plan Approval and for a Tree Cutting and Clearing Variance related to the installation of a surface parking lot in a Commercial Arterial Zone. The existing area of the proposed parking lot contains a small, low class wetland, which at the time of application, was highly contaminated with neighborhood trash, tires and noxious weeds. The site also contains steep slopes which will not be touched by the proposed improvements, and a small, intermittent watercourse in a shallow ditch fully contained within the wetland area. History as included in the record. Because of the underlying CA zoning and the poor cop.clition of the wetland area, the applicant and city staff have worked diligently for the last four years to find an environmentally and economically responsible solution for t..~e .productiv'"e use of u~;;; p.i:Opw..-ty.· Iil" 2004, the uwuCi: .Lc..L~H..:J lh(: :;e....-vices of a wetlands consultant, Celeste Botha, regionally recognized for her work, including working directly for other East&ide municipalities: She conducted an on~sit~ delineation, prepared a wetland report and became an integral part of the owner's design team, working for a solution with the city staff. Her leadership developed the concept that enlarging, enhancing and protecting an adjacent, higher and more productive wetland was environmentally far better than trying to salvage the subject small, low class and contaminated wetland. Thus the concept for re-development of the site was initiated. In early 2004, with city staffs conceptual agreement, the owncr authorized the wetlands ~onsultant and the landscape architect to proceed with the preparation of the detailed staging, mitigation and landscaping plan, • Renton City Council-Appeal May 8th, 2006 Page 2 • which was completed in July 2004. This report 'Y3.s reviewed by city staff, and with their concurrence of the reasonableness of its conclusions, the owner then authorized the civil engineer to proceed with all the construction documents, including analysis of the drainage courses and existing culverted outflows, and to proceed with the construction permits application. During the permit review process, it was identified that the Renton Municipal Code requires t.~at a Tree Cutting and Clearing Variance"must be granted before any wetbnd can be filled ... no matter the quality of the wetland being filled nor the Wisdom and strength of the proposed mitigation enhancements. This variance can only be granted by the examiner. And, since the project was now to go the examiner, so also must go the Site Plan Approval application, which up to this time :was being reviewed by the administration. Thus, what was thought for four years to be a straight forward administrative application, resulting in an environmental and economic win-win, now fell into the cogs of municipal processing. Errors in the Findings of Fact and in Law During the course of the hearing, the examiner questioned the classification of the wetland, the enhancement plan for the adjacent higher category wetland, the value of the increased buffers of the adjacent wetland, the existing lack of surface water storage capacity of the wetland, and the relationship of the watercourse to the wetland; all issues which, as advanced in the examiner's report, he did not understand that led to substantial ' errors in fact and in law. . Wetland Classification. Adjacent Enhancement and Fill The classification of the wetland has clearly become a pivotal issue for the examiner and clearly impacts his decision. On this point, it remains most important to note that, as demonstrated in itS decision, the independent Environmental Review Committee accepted the wetland classification as Class 3; agreed with the value of the enhancements proposed for the adjacent Class 2 wetland, supported the buffer enhancements proposed and agreed with the proposal to fill the small Class 3 wetland The ERC put 5 mitigation measures into its revised determination, all of which are common mitigations in our city and to all of which the applicant has agreed. Further, it is important to note that, although there are many parties of record, no appeals of the ERC's revised determination were filed, and no other members of the public attended the examiner's hearing. Thus, the matter of ~etland classification, which is the preview only of the ERC as point of law, is' and should not have been before the examiner. Further, as a follow-up to the hearing, and at the examiner's .request, the Development Services Director again issued the decision "that the '",7cthnd i~ .a Class 3 wetland". Yet the examiner remains un-extricated from this issue. As demonstrated in finding 14, the examiner, in noting receipt of the Development Services Director's decision, purposefully uses a disjunctive which clearly belies the fact that the examiner remains unconvinced. This opinion tainted the hearing as well as the report (pp. 3, 4 & 5). It overshadowed the value of the proposed mitigation measures and led to the dramatic, yet. false, Conclusion 10: "Asp halting a wetland and culverting a creek does not do much to mitigate impacts to the subject site." Even Finding 6 recognizes only that the "second wetland would be enhanced to offset filling", which is factually in error as it totally misses that the second wetland would be substantially enlarged, the eastern buffer would be totally rebuilt after the decades of tires and garbage'are removed, and the • Renton City Council-Appeal May 8th, 2006 Page 3 • renewed wetland would be fenced along the eastern edge where it is most vulnerable to the impacts of human trespass. Storage Capacity of the Wetland During the hearing, the examiner questioned "if the wetland is filled, will it displace water around it" (p 4, Para. 1). AHBL, the project civil engineer, addressed this concern in its testimony. Further, as demonstrated in the construction documents, which are and have been on file with the city, and are part of the record, the engineer shows that the existing wetland has no existing surface water storage capacity, since the outflow of the wetland equals the inflow elevation of the existing culvert drainage pipe. Thus, no surface water storage capacity is being displaced. Yet the examiner notes, after the engineer's testimony, that he remains concerned "the first flush won't be swept off into the lake" (p 5, Para: 6). On this issue, city staff noted that it "did not know for sure", ... a most unfortunate statement, since.the plans had been under review for more than a year .. Staff's statement led the examiner to conclude that ''he would need to know this information prior to doing any work." Perhaps a factual statement, given staff's testimony, but certainly not a conclusion based on the actual facts. Relationship of the Wetland and the Watercourse Finding 15 notes that ''1bere is an onsite watercourse that drains the wetland area ... " This finding is not correct As shown in the drawings of the application, the wetland connects directly to a culvert, which is the. drain for the wetland. Finding 15 infers that the wetland precedes the watercourse and contributes to the water quality of the watercourse. In fact, the uplands seepage and city controlled roadway culvert drainage flow into the watercourse, which, in turn drains to the wetland area and then immediately into the culvert This water reinains in a culvert as it passes under the adjacent paved car lot, under Rainier Ave. and under the airport ... all the way to the final daylight at Lake Washington. As a final note, although not a finding of fact or law, the eXaminer expressed concern as to the length of culvert being proposed. As proposed in the application, the culvert ends west of the parking lot edge, extending under the full iength of the westerly sloped grades. It should be noted that this length can be reduced. by constructing an ecology block retaining wall at the edge of the new parking lot pavement and shortening the culvert. Finally, we would like to draw the Council's attention to the testimony of the staff on this application. After years of analysis and scrutiny by staff and the. many technical con!;ultants, staff concluded that ''The applicant has justified the variance request ... " (p 2, Para. 5). We encourage and look forward to your favorable consideration, and again, ask the Council ~o find that there are substantial errors in fact and in law in the record, that the Council reverse the decision of the Examiner accordingly, and that Council enter its own decision upon the application by approving the application as presented by the staff report. • Rent~n City Council-Appeal May 8th, 2006 Page 4 Thank you for your consideration. Sincerely, . BAYLIS ARCHITECTS Meredith Everist for Richard L. Wagner, AlA cc: JDA Group-Jack Alhadeff AHBL-Matt Weber Riley Group-Celeste Botha Fred Kaufmann, City of Renton Hearing Jennifer Toth Henning, City of Renton, Senior Planner RLW: jlc • • Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation April 12,2006 Keri Weaver City of Renton Planning 1055 South Grady Way Renton, W A 98055 Subject: Rainier Station (52,000 ft2 commercial) LUA05-155, SA-H, V-H, LLA, ECF SR 167 MP 27 vicinity Dear Ms. Weaver: .. • Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov The Washington State Department of Transportation (WSDOT) has reviewed the Transportation Impact Analysis (TIA) submitted for the above subject project. Please note that it is impossible to discern from this TIA, as written, whether or not the proposed deVelopment will have any impact on state highways in the vicinity of the development; that is, SR 167, SR 405 and SR 900. The specific comments below reflect the most obvious omissions that need to be addressed prior to next submittal. 1. On page 1, the consultant referred to Figure 2 and on page 4, the consultant referred to Figure 4. These figures are identified as the Preliminary Site Plan and Estimated Trip Distribution Percentages respectively. These figures are not present in the copy of the report that was submitted to WSDOT. Please make sure that the next submittal is a complete copy of the TIA. 2. The submittal contains no information pertaining to the anticipated dates for the completion of construction or full occupancy. Please include this information in the next submittal. 3. The existing TIA has lumped the entire proposed development into a single land use (LV); that is, LU 814: Specialty Retail, but the trip generation rates applied to this LU do not adequately reflect the potential trip generation for the proposed LUs specified throughoutthe report (i.e., grocery, retail/office and restaurant). The trip generation rates among these three LUs can vary quite significantly depending upon the unit or time of day that is used to determine trips and the type of grocery store (convenience store vs. full supermarket) and restaurant (quality vs. high turnover) identified. In the next submittal, please provide trip generation information that applies to each specific proposed LU. In addition, please be sure to document the proposed size (gross square • SRs 167/405/900 vicinity (Rainier Station) Page 2 of2 • feet) of each ofthe three buildings and which LV should be applied to each building, i.e., grocery, retail/office and restaurant. 4. After providing the information and analysis breakdown requested in comment 3, it will be important to re-assess the internal capture and by-pass rates that should be applied to the trip generation calculations. One would expect internal capture to apply to the grocery-retail/office, and to retail/office-restaurant combinations. In addition, pass-by rates would most likely be appropriate for the grocery and retail/office, but not as likely for the -restaurant depending upon the type of LV code applied to the restaurant. In the next submittal submittal, please explain the assumptions and conclusions that apply to the calculations of net new trips. 5. Please include recent turning movement counts for all intersections in the vicinity of the proposed development that will be affected by the project's trip generation volume. These counts should be projected (using an appropriate growth rate provided by a reliable and documented source) out to the year of construction completion. If full occupancy is expected to occur sometime after completion of construction, project the volumes out to that year and provide a capacity and operational analysis for all potentially impacted intersection sin the Vicinity of the proposed development for the year of full occupancy. The capacity and operational analysis should also be performed for the existing condition (baseline) and for the "year of full occupancy" without the proposed development. 6 .. Depending on the final results of the capacity and operational analysis for all intersections receiving a portion of the net new trips generated by the proposed development, please comment on the accident history of any impacted roadways and/or intersections. For inquiries to,the above comments, please call Joyce Barnes at 206-440-4357, or Rick , Roberts at 206-440-4352. 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. Zl~. Ramin Pazooki Local Agency and Development Services Manager RP:fsp cc: Project / Day File Rick Roberts / Joyce Barnes, MS 120 C:lFelix_DevServlSEPA_Responses\sepaRENTON_SR167MP27Raini~tation3IACOmments 2City.doc Sent: Wednesday, March 29, 2006 6:07 AM To: Rich Wagner Subject: Rainier Station existing parcels Per your request David Follansbee, LSIT Survey Manager TACOMA * SEATTLE 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com Civil Engineers * Structural Engineers * Landscape Architects * Community Planners * Land Surveyors * Neighbors cc: "Keri Weaver" <KWeaver@ci.renton.wa.us>, "Jennifer Henning" <Jhenning@cLrenton.wa.us>, <alhadeffjack@hotmail.com>, "Matt Weber" <Mweber@AHBL.com>, "Meredith Everist" <everistm@baylisarchitects.com> From: To: Subject: Fred Kaufman Rich Wagner Re: FW: Rainier Station eXisting parcels All correspondence with this office regarding pending land use applications must be part of the public record. Your email and this response will be placed in the official file. >>> "Rich Wagner" <wagnerr@baylisarchitects.com> 03/29/06 8:32 AM »> Dear Mr. Examiner. ..... Attached is the map showing the many existing parcels underlying the proposed Rainier Station project. As you can see when compared to the existing zoning map, the primary CA zoned property includes 15 parcels: * eight parcels in the northern dogleg, shown here as parcel A; * two parcels in the central area, shown as Parcel B, north of the walkway; * the walkway ROW itself; * three parcels south of the walkway, shown at the south end of parcel B; and * the frontage property Additionally, the large property in the western valley, shown as parcel C, includes 12 parcels, all zoned R1. Your are correct in noting that the rectilinear property that "bugling" to the west of the existing CA property shown as Parcel B, is not currently a legal parcel. However, although never platted, it was rezoned to CA in 1998 (Ord. 4742), long before the current proposal was conceived or JDA Group owned the property. This area is being re-platted so that it can be attached to the existing CA property to the east and resolve the existing intrusion of the CA zone into the existing resi~ential parcels. Thanks for your efforts on this project. Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com From: David C. Follansbee [mailto:DFoliansbee@AHBL.com] Sent: Wednesday, March 29, 2006 6:07 AM To: Rich Wagner Subject: Rainier Station existing parcels Per your request David Follansbee, LSIT Survey Manager TACOMA * SEATTLE 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com Civil Engineers * Structural Engineers * Landscape Architects * Community Planners * Land Surveyors * Neighbors / From: To: Date: Subject: "Rich Wagner" <wagnerr@baylisarchitects.com> <FKaufman@ci.renton.wa.us> 3/29/20068:32:48 AM FW: Rainier Station existing parcels Dear Mr. Examiner. ..... Attached is the map showing the many existing parcels underlying the proposed Rainier Station project. As you can see when compared to the existing zoning map, the primary CA zoned property includes 15 parcels: * eight parcels in the northern dogleg, shown here as parcel A; * two parcels in the central area, shown as Parcel B, north of the walkway; * the walkway ROW itself; * three parcels south of the walkway, shown at the south end of parcel B; and * the frontage property Additionally, the large property in the western valley, shown as parcel C, includes 12 parcels, all zoned R1. Your are correct in noting that the rectilinear property that "bugling" to the west of the existing CA property shown as Parcel B, is not currently a legal parcel. However, although never platted, it was rezoned to CA in 1998 (Ord. 4742), long before the current proposal was conceived or JDA Group owned the property. This area is being re-platted so that it can be attached to the existing CA property to the east and resolve the existing intrusion of the CA zone into the existing residential parcels. Thanks for your efforts on this project. Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com From: David C. Follansbee [mailto:DFoliansbee@AHBL.com] " PACIF1C NORTHWEST TITLE Order No. Company of Washington, Inc. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance N t • Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation April 12, 2006 Keri Weaver City of Renton Planning 1055 South Grady Way Renton, W A 98055 Subject: Rainier Station (52,000 ft2 commercial) LUA05-155, SA-H, V-H, LLA, ECF SR 167 MP 27 vicinity Dear Ms. Weaver: • Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov The Washington State Department of Transportation (W'SDOT) has reviewed the . Transportation Impact Analysis (TIA) submitted for the above subject project. Please note that it is impossible to discern from this TIA, as written, whether or not the proposed development will have any impact on state highways in the vicinity of the development; that is,· SR 167, SR 405 and SR 900. The specific comments below reflect the most obvious omissions that need to be addressed prior to next submittal. 1. On page 1, the consultant referred to Figure 2 and on page 4, the consultant referred to Figure 4. These figures are identified as the Preliminary Site Plan and Estimated Trip Distribution Percentages respectively. These figures are not present in the copy of the report that was submitted to WSDOT. Please make sure that the next submittal is a complete copy of the TIA. 2. The submittal contains no information pertaining to the anticipated dates for the completion of construction or full occupancy. Please include this information in the next submittal. 3. The existing TIA has lumped the entire proposed development into a single land use (LU); that is, LU 814: Specialty Retail, but the trip generation rates applied to this LV do not adequately reflect the potential trip generation for the proposed LUs specified throughout the report (i.e., grocery, retail/office and restaurant). The trip generation .. rates among these three LUs can vary quite significantly depending upon t!te Unit or ., 'time of day that is ,used to determine trips and the type of grocery store (convenience storevs. full' supermarket) and restaUrant (quality vs. high turnover) identified. In the next submittal, please provide trip generation information that applies to each specific , proposed LU. In addition, please be sure to document the proposed size (gross square • SRs 167/4051900 vicinity (Rainier Station) Page 2 of2 • feet) of each ofthe three buildings and which LV should be applied to each building, i.e., grocery, retail/office and restaurant. 4. After providing the infonnation and analysis breakdown requested in comment 3, it will be important to re-assess the internal capture and by-pass rates that should be applied to the trip generation calculations. One would expect internal capture to apply to the grocery-retail/office, and to retail/office-restaurant combinations. In addition, pass-by rates would most likely be appropriate for the grocery and retail/office, but not as likely for the restaurant depending upon the type of LV code applied to the restaurant. In the next submittal submittal, please explain the assumptiops and conclusions that apply to the calculations of net new trips. 5. Please include recent turning movement counts for all intersections in the vicinity of the proposed development that will be affected by the project's trip generation volume. These counts should be projected (using an appropriate growth rate provided by a reliable and documented source) out to the year of construction completion. If full occupancy is expected to occur sometime after completion of construction, project the volumes out to that year and provide a capacity and operational analysis for all potentially impacted intersection sin the vicinity of the proposed development for the year of full occupancy. The capacity and operational analysis should also be perfonned for the existing condition (baseline) and for the "year of full occupancy" without the proposed development. 6. Depending on the final results of the capacity and operational analysis for all intersections receiving a portion of the net new trips generated by the proposed development, please comment on the accident history of any impacted roadways and/or intersections. For inquiries to: the above comments, please call Joyce Barnes at 206-440-4357, or Rick Roberts at 206-440-4352. If you have any questions, or require additional infonnation please contact Felix Palisoc of our Developer Services section by phone at 206-440-4713, or via e- mail at palisof@wsdot.wa.gov. hl~. Ramin Pazooki Local Agency and Development Services Manager RP:fsp cc: Project I Day File Rick Roberts I Joyce Barnes. MS 120 C:\Felix_ DevServlSEPA _ ResponseslsepaRENTON _ SR167MP27RainierStation _ TIAcomments 2City .doc From: "Rich Wagner" <wagnerr@baylisarchitects.com> To: "Keri Weaver" <KWeaver@cLrenton.wa.us>, <jhenning@cLrenton.wa.us>, <nwatts@ci.renton.wa.us> Date: 03/14/2006 5:40:11 PM Subject: Rainier South Lot Compensator Capacity Keri, Jennifer and Neil.. ... In support of our testimony this morning at the hearing, AHBL has prepared the following note of clarification regarding the compensatory storage required by the fill. You will note that, in the proposed project, AHBL did study the issue and determined that there is no capacity for storage on the existing site. I trust this satisfactorily addresses the examiners questions on this particular topic. If more information is needed, please let me know immediately. If it is appropriate that I send this info directly to the examiner, please also let me know. Thanks ..... . Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com From: Glenn Hume [mailto:GHume@AHBL.com] Sent: Tuesday, March 14,20063:44 PM To: Rich Wagner Cc: Matt Weber; Ryan Jeffries Subject: Parking Lot Wetland Fill Rich, Ryan filled me in on the hearing examiner's concerns regarding compensatory storage for the wetland fill for the parking lot construction. The following is my response based on my understanding of the examiner's concerns. Approximately 120 cubic yards of fill are proposed within the wetland boundary. Currently, stormwater is conveyed through the proposed wetland fill area in a>defined swale with an average channel centerline slope of 5.75%. The existing 24-inch culvert has an invert that matches the bottom elevation of the swale and has a conveyance capacity greater than the stream flows. Therefore, there is no existing storage volume or significant attenuation of stormwater flows. The wetland area surrounding the main storm channel is created from runoff and seepage from the adjacent slopes on each side of the wetland and not from stormwater backing up at the culvert. Because there is no significant stormwater attenuation occurring in the current conditions, the limited wetland fill proposed by this project will not significantly increase downstream flows. Let me know if you think this will satisfy the examiner's concerns. Thanks Glenn cc: "Matt Weber" <Mweber@AHBL.com>, "Glenn Hume" <GHume@AHBL.com>, "Celeste Botha" <cbotha@cablespeed.com>, <alhadeffjack@hotmail.com> ' "-.......... "-.. From: To: Date: Subject: Hi Keri ..... "Rich Wagner" <wagnerr@baylisarchitects.com> "Keri Weaver" <KWeaver@cLrenton.wa.us> 02/15/2006 11 :04:03 AM RE: South Lot Mitigation Measures Thanks for the clarification. I think we can work with your response item 2, but 3 remains problematic and, in fact, not possible. (Please refer to Drawing A001, Key Plan, dated July 15, 2004, of the Site Plan Approval Application) Both the South and the North Wetlands extend west into the respective valleys, well beyond the area of work, so much so, that the westerly reaches of both wetlands were (with the city's agreement) never delineated. Additionally, almost half of the South Wetland extends beyond the applicant's property. The easterly edges of the North Wetland were delineated to approximately 100 ft west of the commercial development, beyond which the wetland is thought to extend another 250 ft. The easterly edges of the South Wetland were delineated to approximately 30 ft west of the commercial development, beyond which the wetland is thought to extend another 125 ft. onto our neighbor's property. Thus, there is no delineated edge of the westerly reaches of either wetland. Please know that, at the time that the delineations were being done, it was recognized that these wetlands were at the toe of very steep and high slopes and were therefore thought to be relatively inaccessible. To permanently fence the entire north wetland would require approximately an additional 1,150 ft of fencing. To permanently fence the entire south wetland would require approximately an additional 450 ft of fencing, half of which would be off the applicant's property. Further, all this quarter mile of fencing would mandate construction impacts in areas that are otherwise untouched by this project. It would also seem that the fencing that the ERC suggests is not intended to be a barrier, but only a prompt or reminder of something· beyond. A split rail fence, as suggested, would not stop access. With this clarification of the existing conditions, I would ask that Mitigation Measure 3 be amended such that the edges to be fenced are those adjacent the new construction. To the extent that the department determines that this fence should run up the steep slope some distance (25 ft?) to deter a trespasser, this might be a more reasonable alternatives. Thanks Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com -----Original Message----- From: Keri Weaver [mailto:KWeaver@ci.renton.wa.us] Sent: Friday, February 10, 2006 10:55 AM To: Rich Wagner Cc: Jennifer Henning Subject: Re: South Lot Mitigation Measures Hi Rich, Re your questions: 1. I received a voice mail from Celeste today re the ecology wall, and will return her call. 2. The silt fence is required along all areas of the wetland that may be subject to erosion/siltation impacts from new construction and/or proposed mitigation activities. This is likely to be a larger area than just what is adjacent to new construction, but not necessarily the entire wetland. 3. The permanent fence is required around the entire perimeter edge of the wetland buffer (including newly created buffer), since, as you note, the purpose is to make people aware of where the wetland is located and to permanently keep people and activities out. A linear section of fencing does not meet the definition of a permanent boundary fence, since people can simply go around either side of it. #2 and #3 will be clarified in the Hearing Examiner report and conditions, as noted above. If you have additional questions, please call or email me- Regards, Keri Keri A. Weaver, AICP Senior Planner, Development Services City of Renton tel (425) 430-7382 fax (425) 430-7231 kweaver@ci.renton.wa.us »> "Rich Wagner" <wagnerr@baylisarchitects.com> 02/07/069:55 AM >>> Hi Keri... .. I've reviewed the 6 Mitigation Measures contained in the ERC Report and would request clarification of items 2, 3 and 4: 1) 2) Ecology Wall location -I've asked Celeste Botha to give you a call on this measure. Please note that locating the wall as proposed is at the toe of the adjacent slope. By locating it as requesting, the wall will be much higher up the existing rising slope. 3) Installation of the Silt Fence is understandable, but the wording requires it around the "boundaries of the wetland". We would ask that this wording be clarified that this is only the boundaries that are adjacent the new construction. 4) Permanent Fence -the owner shares the city's goal of keeping t \ \ the public out of these wetlands and would also want to fence. The wording selected here is "along the entire edge of the wetland buffer". Again, we would ask that this be clarified that this is only the edges that are adjacent the new construction. Thanks for clarification. Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com cc: "Meredith Everist" <everistm@baylisarchitects.com>, "Matt Weber" <Mweber@AHBL.com>, "Celeste Botha" <cbotha@cablespeed.com>, "Jack Alhadeff' <alhadeffjack@hotmail.com> • • To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Rainier Station (Weaver) LUA05-155, SA-H, V-H, LLA, ECF The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. Wedgewood Lane Div. 5 Preliminary Plat (Weaver) LUA05-166, PP, ECF The applicant is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.38-acre site located within the Residential -8 (R-8) zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 4,729 to 7,905 square feet. The site is currently vacant. Access to Lot 1 will be from Hoquiam Ave NE via a private driveway. Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat. There are no critical areas located on the site. cc: K. Keolker, 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 P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® • • To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Agenda listed below. Rainier Station (Weaver) LUA05-155, SA-H, V-H, LLA, ECF The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stalJ parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. Wedgewood Lane Div. 5 Preliminary Plat (Weaver) LUA05-166, PP, ECF The applicant is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.38-acre site located within the Residential -8 (R-8) zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 4,729 to 7,905 square feet. The site is currently vacant. Access to Lot 1 will be from Hoquiam Ave NE via a private driveway. Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat. There are no critical areas located on the site. cc: K. Kooiker, 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 P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® , .~ •. . ---~---~-- PROJECT LUA-05-155, SA-H, V-H, LLA, ECF Rainier Station City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 26 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site should have security lighting, and any construction trailer or storage area should be completely fenced-in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty dead bolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs allow officers, upon contact, to provide a verbal warning to trespassers that should they be contacted on the property again, they could be cited and/or arrested. COMPLETED COMPLEX All exterior doors should be made of solid metal· or metal over wood, with heavy-duty dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as these areas could be vulnerable to crime due to the lack of natural surveillance by business customers or tenants. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic into the main entrance of the buildings. Any alternative employee entrances should have coded access to prevent trespassing. Security Survey Page 1 of 2 05-155 :, If ;here are payphones outs.e businesses, it is recommende_ be outgoing use only. Public payphones tend to attract drug traffic and having only the ability to call out on payphones severely hinders this type of activity. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for customers utilizing the businesses. The structures should have building numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). It is key for a complex of this size to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Security Survey Page 2 of2 05-155 ) City of.n Department of Planning / Building / PUbl.kS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~r .-COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6 ?006 APPLICANT: JDA Group, LLC PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger \0 = SITE AREA: 3.3 acres BUILDING AREA (gross): 52,000 square feet LOCATION: 601 Rainier Avenue N I WORK ORDER NO: 77522 SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sQ. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiahtiGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services --Energyl HistoriC/Cultural Natural 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 information is needed to properly assess this proposal. o j-Z-{)--60 ----------------~~--~~~~~~T_~~-------------Dare • 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 March 28. 2006 at 9:00 AM to consider the following petitions: Defoor Short Plat Appeal FILE NO. LUA05-089, SHPL-H, ECF Location: 900 Renton Avenue S. Description: The applicant Is requesting an appeal of the administrative detennlnation to classify three un-mapped straams as follows: Drainage 1 as a Class 4 straam, Straam B as a Class 3 stream and Straam C as a Class 4 straam and the decision to not accept the Wetland Study, Straam Assessment, Habitat Study, Watarshed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc. revised October 3, 2005. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON HEARING EXAMINER'S OFFICE AT 425-430-6515 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CERTIFICATION I, >Dcre.k. Jork , hereby certify that -3 copies of the above document were posted by me in ~ conspicuous places or nearby the described property on DATE: 03/0'1 I of:, SIGNED: ~c~ ~"\\"'" r ' ~,"\i. YNAj'I., fW hin 'di' /" ~';;':"\\I\\,,~"II. A TrEST: Subscribed and sworn before me, a Notary Public, in and for the State 0 as gton reSl ng ill :: ~~t.\~,!o~ I;,~~ -.::-.:Jt..... (':il, ~~\ ; '=-0 ,~OT-1.,...L t ~\~\'c_ , on the 9 'tr-... day ofyY\o.. \f"'C..:b 1.-2>:~~~~~~:l.....I-""';;'.JJ-I:f.L.L-= , .. ! : • -(IJ~ ~ ~,,~ 4 = = ~.,..~ .;>,VIJL\V :-~ ~'11"1t'19~ 10,.,~~$ct§ 'I,., o,t. 111I\"" .. ,,"~;r~$ '~' WASt\\~..-;.~ ",'\\\\\\"" .... PROJECT NAME: Defoor Short Plat Appeal PROJECT NUMBER: LUA-05-089, SHPL-H, ECF PROJECT DESCRIPTION: The applicant is requesting an appeal of the administrative determination to classify three un-mapped streams as follows: Drainage 1 as a Class 4 stream, Stream B as a Class 3 stream and Stream C as a Class 4 stream and the decision to not accept the Wetland Study, Stream Assessment, Habitat Study, Watershed Restoration, and Mitigation Plan prepared by Talasea Consultants, Inc. revised October 3,2005. PROJECT NAME: Rainier Station PROJECT NUMBER: LUA-05-155, SA-H,V-H, LLA, ECF ," PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. HEX Agenda 3-28-06 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 March 28, 2006 Date Project Name: Rainier Station File Number: LUA05-155, SA-H, V-H, ECF Contact: Meredith Everist, Baylis Architects, 10801 Main St., Ste. Project Manager: Keri Weaver 110, Bellevue, WA 98004 Project The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, Description: on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. Continued on next page Project Location: Southeast of NW 6th Street, west of Renton Municipal Airport Exist. Bldg. Area: To be demolished Proposed New Bldg. Area: 52,000 sf and a 209-stall parking garage Site Area: 3.3 acres (144,975 sq ft) Project Location Map Rainier Station SitePLNJpt.doc.doc City of Renton PIBIPW Department e RAINIER STA nON SITE DEVELOPMENT PLAN prenary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF PUBLIC HEARING DA TE: MARCH 28, 2006 Page 20'10 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 Nov. 10,2004). Exhibit No.3: Site Plan (dated Nov. 21, 2005) Exhibit No.4: Land Clearing Plan (dated Nov. 17,2005) Exhibit No.5: Utility Plan (dated Nov. 17,2005) Exhibit No.6: Grading and Drainage Plan (dated Nov. 17,2005) Exhibit No.7: Landscaping/Planting Plan (dated Nov. 18,2005) Exhibit No.8: Letter from Gregg Zimmerman to Richard L. Wagner (dated April 12, 2004) Exhibit No.9: Zoning Map, Sheet E 3 West (dated Dec. 28, 2004) Exhibit No.1 0: ERC Mitigation Measures c. GENERAL INFORMA TION: 1. 2. 3. 4. 5. 6. 7. B. Owners/Applicants: Zoning Designation: Comprehensive Plan Land Use Designation: Existing/Previous Site Use: Neighborhood Characteristics North: East: South: West: Access: Site Area: Project Data: Existing Building Area: New Building Area: Total Building Area: Rainier Station SitePLN_rpt.doc.doc JDA Group, LLC, 95 S. Tobin Street, Renton, WA 98055 Commercial Arterial (CA) Employment Area -Commercial (EA-C) Auto service and sales North: Single-family residential and undeveloped property (CA, R-8 and R-1 zoning). Rainier Ave. NE and Renton Municipal Airport Chang's Mongolian Grill restaurant -zoned CA Single-family residential and undeveloped property (R-8 and R-1 zoning) From Rainier Ave. N 3.3 acres (144,975 sq ft) Area To be demolished 52,000 sq ft 52,000 sq ft City of Renton PIBIPW Department e RAINIER STA T/ON SITE DEVELOPMENT PLAN pr.ary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF PUBLIC HEARING DA TE: MARCH 28, 2006 C. HISTORICAUBACKGROUND ACTION Zoning Comprehensive Plan Annexation Related Project- Rainier Ave. Mixed-Use South Parking Lot Variance and Site Plan Land Use File No. N/A N/A N/A LUA04-093 and LUA 05-133 Page 3 of 10 Ordinance No. Date 5044 12/10/2003 5045 12/10/2003 4498 02/20/1995 1461 09/15/1963 N/A pending D. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TIONS (RMC TITLE IV): 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.B: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 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 Section 4-4-095: Screening and Storage Height/Location Limitations 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 E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Environmental Element 3. Transportation Element F. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND (CONTO.) The project site is located within the Rainier Commercial Corridor, and currently contains three auto repair and sales centers which will be removed prior to development of the proposed project. The project will consist of 3 buildings with heights from 1 to 3 stories, and building footprints ranging from 7,600 sq ft to 12,000 sq ft. Proposed building heights are approximately 38 ft for Buildings One and Two, and 45 ft for Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department e, RAINIER STA TlON SITE DEVELOPMENT PLAN PUBLIC HEARING DA TE: MARCH 28, 2006 pnenary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF Page 4 of 10 Building Three, which is consistent with the height restriction of 45 ft required for the neighboring Renton Municipal Airport. Vehicular access will be provided by two main driveways on the south side of the site along Rainier Ave. N, as well as a third loading-only driveway that will serve Building Three. A 2-level parking garage will be located in the northwest corner of the site. The proposal also includes the construction of shoring walls and retaining walls and rockeries as recommended in the Geotechnical Report. Grading and excavation work includes the stripping of topsoils and unsuitable materials and cutslfills, particularly along the western property line, resulting in a net export of approximately 4,400 cu yd of material. Off-site improvements will include a new frontage sidewalk and landscaping along Rainier Ave. N, landscaping of the interior and parking lots, and sewer/water improvements that will serve the site and adjacent properties. An offsite Class II wetland is located within 25 ft of the subject project. The applicant is requesting a 25 ft buffer reduction from this wetland, from 50 ft to 25 ft, with mitigation in the form of increased buffers on the north and south sides of the wetland at a 1:1 ratio. Construction of a permanent fence and signage on the east edge of the buffer adjacent to the proposed development will also be required. These requirements are addressed in proposed Condition 10. The applicant proposes to adjust the existing lot lines so that each building will be located on an individual lot, which can be sold individually in future. The parking garage will be permanently available for use by all buildings, regardless of ownership. The applicant is required to submit an application for the necessary lot line adjustments prior to applying for construction permits, as noted in proposed Condition 4, so that accurate information about the proposed building siting, setbacks and boundary lines will be available to staff when reviewing permit applications. Proposed Condition 5 indicates that the applicant must also submit draft CC&Rs for review and approval by the Development Services Division, regarding maintenance of common areas and facilities, including parking. This requirement will ensure that common areas and facilities will continue to be maintained and available to the site occupants regardless of future ownership transfers. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 20, 2006, the Environmental Review Committee issued a Determination of Non-Significance, Mitigated for the project. The DNS-M included five (5) mitigation measures. A 14-day appeal period commenced on February 24, 2006 and ended on March 10, 2006. No appeals of the DNS-M were filed. 3. ERG 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: l. The project shall be required to 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. 2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. 3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04- 093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department e RAINIER STA TlON SITE DEVELOPMENT PLAN pnenary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF PUBLIC HEARING DA TE: MARCH 28, 2006 Page 5 of 10 4. The applicant shall pay a Transportation Mitigation Fee of $86,550 to mitigate for the proposed 1 ,154 new average daily trips that will be generated by the proposed development. 5. The applicant shall pay a Fire Mitigation Fee of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. 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 anyone or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing 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 AND POLICIES: The subject site is designated Employment Area -Commercial (EA-C) on the City's Comprehensive Plan Land Use Map. The purpose of EA-C is to provide for commercial uses requiring large amounts of land and/or high visibility and access to large volumes of automobile traffic in areas outside of Centers and the Center Downtown designations. The proposal is consistent with the following policies intended to guide development in the EA-C land use designation: Policy LU-170. Individual development projects should be encouraged to: a. minimize curb cuts and share access points Policy LU-174. Parking areas should be landscaped (including street trees, buffers, berms), especially along the roadways, to reduce the visual impacts. The proposal includes landscaped parking areas and street frontage. Policy EN-B. -Achieve no overall net loss of the City's remaining wetlands base. Policy EN-9. -In no case should development activities decrease net acreage of existing wetlands. Policy EN -10.-Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for the biological regime, reduce amount and velocity of run-off, and provide for wildlife habitat. Conformance with Land Use Regulations The subject site is located in the Commercial Arterial (CA) zone as depicted on the City's Zoning Map. A variety of retail sales and services along high-volume traffic corridors, including medical offices and clinics, are permitted in the zone. The proposed commercial development would be a permitted use in the CA zone. The proposal's satisfaction of the applicable development standards of the CA zone are discussed below: Lot Coverage -The CA zone allows maximum lot coverage of 65% or 75% if parking is provided within the building or within an onsite parking garage. The proposed development will result in approximately 65% lot coverage. Setbacks -The CA zone requires a minimum front building setback of 10ft and no maximum setback from the street property line. The minimum rear yard and side yard setback is 15 ft when a CA-zoned Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department __ RAINIER STA T/ON SITE DEVELOPMENT PLAN PUBLIC HEARING DA TE: MARCH 28, 2006 prehary Report to the Hearing Examiner . LUA05-155, SA-H, V-H, ECF Page 60(10 property abuts a residential zone. The proposed development will meet the front yard setback requirements. The applicant has requested a variance to reduce the rear yard building setback from 15 ft to 1-3 ft for Buildings One and Two, and to reduce the side yard setback from 15 ft to 0-5 ft for the parking structure. (See analysis of variance request in Section 6.) Landscaping/Screening -The CA zone requires a minimum 10-ft landscaped setback from all street frontages. The perimeter of the surface parking lot is required to have a minimum width of five feet of landscaping. When a CA-zoned property abuts a residential-zoned property, a 15 ft landscaped visual barrier is required. The buffer may be reduced to 10ft through the site development plan review process. The applicant has requested a variance to reduce the required 15-ft landscaping barrier to 1-3 ft at the rear of Buildings One and Two, and to 0-5 ft for the north and south sides of the parking structure. (See analysis of variance request in Section 6) The application submitted a conceptual landscape plan with the site development plan. As a condition of the site plan, the applicant will be required to submit a final landscape plan for review and approval prior to issuance of building permits. Building Height -The maximum allowable building height in the CA zone is 50 ft. However, the property is located within the Renton Airport Influence Area, which limits building heights to 45 ft. Buildings One and Two are proposed to be 38 ft high, and Building Three is proposed to be 45 ft high. Parking -The CA zone requires that shopping centers provide a minimum of 4 parking stalls and a maximum of 5 parking stalls per 1,000 square feet of net floor area. The applicant has calculated that the net floor area of Buildings One-Three will be 49,226 sq ft. Therefore, the development would be required to provide a minimum of 197 parking stalls and a maximum of 246 parking stalls. The applicant proposes to provide 201 total parking stalls. 122 spaces will be provided in the parking garage, and 79 will be provided in surface lots. The applicant will be required to develop CC&Rs which indicate the distribution of parking between each building, to ensure that each building is served by an adequate number of spaces, and which stipulates that all buildings will share use and maintenance of common driveways and other infrastructure. Pedestrian Connections-The CA zone requires a pedestrian connection to be provided from a public entrance to the street. The applicant is proposing to provide internal sidewalks that will connect with existing sidewalks on Rainier Ave N on the north and south sides of the project. C. MITIGA TlON OF IMPACTS TO SURROUNDING PROPERTIES AND USES The proposed development of the site as a commercial development (shopping center) is not antiCipated to impact adjacent properties and uses. The properties to the west and north are zoned residential and are single family developments. These properties are isolated from the proposed development by steep topography and an existing wetland. According to code, parking lot lighting fixtures are to be non-glare and mounted no more than 25 feet above the ground. Staff recommends that as a condition of approval, the applicant comply with the Renton Municipal Airport's request for an avigation easement regarding noise and flyovers from airport traffic, which has been addressed in the plat conditions. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. There is a Class II wetland located approximately 25 ft from the west property line. Condition #3 of the DNS-M indicated that approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from this wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. However, as of the date of the scheduled hearing for Rainier Station (March 28, 2006), the Rainier Mixed Use South Parking Lot proposal had not yet received approval. As noted in Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department e, RAINIER STA TlON SITE DEVELOPMENT PLAN prehary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF PUBLIC HEARING DA TE: MARCH 28, 2006 Page 7 of 10 Condition #3 of the DNS-M, if the buffer reduction is not approved as part of the parking lot application, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. The applicant submitted a buffer reduction request for Rainier Station on March 16, 2006. Mitigation for the reduced buffer will include increased buffers on the north and south sides of the wetland at a 1:1 ratio, as well as permanent fencing and signage on the east edge of the wetland adjacent to the proposed development. D. MITIGA TlON OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). As indicated in Section D of the ERC Report dated February 14, 2006, the City of Renton issued a modification dated April 12, 2004, that allowed filling and grading to occur on identified steep slopes in the northeastern portion of the site which were identified as man- made, per RMC 4-3-050J5.bii. The modification did not approve development or construction on the identified slopes, and other remaining onsite slopes were not included in the exception. Staff recommends that as a condition of plat approval, the applicant be required to comply with the terms of this letter of modification for any proposed filling or grading on steep slopes. Conditions #1 of the DNS-M requires that the project be required to 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. Condition #2 of the DNS-M requires the applicant to comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. The project is required to be screened from adjacent residential-zoned properties. The applicant has requested a variance that would allow required 15-ft landscaping and screening areas to be reduced to 0-5 ft (see Section 6). E. CONSER VA TlON OF AREA-WIDE PROPERTY VALUES The proposed development is not expected to decrease property values in the vicinity of the site. The redevelopment of the site into a modern commercial development will enhance the surrounding commercial area, and will include landscaping, infrastructure improvements and pedestrian connections. F. SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULA TION Vehicular access to the site is via two general driveways located at the south and middle of the site, and one load-only driveway at the east end of the site. The driveways and internal aisles have been designed in compliance with Fire Department regulations. 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 ADEQUA TE LIGHT AND AIR Exterior onsite lighting, including security and parking lot lighting, would be regulated by code. Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the building or the ground and can not trespass beyond the property lines. The site is located within the Airport Influence Area, and is required to comply with requirements that lighting not create glare that could interfere with aviation traffic, as indicated in proposed Condition 3. H. MITIGA T/ON OF NOISE, ODORS AND OTHER HARMFUL OR UNHEAL THY 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 is required to submit a Construction Mitigation Plan that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. prior to any construction/building permits being issued. It does not appear that the proposed development (shopping center) would not generate any harmful or unhealthy conditions. Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department ~ RAINIER STA TlON SITE DEVELOPMENT PLAN pr_nary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF PUBLIC HEARING DA TE: MARCH 28, 2006 Page 8 of 10 The applicant has requested an administrative modification for the location of refuse and recycling pickup locations at the rear of the property. Per city code, these locations must be at least 50 ft from residential-zoned property. However, there is a significant grade change (more than 50 feet in height) between the subject property and adjacent residential-zoned properties, and the slope area is primarily wooded. Staff believes that adequate buffering and screening from residential properties will be provided at the proposed pickup locations, and support the modification. I. AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE Fire Department and Police staff have indicated that the City's existing facilities and resources are adequate to accommodate the subject proposal. Water -There is a 12" water main located in Rainier Ave N, and a 12" water main located in NW 6th Street. The static water pressure at the street level is approximately 65 psi, and approximately 60 psi at a finish floor elevation of 50 ft. The site is within the 196 Water Pressure Zone. The site is outside an Aquifer Protection Zone. Water would be needed for the irrigation system and include the installation of a new water meter. Based on the fire flow analysis using the City's water system hydraulic model, the existing water line in Rainier Ave. N can deliver 3,500 gpm, with a minimum of 20 psi residual pressure during a fire. Per City Code, a looped water line must be installed around the proposed buildings or complex of buildings if the fireflow demand exceeds 2,500 gpm. It appears that the development will have a fire flow demand of approximately 2,750 gpm to 3,500 gpm. Additional hydrants will also be required. The applicant will be required to coordinate with the City's Utility Systems Division for any necessary rerouting, replacement or other work required on the water or sewer mains, as indicated in proposed Condition 9. Sanitary Sewer and Storm Drainage -There is an existing 8" sewer main in Rainier Ave. N. There is also an 8" sewer main that runs from the cul-de-sac in NW 6th St through the site, which connects to the main located in Rainier Ave. N. The applicant will be required to coordinate with the City's Utility Systems Division for any necessary rerouting, replacement or other work required on the sewer mains. The applicant proposes to use an area of right-of-way on Rainier Ave. N that is currently occupied by a power vault belonging to Puget Sound Energy as part of the front parking lot. A Right of Way Use Permit from the City will be required, subject to Puget Sound Energy's agreement to relocate the vault. A pedestrian right-of-way across the southern portion of the site, extending to Rainier Ave N was previously approved for vacation by the City Council, but has not yet been finalized by the applicant. Proposed Condition 6 addresses these issues. Please refer to Advisory Notes for all code required improvements, fees and charges. J. PREVENTION OF NEIGHBORHOOD DETERIORA TlON AND BLIGHT. The proposal would result in the development of a modern shopping center and associated parking facilities. No deterioration or blight is expected to occur as a result of this proposal. 6. STAFF ANAL YSIS OF VARIANCE REQUEST The applicant is requesting a variance from the landscaping/screening and setback requirements in the City's Development Regulations. The applicant has indicated that the variance requests are based upon the topographical features and constraints of the site. The development regulations require that when a CA-zoned property abuts a residential-zoned property, a 15-ft landscaped visual barrier between the CA-zoned property and the residential-zoned property is required. This visual barrier may be reduced to 10ft through the site development plan review process. Additionally, when a CA-zoned property abuts a residential zone, the minimum rear yard and side yard setback is 15 ft. The applicant has requested a variance to reduce the rear yard building setbacks and associated landscaped areas from 15 ft to 1-3 ft Rainier Station SitePLN_rpt.doc.doc City of Renton PIBIPW Department • RAINIER STA TlON SITE DEVELOPMENT PLAN PUBLIC HEARING DA TE: MARCH 28, 2006 p.nary Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF Page 9 of 10 for Buildings One and Two, and to reduce the side yard setbacks and associated landscaped areas from 15 ft to 0-5 ft for the parking structure. 1. Consistency with Variance Criteria Section 4-9-250B.5.a. lists four criteria that are required to be considered, along with all other relevant information, in making a decision on a variance application. A determination must be made that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant alleges that special circumstances apply to the subject site, which impose undue limitations on its development under applicable development regulations. Specifically, the applicant indicates that the offsite proximity of a Class II wetland, and a large area of steep slopes on the west side of the property and offsite have unduly constrained the buildable area of the site if the requested variances are not provided. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that because of the significant grade change (more than 50 feet in height) between the subject property and adjacent residential-zoned properties, effective screening of commercial uses through landscaping cannot be achieved, since residential properties are located above the rear of the proposed development. Additionally, a Class II wetland within a forested area, and dense areas of native vegetation, are located between this property and neighboring residential properties and provides a natural barrier. Therefore, it is immaterial whether 5 ft or 15 ft of screening landscaping or setback is proposed with respect to effective screening and buffer functions, and no material detriment will result to neighboring properties as a result of the proposed variance. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: For other properties in similar circumstances where topographical features and building locations have reduced or eliminated the screening and buffer functions of landscaping and setbacks between commercial and residential uses. it is likely that the City would also recommend approval of a variance to reduce landscaping and setback requirements. d. That the approval is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is a minimum variance needed in order to develop the proposal, due to the steep topography and limited buildable area. Impacts to steep slopes will be limited to those identified as man-made, and the development will comply with the wetland buffering and mitigation requirements established in the recommended plat conditions. The proposed variance will not result in any effective reduction of buffering or screening for neighboring properties since the 50 ft difference in height between adjacent uses minimizes any benefit of landscaping and setbacks. The development proposal will comply with front setbacks and landscaping requirements along Rainier Ave N, and granting of the variance will not impact public views or amenities along the street frontage. Rainier Station SitePLN_rpLdoc.doc City of Renton PIBIPW Department • RAINIER STA T/ON SITE DEVELOPMENT PLAN PUBLIC HEARING DA TE: MARCH 28. 2006 G.. RECOMMENDA TION: p~nal}' Report to the Hearing Examiner LUA05-155, SA-H, V-H, ECF Page 10 of 10 Staff recommends approval of the Rainier Station Site Development Plan and associated variance requests, Project File No. LUA05-155, SA-H, V-H, ECF, subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on February 24, 2006, except Condition #3 of the DNS-M as modified by recommended site plan condition #10 below. 2. The applicant shall comply with the terms of the letter of modification from Gregg Zimmerman to Richard L. Wagner, dated December 12, 2004, regarding proposed impacts to man-made steep slopes on the subject site. 3. The applicant shall provide detailed landscape and lighting plans that show proposed parking lot landscaping and lighting prior to the recording of the final site development plan, subject to review and approval by the Development Services Division. Lighting shall comply with RMC 4-4-075 and shall not create offsite glare that may interfere with aviation traffic. 4. Prior to application for construction permits, the applicant shall apply for the necessary lot line adjustments to create 3 individual parcels as depicted on the site plan dated December 21, 2005. 5. Prior to issuance of construction permits, the applicant shall provide draft CC&Rs for the review and approval of the Development Services Division regarding the assignment of parking spaces to each building, and maintenance of common landscaping, storage, refuse and recycling facilities, and parking and driveway areas. 6. Prior to issuance of construction permits, the applicant shall obtain any right-of-way use permits, right- of-way vacations, or release of easements that are necessary for the proposed development as depicted on the site plan dated December 21,2005. 7. Prior to issuance of construction permits, the applicant shall submit a final detailed landscape plan for review and approval by the Development Services Division. 8. Prior to receiving certificates of occupancy, the applicant shall provide an avigation easement to the City of Renton Municipal Airport for noise and flyovers resulting from airport traffic, in a format to be determined by the Development Services Division and the Renton Municipal Airport. 9. The applicant shall coordinate with the City's Utility Systems Division for required onsite and offsite water/sewer improvements, including development of the Sixth Street Short Plat (LUA04-093). 10. The buffer for the Class II wetland located to the west of the subject property shall be reduced to 25 ft in those areas where the required 50-ft buffer areas intersect the Rainier Station property line. Mitigation shall be required in the form of increased buffers on the north and south sides of the wetland at a 1:1 ratio. A permanent fence and signage shall also be constructed on the east side of the wetland adjacent to the proposed development. 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DRAINAGE NOTES . .,' I.STtllllUGTfRCIIltIJllUtllRNttlUfSHCXIII[JtQIlPItGICTm !UN TO H PRtI'OSID'l[TVAll.TlUlI:!IMJ)'QI H MlMaJf1' toT PlAT PItOt£f POt H HIlT PUIt IDDN PlNIl lS1a1MIMm'Rl<NHI«ItltI:RHHAlIClHCQIIIIIDIQIlPfIGICT1II.L IE 1REAlDI BY A PfKI'CID 1lT VAtU AS!ItOIk 1 AlLROCrI1WtS mlE<XItNEttm 10111 SltlIII COI'It'I'MCf: smtIiIl! A.YlHAT-.&.8lPASSH'll[fVAIlll EARTHWORK 111_ ---_an: -"" IV_ SCl.DI5JIO:SM.S1t: 143,071. ,....,." ..... CTEj' ... 1OI1S) ~:g =DPatt ....... .-. _J / / / 'iY. '" / / ';{<~»? 11'\:1. X-:"""1-:;o-,.:a;-\ L~/\"\"~ (I, ,~~~' ,~~I. (" \ \ ~ ~~1OMJt.I' \ \ \ \' ',24"11 ur I. .," \ '. \', \ \ \ \.' '.\~ \'. '-"'\-------... \ \.. '" '. \' \\"" '" \ \. \ ~>""" t)·'· \ " ,\\,\ " 0..'," '. o \. • ,\ --'. '.," '. .~.J ~ --.;;-0" , ' _, ' ».0 -. :"s;t~~~~!i; ". 'e ~~\:,l(t1U1lnll)~ • .... c.-I".UIM~ '\ =-0).- GRAPHIC SCALE kow.,...LJ-j i T ~ "'--- (II rat I l ..... ft. CRECUD FOR COMPUANCI TO cm STAIIDARDS ~ I ~ I ~)~ f!!J I ~ g I : LE U L I~~--i;:':~~i~~~~ PLMDNC NOlES: • Planting I0Il for IhNb./groundco'M"l IhaII b. deemed oa new taplOl/compoet cultlvotlCl Into existing prepared IUbgtade. T,.... shall be pit planted with prepared ptontlng hoi .. being 0 minimum twice oa wide QI the football and ot leaat nine Inch .. (9·) deeper. • SoB Preparation: Cultfvote Ihrvb bed IUbgroda to a minimum depth of ten Inch .. (10·) and deon/r.tnoYe 011 rodta, root.. debtII over two Incha In diameter. loy a two Inch (2·) depth of camPOIt OWl" enth bed and tm ogofn to a mlnmum d4rpth of ten Inc:hcla (10-) to ~ Compoat thClr'OlJghly Into grode. Then toy a two Inch Jlft of Compott and tID avcm. . • FertRIH on Inltonld plCl'tb ~g bClckftJI aperotlone wfth 4-2-2 A9rO Tronaplant .. aa recommended by Manufacturer. • Subltltutlon. or dlan911 In material. and plac."ent shaD be mode anly on the written "'-onion .. _ bet_ Canlnlc"', Lon_ Arddtec:t and awn ... • Muldl 011 bedt with a minimum 2 Inch (r) depth of approved 'mulch', FJnlllh ~ of mufell _ be I" b4fow odJac:-!t _ ",rfoca ond flu'" wftll f .... (.). Stake trea aa directed by Londlcopt Architect • An new plantln91 will be MIWCI by an automatic lrriIj,otJon ."tern. • The londacq)e Architect retalne the fight to Inepeet treet. ahruDt O"Id 9f'OlIfIdco¥'Ir for compllonce with reqyr.nentt for plant lin and quality at ony time. Thll Includll but It not Umltld to lite and condition of rooW .. root ."tem .. Ineect .. latent In)mea and defects. Remove rejected material Immediately from projlct alte. • Upon completion of Ute Intpectlon, the landlOClpe Architect thalt amend the Contractor'. llat of Iteml to be com.,ttlld or corrected (P\mdl Uat) and indicate the time pertod for th_ completion or correction, Thlt tholl conltltute . Sutmontkd Completion and PnMllonal Accaptcmct IIhaII b'l granted at thl. tim .. n.. LondIcGpo ArdIlteet w. mok, an ~ lot FInci Accept .... 01 the _ ."... _at by til, Canlnlc .... If 011 01 til. ltome 01 the """ell Uot how ;rtapec":,~ .J,°':~~~~U:f~~I~ ~~ct than not be granted unto all of the Iltml of the Punch LIlt hove b .... =-: ~u:-w:~~:-~:-=-=~~!~f~·~. ~~o::".!::an~C:t~O; ::rth:te~ ~ ~~~:. :'::-;::~b~ ~:npl::" 01 ::.Ionttop:":,,:~thln relnttated QUarantll pwlod. aa tpedW tdtn~ th .. replocemonta O"Id take what ... necenory .tepa to prnwIt Ifmlar dem'lt of pont mottrtoIL • Warranty: Thll Wommty thalS Indude ,"""acing and planting acme .tte and -'" of ~ant mot_ ....... on ~Q1I tIIot ~ cfai9natod to be ""' .... by the Lon_ ArdIltoct. Ucopt lot I ....... to _y _. ~::~btc=~20un~ tM"!'~~fc:n~J;!:.~~::':: ond utI_tcry _til, .....,t lot .... of noglec:t/_ by _1_ All plantJ ""loCOd IhGII b. reinltatocf under plant QUaranty condItIonL plANT SCHEDULE 1fu.. S'fm... Batmlcd/Cornman. Hama ---.StulRernarb TREES: ~_vmolo/AMURIIAPlE m".rcol. , . _."..../P_1IAPlE m".rcol. ,. ~ .. '_·/HlHOfCIC'IPRESS mln.tf~hgt. "'"" c. 'Caplta' 1 FLOWERING PEAR mOl. r col • • StrtetT,... ... OI~byaty Thujo .. 'P,...,IddIo' 1 _TAE m ... tf~ flgl S H..R U B. S /.C R O .. U N D. C a _YE R....5.....:. CD Bu_ .. ·Sufh&o.a / OWARF' 9OXWOOO mh. 15· apt. -compoct Ii) Daphne b. 'Cord _. 1 OAl'liNt min. Ie" opt. -",,"poet Ii) won,.. .. oIotuo '~td 1 EUOHlWS min. 2'" opt .. _, Ii) ""!peN. c. ·T ... _' 1 H(1UWOOO.lJlllPER mOl. !'~ hgt. Ii) KoIm~ I. 'Ootbo Rodl _'1 .OUNTAIH LAURamIn. 2'" opt. Ii) P!Irl. _leo 1 ULY-Of'-THE-VALUY SHRUB min. 2'" .... Ii) Rtt __ lip. 1 NOO mOl. 2'" opr. III Com m. 'Vortogoto' 1 JAPANESE SEDGE H .......... 'li,..,ton'/O.UY __ 1 CR[EPINC 1WtOHI. Sarcococco humll. /lOW SARCOCOCCA P..,lMtum o. 'Ham .... 1 FOUHTAIH CRASS T .... b. 'iIopo!don.' 1 SPR£AD\HC EHC. 'I[W III Notu_Bu.,." c:o.-_foro 1 RmTIIIQ OOCWOOD OaultlMrlo _on 1 SA1AL ._~ _ 1 OREGON CRAPE ."COO coIIfamleol P.aFlC WAX YYIm£ 1 gat. 02'" D.C. IMI. 5 conti at 2.· ecc:h 1 gat. 024" o.c. f CJOI. 024-o.c. mIn.»"hgt. • Plant _ are _fIod par tho Amortcan _ lot Nuroory Stodo, PubtIcotIon-.o1 2. 1188 __ b, tho Amertcan _ 01 -,m ... Inc. _. ----,---- OIomT_ ---' ............... 111. -"" ...... W".'D CIDI,I4U,oo ,AX:C2DI} ..... ,. c:: ca a: -"'" DrIwn: ~ et.dcect ~ --11 .. '* 8ft!"'" Rm!w - Sheet L 1.1 03-Z8-Z00S 14:3S March 28, 2006 City of Renton 1055 South Grady Way Renton. W A 98055 Attention: Mr. Neil WattS 4Z5-453-8013 RE: JOB NO. Rainier Avenue Mixed-Use So:uth Parking Lot M2-0589 T-8S1 P.OOZ F-S84 PRINCIPALS Brien Brand, AlA Richard L. Wagner. AlA Thomas Frye, Jr., AlA Subject: South Wedand Classification / LUA04-093, SA-A, ECFILUA05-133. V-H Dear Mr. Watts: In recent convenations, both verbal and via e-mail, with City of Renton staff we resolved mat the City would accept the Conceptual Wedand Delineation & Mitigation RepOrt prepared by The Riley Group, Inc. dated July 22, 2004, and classification of me South Wetland as a Category 3-It was agreed that the report would be accepted without amendment. Please accept this letter as Our formal request to reconfirm this decision in writing. According to the City of Renton Critical Areas Ordinance in place at the time of application for the referenced projec~ wedand classificauon is derermined when the wetland meets one or more of the criteria listed. in a respective category. Classification of the South Wedand is outlined below and further explained in the attached letter by Celeste Boma, Wetland Biologist. Ct~tegory 2 wetlands (lre greater than 2200 square feer and meelone or mO're of the following criteria: a) Wetlands greater than two thousand ~wo hundred square feer thar are not Category 1 or 3 wetlands; The South Wetland is classified as Category 3 -so it does not meet criteria (a). 10801 Mer." SlrC'CI Bellevue. VIlA QaOOA T 425 454 05(,6 F 425 453 8013 www.boylosorch,leas com 03-28-2008 14:38 FROM-BAYLIS ~ITECTS 4Z5-453-801~ T-881 P. 003 . F-684 City of Renton/ Neil Watts March 28, 2006 Page 2 b) Wetlands that have heron rookeries or raptor nesting trees~ but are not Category 1 wetlands; .M noted in me Wetland Delinearion Report. a heron nesr has been identified adjacent to rhe wetland. however, according (0 the Cio/ of Renton, a single nest does nor meer the City's crireria for a rookery -so the wedand does not meet criteria (b). c) Wetlands of any size located lit the headwarers of II watercourse, bur ate not Category 1 wetlands; The water in the South Wetland enters the drainage basin from an existing storm sewer culvert fed by the right of way improvements along Taylor Ave to the west of the site. The water passes though the wetland and drains directly and immediately into a constricted culvert at the east edge of the wetland. This culvert is a pan of an extensive underp-ound culven system which connects to the 0o/'s storm drainage system.and ultimately discharges intO Lake Washington. Since this watercourse does not function as a headwater, and has no £ish bearing capacity, it not a headwater wetland. -so the weIland does not meet criteria (c). d) Wetlands assigned the Significant #2 Tllring in rhe CHtrent King County Wetlands in'llentory 1991 or as thereafter amended; The South Wedand is not so rated and does not meet criteria (d). e) Wetlands having minimum exisring evidence of human related physical alterlltion such as diking, ditching or-channelizanon. There is substantial evidence of significant human related disturbance of the South Wetland, including cUlvemng and outlet modification and uncontrolled dumping- so me wetland does nor meet criteria (e). Caregory 3 wetlands are greater than 5000 SF and meet the following crireria: a) Wetlands thar 4're severely disturbed; The South Wetland meets criteria (a) -The wetland has been severely disturbed by the dominance of invasive species, the presence of fill material and seveTe under- cutting and modification of the watercourse. b) Wetlands that are newly emerging; I, , .... ". ·J 03-Z8-Z006 14:36 City of Rentonl Neil Watts March 28, 2006 Page 3 4Z5-453-BOI3 T-861 P,004 The South Wetland meets [he criteria for a palustrine emergent Category 3 wetland. F-684 c) All other werlands not classified as CaTegOry 1 or 2> such as smaller, high quality wetlands. The south wedand meets criteria (c). it is not classified as a Caregory 1 or 2. Based on the delineation and Classification work of Celeste Botha, the Report filed by the city dated March 14, 2006, and this recap and renatement of that information, we requen that the . Ci~ of Renton 1l;lake the determination, or accept the .determination of this qualified licensed professional. that the South Wetland is a Class 3 weIland subjecl: 'to the Critical Areas Ordinance in place at the time of application. SincerelYt Attachment: Letter from Celene Botha. Wetland Biologist: ME:amp · Ol-28-2006 14:37 FROM-BAYLIS ARCHITECTS 425-453-8013 T-861 P.005 F-684 e o DdiDcarion to ~~~Iua£i.0n9 E) PenrHL assisDmoc and agencY coanlinadon o Professional ~ ~tian. E) Imp"'" """lysis and ~ March 21, 2006 Richard Wagner Baylis Architects RE: Rainier Station Wetland Classification Dear Mr. Wagner: . At your request I am preparing this further explanation of the wetland categorization on the Rainier Station/South Parking Lot wetland. Section 4.3.0S0M i and ii of the City of Renton's Municipal Code provides the classification criteria, quoted below. I have highlighted the relevant ralionale that I used in detennining the wetland classification. In briet the wetland meets the criteria for the Category 3 rating, and thus does not meet the criteria for being a Category 2. ii. Category 2: Category 2 weUands are wetlands which meet one or more of the following criteria: ta) Wetlands that are not CategorY 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category' wetlands; and/or (c) Wetlands of any size located at the headwaters of a watercourse, i.e., a wetland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category 1 weuands; and/or (d) Wetlands having minimum existing evidence of human-related physical alteration such as diking, ditching or channelization; and/or iii. Category 3: Category 3 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands whieh meet the following criteria: (1) Ate characterized by hydrologic isolation. human-related hydrologic alterations such as diking, ditching. channelization and/or outlet modification; and (2)· Have soils alterations such as the presence of fill. soil removal andlor compaction of soils; and (3) May have altered vegetation. (b) Wetlands that are newly emerging. Newly emerging wetlands are: 0~-Z8-Z006 14:37 FROM-BAYLIS ARCHITECTS 4Z5-453-8013 T-861 P.006 F-684 ) Maten ~. LUUt:I e (1) Wetlands occurring on top of fin materials; and (2) Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (e) All other wetlands not classified as Category 1 or 2 such assmaDer, high quality wetlands. I hope this adequately meets your project needs at this time. Thank you for the opponunity to provide you with wetland services. Please call with any questions or comments. Sincerely, Celeste Botha \ . , d\ , , \ \.\ ~\. l ~ , .,\, r ~ .~ ,t, e . t I \\ " \\ I , , ' • \ \ :t)\ . '-\ ,p. , -\ Z,\ -, rt\\ ")J' V l!Q!4X3 U' o c -I I • () -1 »-z Q U\ o C -1 ,3: ':2-m -1 • Q tl I. '. ~ z. o ~ r :: II :tv o $ I :'< ~ ~ I ~ o tJ JI~ .~ ~i~~i~~~~,J~t~I~J~ I'Q !lIliS~J!~fj~i~*~~~~ ~~ . 1-1 ~J=J:~~ua;t6 g\J. !:l r-ri 6 , ~ J ~ ~I~i~ - -~ UJ\it.) ~~!l ~!C!I: ~ i -fil'l:"'-.A8 -.,. ililii§~~!C ~l ~ !l: II: It iI I ! -I .~ ~ I SOUTH LOT ; AND SOUTH WETLAND FILL • I!JJ ,Ii ~ -,~ .-.. - -.. --_ .. --.'---- -:~/----------fJ --_# :~~-~:;~~j!i~i:~ RAJNIERAVENUE MIXED USE , wASHINGTON p 1 --- ,~ " • I J... e." III zl _. I , , . oJ ., (fJ I Z , ~f , ill "I am HI ~J !€fj «A / . o...t I· . W6 8 /' I. :'J r---~ ~~I / . I ,. I , °1 / " I W ~ /: , I X&ff " I. ; , ffif r' ;. " . II I> ... / I-c· . / -". ~I r I f /. , /.. I , , ! , I ~ I • \ , I \ ,~ ;l !\ ! e;: ~\ .. \ , .. \ ) • ~, I • • I 'f! I f / ~J / / ., " Exhibit 9 \qw\.~ c.~ U\\\A\\~ CVT Jo ~..> ~!IIII !H ~~" I ·1 " I J • I I Reference: Boundary & Topographic Survey "Rainier Avenue Mixed Use", by Triad Associates, Qated 26 September 2002 ,. -, ,q~.~ G.VT, J "j. ~)~ '-: , Ilri~:!!~!~ , I ~\~.~pe:,. '\ r---"'\ \ ___ J ~p-r. ~.,?I9.s+ PA\~~ M'~'''t;E" Y i Ii Gnophlcll Scala: '". f1J +N *19 .?!~ /!!1%F:J,.o.;':Ii' Inc. I Topographic Site Plan "'" Figure J • Sl!AmE, WASIUNOTON '1m Site Address: 5'9.625 R.t.inier Avenuo N., RenIDn, Washington Rainier Avenue Mixed Use Project Exh,b,~A" . " IM(P) IM(P) - - - -Renton ~ Uml .... o 200 pO E3 1:4800 ~ ZONING ~ =:. TBCBNICAL SBIlVICBS 7 T23N R5E W 1/2 zeNING MAPBO~ RESIDENTIAL ~ Resource Conservation ~ Residential dulac ~ Residential '" dulac §] Residential 8 dulac ~ Residential Manufactured Homes I R-10 I Residential 10 dulac I R-141 Residential 14 dulac I RH-rl Residential Multi-Family IRM-T I Residential Multi-Family Traditional IRM-ul Residential Multi-Family Urban Center- MIXED USE CENTER ~ Center Village IUC-Ntl Urban Center -North IUC-N21 Urban Center -North 2 [§J Center Downtown- I COR I Commercial/Office/Residential COMMERCIAl. ~ Commercial Arterial- ~ Commercial Office- ~ Commercial Neighborhood INDUSTRIAL ~ indUstrial -Heavy o Industrial -Medium o Industrial -Ligbt (P) Publicly owned ---Renton Cily Limits ---Adjacent City Limits _ Book Pages Boundary KROLL PAGE • May include Overlay Districts. See Appendi:J: maps. ,For additional regulations in Overlay Districts. please see RllC 4-3. PAGE# INDEX SECTTTOWNJRANGE Printed by Print & Mail SVC5. City of Renton • CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-155, SA-H, V-H, LLA, ECF APPLICANT: JDA Group, LLC PROJECT NAME: Rainier Station DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: Southeast of NW 6th Street, west of Renton Municipal Airport The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be required to 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. 2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. 3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class II wetland to 25 ft' as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. 4. The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for the existing business operations. Fees are payable prior to the issuance of a building permit. 5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are payable prior to the issuance of building permits for each building. ERC Mitigation Measures Page 1 of 1 ';,. .... ••• CITY.Ir .. :~NTON • '.' -'0"" ' . PlannihgIBuildlngIP~blicW6tkSDepaitment.·· . Gregg Ziinmei"inanP:E;,.Adminislrator Kathy Keotker, Mayor March 14,2006 Meredith I;verist Baylis Architects • 108Q1 'Main Street Bellevue,WA 98004 . SUBJECT: . Rainier Station '. LUAOS;tS5, SA-H, LLA,. V~H; ECF Dear Ms. Everist: ," -,';'-, ," ..... , .. , :.' This letter is t6· inform you that t~ea'ppeal period ended on March. 10, .. ' 2006 Jor,the Environmental Review Committee's (ERC) Determination of Non-Significance..,. Mitigated for the above-referericed project. ..... . . , No appealsyJere filed on the ERCdet~rmination' and this decision is final. , '" "' ):.. .,' " :.'.,- " ~ . .The applicant.'must comply with allERCMitigation Meas,uiesoutlined in' the Rep0rt and . . ' Decision dated february 14, 2006. AHearing;,E;xa,minere'Liblic 'Heatirig:has been scheduled ." for :M~rc:h, 28;.'20()6;· ,where SitePI~ri·.:C.onditions,.· may: 'b¢> i;;sued .. The" a'pplicant .... or '. represeritativ~(sJof the~applicant are.r~quirei:(J9:~e present: A copy,Ofthe: PreliminarY: Report to the Hearing EX~'n)iner will be forwarded;toy6~for,'yo'urrevi~w," •.. " ., .. ' If you h~ve:'ar1y que.s·tion~, Pleasefeel~eetd :ccmtact:rne .at: (42·S}430-1.382. . '. : . , '. . ~. ;~ '<'--~ ,.' '. '" For, the. Environmental Review Committee, • " '0 . cc:· JOA GrQUP1 LLC fOwner ';' : .. ' . -" ; . ~., -.,-------,.,--'----'--l0-"-S-S-So"-u-th-.G-rad'--y-w-~-Y---R-en-to-Il-,w-. -as-h-in"-gt-on"-· -9-'-80-S-S---,.-:------:--R E NT 0 N° ~ Thi~n'l:lInarl"'nntl:lli~J;(lot.·~~· ...... !:It.:lori~1 -:tnOt.~....,o.nCIIm.:.r AHEAD OF, THE CURVE From: "Rich Wagner" <wagnerr@baylisarchitects.com> To: <nwatts@cLrenton.wa.us>, "Jennifer Henning" <Jhenning@cLrenton.wa.us>, "Keri Weaver" <KWeaver@ci.renton.wa.us> Date: 03/16/2006 7:25:29 PM Subject: Rainier Station SPR Wetland Buffer Amendment of Wetland Buffers to the SOP Application of November, 2005 Dear Mr. Watt, In behalf of the owner and applicant of the referenced project, we request that our application for Site Plan Approval be amended to include consideration and approval of the averaging of buffers of the wetland immediately west of the proposed parking structure. As shown on the site plan, our proposal is to construct a parking garage adjacent to an existing wetland. This wetland has been delineated and categorized as a Class 2, which requires a 50 ft setback. See the Wetlands Delineation Report prepared by The Riley Group, (page 6 only and Appendices A, B and C) and the Wetlands section of the Project Narrative submitted with the SPA application for additional information on the delineation. Per the city's codes, this buffer may be reduced by buffer averaging, such that the buffer area may be reduced if a like area is set added elsewhere around the wetland. However, the buffer cannot be reduced to less than 25 ft. By this memo, we request that buffer averaging be granted, such that the buffer on the east edge of the wetland is reduced to 25 ft and that a like area of buffer is added to the north and south edges of the wetland. No work in the wetland or the resulting wetland buffers is proposed in this amendment. Mitigation measures proposed include setting aside the increased buffers on the north and south and constructing a barrier fence east of the east edge of the buffer to assure that casual entry into the buffer and the wetland is restricted. Thank you for your consideration of this request. Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com cc: <alhadeffjack@hotmail.com>, "Celeste Botha" <cbotha@cablespeed.com>, "Matt Weber" <Mweber@AHBL.com> STATE OF WASHINGTON, COUNTY OF KING } AFFIDA VIT OF PYBLICATION 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 24, 2006. The full amount of the fee charged for said foregoing publication is ·the sum of $130.20. ~~~A\""" ~~'t UJ LS "I, ... -:;c 't, •..... '" ~'-' " -, ~' .' ON '. ~. , .: ~ ..... r:,t;\ €"-t.... 'l : ... ~\, ~.. 'I. . . .. ! /~ ~OiAAy ~\ ~ gal AdvertIsmg RepresentatIve, Kmg County Journal ~ : u _._ I/) : ~ s~ and 'wo~ of Febm",y, 200\ ,ft\' "USc'v. ,~~ j " v). '. " •• '" : ~ . . ", .., .... ···.!'O-19-9···.i,.0_.:' ",~ ....... ~,~-, . '" OF S ........ K1rt):Dal;gi ""\h'~~'"'''' Notary Public for the State of Washington, Residing in Covington, Washington PO Number: 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 following project under the authority of the Renton Municipal Code. Rainier Station LUA05-155, SA-H, V-H, LLA, ECF Location: Southeast of NW 6th Street, west of Renton Municipal Airport. The ap- plicant is requesting Environ- mental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed . Appeals of the environmental de- termination must be filed in writing on or before 5:00 PM on March 10, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-UO.B. Additional infor- mation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on March 28, 2006 at 9:00 Al\1 to consider the Site Plan and Variance. 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. Publication Date: February 24, 2006 Published in the King County Journal February 24, 2006. #848759 - e • ) 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: Rainier Station PROJECT NUMBER: LUA05-1&5, SA-H, V-H, LLA. ECF LOCATION: Southeast of NW 6th Stnlet. west of Renton Municipal Airport DESCRIPTION: The appllcent is "'questing Environme_1 (SEPA) Review and Site Development Plan review for &2,000 sq II of commercial space in 3 buildings. with • 209-sta11 parting garage, On 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buUdlngs on the site will be removed. 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 filed in writing on or before 5:00 PM on March 10, 2006. Appeals must be filed in writing together with the requintd $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 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's OIIiee, (425143_10. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 28, 2006 AT 9:00 AM TO CONSIDER THE SITE PLAN & VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. CERTIFICATION I, Dade ~re&. '" , hereby certify that "3 copies of the above document were posted by me in _~_ conspicuous places or nearby the described property on DATE: ¥~J/6~ SIGNED: J:dR. ~. A TIEST, Sub",;"", ond ,worn b,fore mo. a No"",, PubHe. in ond 10, lire Stat, 3; ""ding in (U~f~A-,onthe 2{r+-day of Q ~ . ~ , '-'(..·~·\L~;:'!:~ i::': I{U"~~-;(' , NOTARY PUBLIC SIGNATURE: '.' NOTARY PUBLICi" '( STATE OF WI\SHINGTOI\" .. C0~~l\JiiSS;(");'·~ r;;xp'~r::s , ~~/\RCH 19, ;:'1""-:;' 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: Rainier Station PROJECT NUMBER: LUA05-155, SA-H, V-H, LLA, ECF LOCATION: Southeast of NW 6th Street, west of Renton Municipal Airport DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. 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 filed in writing on or before 5:00 PM on March 10, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 28, 2006 AT 9:00 AM TO CONSIDER THE SITE PLAN & VARIANCE. 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 PROPER AUTHORIZATION '.CITV.FRENY.<?N Kathy KooIker, Mayor P1anningtBuildirtglPublic Works 'Departm:e~t , Gregg Zimmerman P;E., AdlJliniStrator February 2,0,2006 Meredith:Everist Baylis Architects 10801 Main Street Bellevue, WA 98004 SUBJECT: Rainier Station LUA05-155, SA-H, V-H, LLA, ECF Dear Ms. Everist: This letter is written on behalf of the Environli1entaLR~view Committee (ERC) to (3dvise you 'that they have completed their review'of the subject project and. have issued a threshold 'Determination of Non~ Significance-Mitigated with Mitigation Measures. Ple,ase refer to the enclosed ERC Report and Decision, S~c~ion C for a list of the Mitigation Measures. ' , Appeals of the environmental determinatiorifu~st'be'fi~ed ill writing on a'r ~ef6re 5:00PM on: lVIarctJ10,,2006. Appeals must,befiled in'writingtogethe.rwith, the> required $75.00 app!ieationfeewith:' Hearing Examiner,Ciity at Hentan; 1055 South qra9y:vy~y~:Renton, WA 98055. AppealstotheExaminer, are governedcby City of RentonMunicipal'Code.SectiQrr4~6~110.B. Additional inf()rfTlation regarding ,the' ,. appeal'Rrqcess may be obtain~dfrom the Renton;9ItY'CJer1<"~Office;(425) 430-6519. . • , '. _. f ~ • .' • • r.' ';.::!;' _:-., . , ' , " A Public,Hearing will be held by,the Renton He(3r;ing Examiner: in the Council Chamb~rs on the seventh floor of City,Hall, 1055 South Grady Way'-Reri~on, Washington, on March 28, 2006 at 9:00 AM to , consider the Site Plan 'and Variance. The appiicantor representati",e(~) of the applicant is requir-ed, to' b.e' ': present aCthe public hearing: A copy of the staff report will be mailed to you one Week before tile , hearing. Ifthe Environftlentar Determination is app~aled~the appealwill be hear<fas part of this public, hearing" ' ' , ", -' ~ ..' . . ~,- , The pre~edinginformati6n will assist you in plannll'lg,fqr:;~r.n.plementation of your project al1d enable you to: .:, , e~erci~e: yowr,appeal @hts:morefully, if y6uchoO~~:Jo do so. If. you have any-questions. or de,sire"-: ' , clarification;oqhe above. please call meat(4~5),,4~O.;.:7382.<' , ' ',' '" .", . ',' -. " . .', '. ..,.~., ';" 'For thEr'Environmental Review Committee,' /(~~~ Keri Weaver , SeniorPli:umer cc: JOAGroup, LLC / Owner(s) EriCiosur~:, ' ::,' ---,-----,---,--,---1-0-55-S-o-u-th-Gr-a-d-y-W~a-y--~·,-R....:.en'-to-n-, W..,...' -as;;"'hl~'Jl-gt-on-'-, -98-0-55-------· ~ •• • (i), This p.iper coritains 50% .i,yd~ mate,;,,'l. 30% post consumer AHEAD 'OF"THE' CU,RVE , • Pl3nningmuildingiP.u6li~W9rks Department ,Kathy Keolker, Mayor , Gr~gg Zi.n~~r~a~:p ~.~. AdlniniStrator ' February 20, 20(}6- Washington ,State Department of Ecology Environmental'Review Section PO Box 47703 , Olympia,WA 98504·7703 Subject: " Environmental Determinations , Transmitted herewith, is a copy of the E.nvironmental Determination for the following project reviewed by the Environmental Review Committee. (ERC) on February 14,2006: ,'- " -" '. . DETERMINATION OF NON-SIGNIFICANCE -MITIGATED, PROJECT NAME: PROJECT NUMB~R: LOCATION: DESCRIPTION: Ra.inier$tation ' , LUA05,;155, SA-H; V-H, LLA,.ECF' Southeast of NW ·6th .Street; .westof Renton M,uhicipal Airport The applicant is requesting; I;nvironmental(SEPAfReview and Site DeveiopmentPlan review for 52,OOOsq ft· of commercfalspace in 3 , building~; ,with ,a 209-staU .par~inggarage, on' 3::r acres zoned " _ CominerciaIArterial'(CA). : Thes.ite :isloc~te(jat .60'1 'Rainier Ave. NE. Existirigbuildingson thej;it~'wilibe removed~;' . -, .... . -. ' .. ' .'. , ." ,., ." , ",. :-: ... ,APpeals,,~fth~~nvironmental~etermiri~tiQrj, must, be.fil~d: in writing. oil: or"b~ftlre '5:00. PM on MarchfO,2006. ,Appeals mustbe .. filediriwiiting\t<;>gettier\;"ithtnerequired$75:00application fee with:. Hearing 'Examiner, City of Renion, t055Sout~Gr()dy Way, Refitol),.WA 98055.A.ppeals/tq_~e Examiner aregovemed.bY'City of Renton MUriicipafC()de Section4-8~110:B: Additionalinformation'regarding the' ' appeal. proces~' may be obtainedfrom,theHenton City Clerk's Office, (~25r430-:6,?1Q;,' ',. -" .. .' ( .... ,If you have: questions, please ca'lI.me at (4,25)430:'7382. For the Enviranryiental Review ComMittee. ' .> .• ' , j<·"_'A/':J " , , .. , ·/Lf::.:J!U!~·· Senior Planner < '.' cc: King:County Wastewater Treatment Division WDFW, Stewart Reinbold' , David F;Dietzl'nan, Department of Natural ResourcEls WSDOT;-Northwest Region Duwamish'TribalOffice . Karen Walter,Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, MuckleshootCultural Resources Program US Ariny Corp. of Engineers' , Steph~nie kramer, Office of Archaeology & Historic Presel\fation Enclosure , , ---'---'-----,---1O~5-5 -So-u-th-'-G-rad'-:"y-W-a-y""'.-R-en-to-:-·n-, -W-as-'-h-in-gt-o-n "':'9-80-5~5-'-' ------"-----'=.;,.;,-.. ~ ~ , • .AHEAD'·OF THE CURVE ~ ThiS'paper contains 50% recyded material. 30'% post consumer . , , , , .# '--'" .';. . Ap'PLICATION NO(S): '. .APPLICANT: PROJECT NAME: ,.;. , ' .. '. LUAO&-155,,$A-H,V~H, LLA,ECF: :.' . JDAGroup; LLC -.' . . .. Raihi~r'SJation . D~~9RIPTION QF PROPOSAL:.. Th~ 'app~c;B~titis . requestir~g ,E,nyironmental : (SEPA) . Review and: 'Sit~ . Ueveiopment Plan revi~.w: for 5?;000 sqJtof ~omm~rciarspace in3 .buildir:Jg~;\Vitha;209;.stCiIi pai1<inggarage, on .. 3.3' acres zoned Commercial Arterial (CA). The'sitej~ located' at 601' Rai~ier Ave: NE. Existing buildings' ei:i the: 'sitewillbereinoved: . .' . ' . . ~-" LOCATION OF PROPOSAL: . . '. South~astofNW6th Street, Westaf R~~'tonMunicipaIAlrp6rt " "', .' The .City'ot-Renton . ..' Department of Planning/Building/Public Works· . Developinent PlatmingSection . . .... .',. LEADAGENCY: . ... . . The City of Renton Environmental Reviewr-~--"'·· laISi!laterminecl"tn;at it does~nothavea: probable signifiCarit~dverse ' 'impacfOnth~ environment' An. Ef)viron required. under RCW 43.21 C.030(2}(6); Conditioris; Were imposed' as mitigation . by,:"thet,,;EnvilronrttentaJ ~P.VIF!l'N .. Committeeuridei: theirauthorjty~;of . Section'. 4:.o-{) Henton Municipal IhE~se~"cc.noitiolns .envlronmentalimpactS'identifi,ed; . duFing:the.environmentalreview· 0 "roc:eSl:I .. , . . . -' ~ ".} , . ,-. -' ' . .,; Appeals'9ftfu~ , . . · . AppeaismUst b¢filed in VI .. Iii. ItiA!~Ltc'aeUlerwiththe: • 1055.Southi<3radyWay, HEmton;' V VA.:9B()55, Section~4:8~1;1 O~B;" Additionak infr\rrn<:itir,n'. r"'n~I'rlinnHt · . ' Office.~(425},430":~510. , " . PUBl.ICAlION:QATE: DATEOFoECISi'ON: ' .... " SIGNATURES:' ..... " ·"".,'tnt"'" ~:pOPM oniMarch:10,;2b06: ,., H",~nr'" ·Examiner;City:ofR~nton,.· ~r"" fV:\v;:'.rniiii'ri' ' .. 0tRembn M~ni6iRafC6de VLl~alll<','u .. fr.0m the ',ReultonGitY-Qlefk's . ~ ,'-. ~ " .~ .'., . , . . , .. ..>:. ,}L~~f!dto;..t'a;;1r2IW~tvW;:;e . ~q;6g .... :., .... ~~-,-;-:-~:-'-'-:::-:-::-~-----:~:;"" . ""' .... ~'-,-,':' :::;.::'J;:'''-!' "¥,'c.:::' :..,=- · . Plarinir:lg(Build,ing/!"ublic Works' ~' . ... ",. -.... , l.l!'tl~ Dat· ',. '. ~. . .~. .: ~: '." .. ' . e CITY OF RENTON .' DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA05-155, SA-H, V-H, LLA, ECF APPLICANT: JDA Group, LLC PROJECT NAME: Rainier Station DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. LOCATION OF PROPOSAL: LEAD AGENCY: Southeast of NW 6th Street, west of Renton Municipal Airport 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 March 6, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 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: February 20, 2006 DATE OF DECISION: February 14, 2006 SIGNATURES: Ai d tv;it; -{OJ 6 fR'I'I 2""",,",,,,,,/ Gregg Zimmerman, Administrator Date 71'1&64~.e.. NMS",.. :y,'1/6(" Lee heel , ire Chief Date Planning/Building/Public Works Fire Department To: Gregg Zimmerman, Planning/Building/Public Works Administrator Dennis Culp, Community Services Administrator Lee Wheeler, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Rainier Station (Weaver) LUA05-155, SA-H, V-H, LLA, ECF The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. Wedgewood Lane Div. 5 Preliminary Plat (Weaver) LUA05-166, PP, ECF The applicant is requesting Preliminary Plat approval for a 13-lot subdivision of a 2.38-acre site located within the Residential -8 (R-8) zone. The applicant proposes the eventual development of single-family detached units. The lot sizes would range from 4,729 to 7,905 square feet. The site is currently vacant. Access to Lot 1 will be from Hoquiam Ave NE via a private driveway. Access to Lots 2-13 will be from an extension of NE 10th Street along the southern boundary of the plat. There are no critical areas located on the site. cc: K. Keolker, 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 P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attomey ® • STAFF City of Rel,lton REPORT Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERe MEETING DATE February 14,2006 Project Name: Rainier Station - Owners/Applicants: JDA Group, LLC, 95 South Tobin St. Renton, WA 98055 Contact: Meredith Everist, Baylis Architects, 10801 Main St., Ste. 110, Bellevue, WA 98004 File Number: LUA05-155, SA-H, V-H, LLA, ECF Project Manager: Keri Weaver Project Description: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. (cont. next page) Project Location: Southeast of NW 6th Street, west of Renton Municipal Airport Site Area: 3.3 acres (144,975 sq ft) RECOMMENDA TlON Staff recommends that the Environmental Review Committee issue a Determination of , Non-Significance -Mitigated (DNS-M) Project Location Map ERe Rpt Rainier Station City of Renton PIBIPW Department ~ RAINIER STATION SITE DEVELOPM~ PLAN ERG REPORT of February 14, 2006 PROJECT DESCRIPTION CONTINUED: EnVirc4Jntal Review Committee Staff Report LUA05-155, SA-H, V-H, LLA, ECF Page 20f6 The project site is located within the Rainier Commercial Corridor, and currently contains three auto repair and sales centers which will be removed prior to development of the proposed project. The project will consist of three buildings with heights from one to three stories and building footprints ranging from 7,600 sq ft to 12,000 sq ft. Proposed building heights are approximately 38 ft for Buildings One and Two, and 45 ft for Building Three, which is consistent with the height restriction of 45 ft required for the neighboring Renton Municipal Airport. Vehicular access will be provided by two main driveways along Rainier Ave. N, as well as a third loading-only driveway that will serve Building Three. A two-level parking garage will be located in the northwest corner of the site. The proposal also includes the construction of shoring walls and retaining walls and rockeries as recommended in the Geotechnical Report. Grading and excavation work includes the stripping of topsoils and unsuitable materials and cuts/fills, particularly along the western property line, resulting in a net export of approximately 4,400 cu yd of material. Off-site improvements will include a new frontage sidewalk and landscaping along Rainier Ave. N, landscaping of the interior and parking lots, and sewer/water improvements that will serve the site and adjacent properties. The subject project includes portions of two parcels (to be referred to as the South Parcel and the North Parcel). No critical areas are located on the project site. The applicant is requesting a 25 ft buffer reduction from an offsite Class II wetland for the subject project, through the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) application (LUA04-093 and LUA05-133) that is currently scheduled for a public hearing on March 7, 2006. Adjacent development includes: East: Rainier Ave. NE and Renton Municipal Airport West: Single-family residential and undeveloped property (R-8 zoning) North: Single-family residential and undeveloped property (R-8 zoning). South: Chang's Mongolian Grill restaurant. The site is zoned Commercial Arterial (CA) as designated on the City's zoning map, and Employment Area - Commercial (EA-C) on the City's Comprehensive Plan. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. C. MITIGATION MEASURES DETERMINATION OF NON -SIGNIFICANCE -MITIGA TED. xx Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water Management Manual. 2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. ERG Rpt Rainier Station •:--. City of Renton PIB/PW Department / EnViroental Review Committee Staff Report LUA05-155, SA-H, V-H, LLA, ECF RAINIER STATION SITE DEVELOPMENT PLAN ERG REPORT of February 14, 2006 Page 30f6 3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04- 093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. 4. The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for the existing business operations. Fees are payable prior to the issuance of a building permit. 5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are payable prior to the issuance of building permits for each building. 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. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 2. Prior to receiving building permits, the applicant shall provide an avigation easement to the City of Renton due to the overflights and noise which may occur from the Renton Municipal Airport, consistent with the requirements of RMC 4-3-020. 3. Prior to receiving building permits, the applicant shall coordinate with Metro Transit to determine if there are any public transportation impacts that will need to be addressed and/or improvements that will be required. Contact: Patt Comstock, Facilities Planner, (206) 684-1523. Building 1. Parking stalls must meet ADA requirements. 2. Building permit required for retaining walls greater or equal to four feet (4 ft.) in height. Construction Services 1. Prior to receiving building permits, the applicant shall be required to update the geotechnical and soils analysis to the requirements of the 2003 International Building Code (IBC), for determinations of site class, seismic design category, and soil stress increase. Fire Department 1. Preliminary fire flow is 2750 GPM for Buildings One and Three, and 3500 GPM for Building Two. One hydrant is required within 150 ft of each structure. Two additional hydrants for Buildings One and Two, and three additional hydrants of Building Three, shall be required within 300 ft of each structure. (Also see Plan Review-Water comments regarding this issue.) 2. Separate plans and permits are required for the installation of sprinkler systems. 3. Fire Department access roads are required be within 150 ft of all portions of the building exteriors. Roadways shall be a minimum 20 ft in width, with a turning radius of 25 ft inside and 45 ft outside. 4. Fire Department dead end access roadways over 150 ft in length are required to have an approved turnaround. 5. For final plat review, the applicant shall provide a list of all flammable, combustible liquids or hazardous chemicals that are proposed to be used and/or stored onsite. Parks ~ is recommended that the applicant use street trees of the species "Little Leaf Linden" for the required landscaping along Rainier Ave N. 3. The property owner(s) shall be responsible for maintenance of landscaping that is installed in the right-of-way. Transportation 1. It is strongly recommended that the applicant provide standards driveway aprons at the three access points serving the proposed development on Rainier Ave. N. If the applicant decides to use curb returns at these access points, however, then it is recommended to use a 25-foot curb return radius in order to expedite the right- turn vehicle movement to and from Rainier Ave. N. ERC Rpt Rainier Station City of Renton PIB/PW Department • RAINIER STATION SITE DEVELOPMENT PLAN ERG REPORT of February 14, 2006 Envir04!lntal Review Committee Staff Report LUA05-155, SA-H, V-H, LLA, ECF Page 40f6 2. The Washington State Department of Transportation has requested to review the Transportation Impact Analysis to determine if the proposed development will have any impacts on the State Highway System, particularly SR 167 and SR 900. If it is determined that impacts will result, mitigation may be required. Contact: Felix Palisoc, WSDOT Developer Services, (206) 440-4713. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. The permit requires three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee (this may be submitted at the sixth floor customer service counter). Plan Review -Surface Water 1. Application for commercial building permits will trigger a separate review of surface water and storm drainage design. 2. If the proposed parking garage will have floor drains, they must be connected into the sanitary sewer main. Prior to receiving building permits, the drainage plan shall be revised to reflect this requirement. 3. Final location of the storm drainage lines will be determined during review of the civil engineering plans to be submitted after preliminary approval. 4. The Surface Water System Development Charge is $0.265 per sq ft (but not less than $759) of new impervious area. This fee shall be paid prior to issuance of construction permits. Plan Review-Sanitarv Sewer 1. Application for commercial building permits will trigger a separate review of sanitary sewer design. 2. The applicant is required to coordinate the relocation and/or expansion of the water and sewer mains with the 6th Street Short Plat (LUA04-139). 3. If any uses are proposed that will likely result in discharge of oil or grease, a grease removal system shall be installed, of a design to be determined at the time of final plan review. 4. The Sanitary Sewer System Development Charge is $0.142 per sq ft. This fee is collected at the time a construction permit is issued. Any parcel that currently has water and/or sewer service is eligible for a pro-rated charge. The project will be reviewed at a later date to determine how much redevelopment credit applies to the charge. Plan Review -Water 1. A looped water line shall be installed around the proposed buildings or complex of buildings for fireflow demands that exceed 2500 GPM. The minimum size for the interior loop shall be 10" diameter, with a maximum of three new hydrants allowed on the interior line. Additional hydrants that are required shall be connected to the existing 12"/16" line in Rainier Ave. N. 2. Based on the general utility plan submitted with the project application, the conceptual layout of the proposed 10" interior water line appears to meet code requirements; however, some adjustment of the line location may be required during review of civil engineering plans to be submitted at a later date. 3. The Water System Development Charge is $0.273 per sq ft if not previously paid. The fee is collected at the time a construction permit is issued. Any parcel that currently has water and/or sewer service is eligible for a pro- rated-charge. The project will be reviewed at a later date to determine how much redevelopment credit applies to the charge. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, 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: Steep slopes are present on the west and north sides of the property. However, in a letter dated April 12, 2004, the City of Renton issued a modification that allowed filling and grading to occur on identified steep slopes in the northeastern portion of the site which were identified as man-made, per RMC 4-3-050.J5.bii. The modification did not approve development or construction on the identified slopes, and remaining onsite slopes were not included in the exception. The applicant submitted a Geotechnical Report prepared by The Riley Group, Inc., dated June 2, 2003 with the land use application. The report addressed soils, groundwater, landslide hazards including historical ERG Rpt Rainier Station City of Renton PIB/PW Department • RAINIER STATION SITE DEVELOPM~ PLAN ERG REPORT of February 14, 2006 Envirc4llntat Review Committee Staff Report LUA05-155, SA-H, V-H, LLA, ECF Page 50f6 slide activity, foundation systems and site preparation. The report discussed conditions for multiple parcels under the same owner, including conditions for the subject site. The geotechnical report discussed the proposed commercial development along Rainier Ave. N. and stated that potential impacts to the slopes would be at the toe. The geotechnical report stated that no cutting into the toe of the slope should be done due to the steepness of the slope, which is prone to surficial creep and ravelling over time. There is also evidence of surficial landslide activity in the past on the northeastern slopes. The applicant's proposal would meet the toes of the slopes with some grading, fill and retaining. Additionally, underbrush would be removed on the toes of the slopes and landscaping would be added. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends additional mitigation, including a requirement that the project be designed and comply with the recommendations of the Geotechnical Report, and 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 project shall be required to 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. 2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. Policy Nexus: SEPA Environmental Regulations. 2. Wetlands/Streams Impacts: The applicant submitted a Wetland Delineation & Mitigation Report prepared by The Riley Group, Inc.,dated July 22, 2004. The purpose of the study was to delineate wetlands, evaluate the functions and values of wetlands and any streams, determine classification and buffers, determine impacts and present a conceptual mitigation plan. The study delineated an approximately 16,600 sq. ft. Category 3 wetland within the ravine associated with the Rainier Mixed Use South Parking Lot site (the South Wetland), and an approximately 21,700 sq ft Category 2 wetland on the north parcel (the North Wetland). As part of the development proposal for the parking lot, a portion of the South Wetland would be filled (3,591 sq ft of impact includes 2,017 sq ft of wetland and 1,574 sq ft of buffer). Mitigation of these impacts is proposed to be off-site, to the North Wetland, at a 1.5: 1 ratio resulting in 3,591 sq ft of creation and 1,800 sq. ft. of enhancement. The applicant is requesting buffer averaging to the North Wetland to accommodate the development of Rainier Station. The North Wetland is classified as a Category 2 wetland in that it lies within the headwaters of a watercourse. This watercourse is piped to Lake Washington and has minimal stream function. Although the eastern end of the wetland was historically filled, the wetland area shows little evidence of human related physical alteration such as diking, ditching or channelization. The wetland report indicates that the North Wetland's existing buffer area on the east side is nearly non- functional since the area lying within 50 feet of the wetland edge contains fill, debris and blackberries and would not support desirable native vegetation. The proposed increase to the buffer area on the south edge of the North Wetland 100 ft wide at its widest point, with a total area of 5,028 sq ft. On December 13, 2005, the City's wetland consultant, The Watershed Company, provided an analysis of the wetland delineations, classifications, and proposed mitigation measures. This analysis indicated that the South Wetland should be considered a Category 2 wetland as it is located at the headwaters of a watercourse. As of the date of this report (February 14, 2006), the classification has not yet been resolved. If the South Wetland is determined to meet the criteria for a Category 2 wetland, the required buffers and ERG Rpt Rainier Station City of Renton P/B/PW Department .. RAINIER STATION SITE DEVELOPMEfff PLAN ERG REPORT of February 14, 2006 Enviro.tal Review Committee Staff Report . / LUA05-155, SA-H, V-H, LLA, ECF Page 60f6 proposed mitigation measures will be increased according to code requirements (RMC 4-3-050), which may affect the proposal for reduced beffers on theeNorth Wetland. Mitigation Measures: 1. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class II wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. Policy Nexus: SEPA Environmental Regulations 3. Transportation Impacts: A Traffic Impact Analysis was prepared by Mirai Transportation Planning & Engineering, dated November 14, 2005. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated average daily trip. The total average daily trips is estimated at 1,154. Mitigation Measures: The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for the existing business operations. Fees are payable prior to the issuance of a building permit. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 4. Fire Protection Impacts: Fire Prevention staff indicates that the applicant shall provide required improvements and fees to offset the impacts associated with the new development upon the City's Fire Emergency Services. A Fire Mitigation Fee of $0.52 per gross square foot of commercial area is required. Mitigation Measures: The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are payable prior to the issuance of building permits for each building. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 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. ~ 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, March 10, 2006. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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I en ;2 9 ~ ~ ~ ~ ~ , en ~ 9 ~ ~ M « ~ § ~ 8 ~ ~ ~ :...:.. ~ ~ ~ c::c .~ PbANDNC NOTES- • Planting IOU for shrub./groundcoven sholl be deemed os new topaoll/compost cultlwted into existing prepared aubgrode. T.-.n sholJ be pit planted with prepared planting hoie, being 0 minimum twice 01 wide 01 the rootboll and at leoat nine Inchea (9-) deeper. • SolI Preparation: Cultivat. shrub bed IUbQtOde to a minimum depth of ten Inches (10·) and clean/rlImOWI all rocks. roots, debris over two Inch. In diameter, Loy a two Inch (2-) depth of CompOlt over entire bed and tal 09cfn to 0 minimum depth of ten Inch •• (10·) to Incorporat. CamPOIt thoroughly Into grode. Then loy a two Inch 11ft or Compoet and til 0901n. . • Fertilize 011 InataUed plants c1urfng boddlll operation. with 4-2-2 Aoro Tranlplanter CIa recommended by Manufacturer. • Sub,mullons or chang_ In material. and placement sholl b. mode only on the written chan98 orden at agreed between Contractor, landscape Architect and Own ... • Mulch all bed, with a minimum 2 Inch (2") depth of approved 'mulch', Fnllh grade of mulct! ahall be 1-below adjacent hard aurfcc .. and flush with lawn(s). • Stake tr ... 01 directed by londacape Ardlltecl • An new plantings wID be terYed by an automatic irrigation 'Y'tem. • The landscape Architect retains the right to Inepect trees. thrubl and groundcover for campllane. with requlraTIents for plant Ilze and quality at any tim .. Thil Includes but It not limited to .Ize and condition of rootbolla, root IY'taTI" Ionet .. latent In),tria and defect •. RaTIO'll!: rejected material immediately from pro)ect ,Ite. • Upon completion of the lnepocUon, the londlCilPo Archltoct thoU amend the Contractor's nst of Items to be completed or corrected (Punch Lilt) and Indlcote the time period for their completion or correction. Thl' thall conaUtute Substantial Completion and Pro¥!.lonal Acceptance IhaII be granted at thl. time. Tho Landscape Archltoc:t wHI make an Inepectlon fat Final Acceptance of the Wont upon requat by tho Contractor. If dJ of the ItaTIl at the Punch Utt heM not been completed to the IOtlafoctlon of the Landtcope Architect, addftlonal Inepectlons wll be lCheduled ot the requ .. t of the Contractor. mal Acceptance Ihall not be 9fOI'Ited untD all of tho Item. of tho Punch Utt have b ... completed to the IOtfafoctlon of the landlCGpe ArchltecL At thlt time the Landtcope Architect IhoII certify In writing the Rnal Acoeptance of the Wort. • Replacement of Plantlnga: RaTlove from ,It. and rep!ace with new planting, at Contracton expen ... any plant that II elth .. dead or In unaotillfoctory condition, 01 det.-mlned by l.oncIIcqM Archltoct 01 lOon 01 condlUons pennlt within =t:!t~~~-::o"ptn:,r:=~I:'en~ :-_ ~~t'.d':nd take whatever noc:eaory ,tepl to prevent almOat dlml .. of plant material .. • Warranty: Thll Warranty thoD Indude rep!oclng and planting earno tire and tpeeles of plant material Ihown on 0r0wIngt that II dalgnated to be nIf)Iaced by the londlCOpe Archltoct. Except for loa cl.I, to Ixcealvely ..... ~:=,:a~ec::=~2~n~th:-:'~~rchanOZ'J;!:,~II:::"~g':~~!t~ and untot1afactory growth, except for CONI of neglect/obull by o.n .. /athtrL All plont. replaced shalt be reIn.toted unct. plant 9Uaronty condition .. PLANT SCHEDULE aty S)!JJ Botqn!egl/Cqmmgn Nom. $iulBcmcrtt;. T R E E S! ~Acor glnnola / AWUR MAPLE min. 2-cal. , .... gr10eum I PAP£R!IARk IIAPLE min. 2" .... ,. 0-_ o. 'Groc:IIlo" I HlNOKJ ClP1!ESS min. W'" ..... P)f\I' Co 'Copltd' / nOWERlNG PEAR min. 2-cal. • Street Tree -01 apprG'i'MI by CIty Thup 0. 'p)l'Oft'lldolfll' / AR8OR\'ITAE min. 8'0-hgt. S H R.U B SIC R 0 UNO C a v E R S : a Bums L 'Suffnltlcosa / DWARF BOXWOOD min. 1!~-apr. -compact I!) Daphne b. 'Carol MCldde' / DAPKNE min. 1r apr. -compact I!) Euon)mUI alatu. 'Compacta' / EUCWM.lS min. 24-1pI'., buthy e .... """'. ~ 'Tondoso' I HIll.YW!lOO.IJH1P£R ..... , .... "V' I!) Kalmia I. 'Qatbo Red/ Alba' / MOUNTAIN LAURELmil.. 24-epr. I!) Pieri. jaf:Ionlco / ULY-OF-THE-VAU.£Y SHRUB min. 24-tpr. I!) Rhododendron lip. / NCH min. 24-epr. III ear.x m. 'Var\egata' / JAPANESE SEDGE Hem .. ocaIli. 'H)1*'Ian' / OAYULY McI'IonIa repen. / CRttANG MAH(HA ~ humllt / t.OW SAFHXX::OCCA Pwtnl .. tlml a. "Hameln' / FUJNTAIN CRASS Tcxu. b. 'Reponden.' / SPREAOtNG ENG. '1£W DJ Naturalized Buffer. Cornul Itdanlreta / REDTWlG OOGWOOO Gout""""""''' ISAIAI. Mohanla aqulfolknn / 0REen. CRAPE ..,nco dfamlca/ PACAC WAX MYRll£ , got. 024" o.C. min. 5 conn at 24-each , got. 024" o.c. , got. 024" o.c. min. 38-hgt. • Plant tlza en .-c!fIecI ptt Ute AmItIccrI Smdard fat Nurwy Stock, PvbncatJan-Moy 2. 198e __ by ""' ___ 'Ion of....,.,en. Inc. • _. --- ..-T_ ........... -11$lIOF-.-w.,H • .... 11Il ~WA.l» (2DIi)SG-eIOD '101(:(201)541121 c:: CO 0: ProtectNa.: Dntwn: ~ ~ OT DrawIng lAUe: 11~1a.os6bptanR"" ......... , Sheet L 1.1 -• cr~ .• RENTON • '. " 7:. . :'., .' lSathy' Keolker: Wheeler, ' Mayor . Plano ing/BuildingIPupli~ W~~~s,DepartmeDt ' Gregg Zimm,e~,m.aJl ~.~:~t\.llmhtistrator April 12 .• 2~04 R'icharcii.. W~gner. Ptincipal Baylis Architects, '10801 Main-Street ' Bellevue, WA 98004 Subje~t:Protected Slopes Exception through Modification ',' .. :, pear Mr. Wagner: r," I .. " , .. As you have requested, I have evaluated the gt;lotechnical report that you submitted as well as the ,slope evaluation from The Riley Group, 'Ine. dated October 29,2003 in order to determine whether ornot the slopes on your site qualify for a.~ "exception through modifit~tion" per Renton Municipal Code Section 4-3-0S0J .5. The Slope Evaluation submitted by The Riley Grolip, Inc. concludes: • ... [111 is our conclusion that the northern and southern east-facing steE!p,s/opes, snd the top of the north-' facing slope associated with the southern aa~t-facing slopes. wers man-mads by WSDOT and/or trye- subsequent site owner, and that they w(;1re the result of na/ural resourc:e recovery activities. utility , ' installation, and/or public and private road improvements. This include!s the Iimited-heighf (typically about 10 feef tall) steep north-facing and south-facing slopes associated with the utility instal/ation that ' traversed the top of the steep s.outhern east-facing slope (e,asiof N.W. ffh Street).· 'Regarding the history of slopes not' C!ddressed above, the Slope Evaluation states: . "The south-facing and the rer.naining north-facing 'slopes, direcl/y adjacent to the southern east-facing slope, also may have been altered. ,However. lJas~d on, aerial photograp'hs from 1956 to 2002, the shape of the level area at the toe of the slope andiJlong Rain!er Avenue remained.about the same, i'ldicating that significant additional grading did not 'Occur. No' other anecdotal or recorded evidence was found indicating additional work on these areas.- . It is my determin~tion that the slopes. identified ,on Exhibit A qualify for exceptions through modification, per Renton Munjcipal Code Section 4-'3-050,J5.bil. Therefore, filling and grading-could occur OR the, slopes , identified in Exhibit A, with the benefi of the app;icable permits~a{ld land use approv.als. Although the slopes qualify for exqeptions ~hrqugh modification', grading permits and/or. afiU and grade IClnd use approval may still be required. Please submit plans to the Development S~rvices Division for the appr.opriate permit processes prior to beginning any work on site. Furthermore, th~ determinatiOn. that the slopes quality fo,r an exception through modification does not mean that development or construction v..ill be allowed on the slop~s. RMC 4-3- 050.JS.bii aUows only filling and gr,ading on slope~ that qualify for the e):!=eption. Further geotechnical review will be required as part i?f any proposed development on the subject ~it~!. . This determination will be final Li~less' a written appeal of this administrative determlnatio'n is filed with the CitYs Hearing Examiner within 14 days ofthe date of this letter. See Section 4-8-11 of lhe Renton MUl']icipal Code for further information of the appeal process. - Sincerely, ~~ea-% ~/1/I/14fejl!1~ Gregg zimlnJrm£' Planning/Building/Public Works Administrator DEVELOPMENT PLANNiNG CITY OF RENTON . DEC 072005 RECEIVED ~ -------------1-O-55-S-o-u-th-.-G-ra-d-v-W-a-v~--R-en-t-on-.-W-a-s-hi-n-gt-o-n-9-8-0-55---------~---~.~ ]\J 1l () ]\J \~f£)\.~ C-\1'f UT\\;\.11~ c..crr .;. ~..> , H ' III iHm~! I ~ .11 I'; "II I . ,Y I I ~ ~ i Reference: Boundary & Topographic Survey "Rainier Avenue Mixed Use". by Triad Associates, c;1ated 26 September 2002 .. ~, ,q'N'~~~ t::UT, ~(a1'J J '\ , :-, '.. :.:~ .:; ':;:' ~...> :,' '1-lw::;<LI.... .. ~ R.I' . 1 · I. I: (" ---"' , ___ J ~PT.. ~.~~:~~ ~.~t9.t9+ PA\~\~ M ''tt:;;IJ.,,~ '. Y i Ii +N . GnlphICI' Scale: t" • W1 10728LAKECITYWAY~ .. 'II The Riley GroUIJ, Inc. I Ra'.'" Awn., MlUd U" P'"i<" SEAmE,WASHINOTON9SIU 'TopographicSiteP/an·1 Figure J Exh,b,-I--A, ~ ..... ,J .. DATE: TO: FROM: SUBJECT: • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM January 19,2006 Keri Weaver Arneta Henninger X7298 RAINIER STATION APPLICATION LUA 05-155 601 RAINIER AVE N I have completed my review on this application for a site development plan approval for commercial space in 3 buildings with a parking garage located in Section 7, Township 23N, Range 5E and have the following comments. Existing Water --There is an existing 12" watermain located in Rainier Ave S. There is an existing 12" watermain located in NW 6th St. See City of Renton water drawing number W549 and W716 for more information. This project site is located in the 196 Water Pressure Zone. Sanitary --There is an existing 8" sanitary sewer main in Rainier Ave N. There is an existing 8" sanitary sewer main that runs from the cul-de-sac in NW 6th St through the site and connects to the main located in Rainier Ave N. . Storm --There are storm drainage facilities in Rainier Ave S. Aquifer --This project is not located in the Aquifer Protection Zone. Reguirements: WATER: • Based on the fire flow analysis using the City's water system hydraulic model, the existing 12" to 16" water line in Rainier Ave N. can deliver 3,500 gpm, with a minimum of20 psi residual pressure during a fire. Static pressure is about 60 psi at fmish floor elevation 50 feet. • The existing system can deliver the required fire flow demand for the Rainier Station development, which ranges from 2,750 gpm to 3,500 gpm based on the Fire Marshal's calculations. • Per City code, a looped water line must be installed around the proposed buildings or complex of buildings ifthe.fireflow demand exceeds 2,500 gpm. The minimum size for the Rainier Station Application Rainier Ave S • • interior looped shall be 10-inch diameter, with a maximum of 3 new hydrants on the interior line. Additional hydrant(s), required by codes, need to be connected to the existing 12"/16" line in Rainier Ave N. • Based on the general utility plan submitted with the project application for environmental review, the conceptual layout of the proposed 10" interior water line appears to meet Code requirements, however some adjustment to the location of the line will be determined during our review ofthe actual civil plans for the project to be submitted at a later date. • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated frreflow. • Water System Development Charges of $0.273 per square foot gross area may be required if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. SANITARY SEWER: • A commercial building permit will trigger a separate review. • This project needs to have a close coordination with the relocation of the water and sewer main and the 6th street short plat (LUA04-139). • If the parking garage will have floor drains, then they need to be connected into the sanitary sewermam. • Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. • System Development Charges (SDC) are $0.142 per square foot. These fees are collected at the time a construction permit is issued. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. STREET IMPROVEMENTS: • A commercial building permit will trigger a separate review. • Street improvements to include curb, gutter and sidewalk may be required on this site(s). I:\Projects\RAINIERSTAGF.doc\cor Rainier Station Application Rainier Ave S • • All street lighting shall be per City of Renton standards and specifications if not existing. • There is a concern regarding the design location of the northerly driveway approach. This will be reviewed in greater detail once the civil engineering plans are submitted and the lot lines and dimensions are shown. • The Transportation Mitigation fees are $86,550. This is a SEPA condition. TRANSPORTATION: Review of the Traffic Impact Analysis (dated November 14,2005) and Site Plan (dated November 21,2005) has resulted in the following comments. Traffic Impact Analysis (TIA) • Trip generation for the PM Peak Hour (Table 2) should be based on the ITE Trip Generation Rate for Shopping Center (ITE 820), as was done for the AM Peak Hour trip generation. However, the resulting increase in PM Peak Hour trips would not be significant enough to warrant revising the TIA, including the conclusions and recommendations. Therefore, the TIA is acceptable. • Based on the new trips generated, the trip distribution, and trip assignment to the existing street system included in the TIA, a level-of-service analysis, particularly at the Rainier Avenue/Airport Way intersection, is not necessary. • Also, a signal warrant analysis at one of the site driveways on Rainier Avenue is not necessary. Site Plan • We strongly recommend standard driveway aprons at the three access points serving the proposed development site on Rainier Avenue. If the decision is to use curb returns at these access points, then we recommend a minimum 25-foot curb return radius in order to expedite the right-turn vehicle movement to and from Rainier Avenue. • As shown on the Site Plan, the available on-site queuing space between Rainier Avenue and the entrance to the closest parking lot abutting Rainier Avenue is acceptable. STORM DRAINAGE: • A commercial building permit will trigger a separate review. • A conceptual drainage report and plan were submitted and are in order. • If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. The drainage plan needs to be revised to reflect this. I:\Projects\RAINIERSTAGF.doc\cor Rainier Station Application Rainier Ave S • • Some adjustment to the location of the storm lines will be determined during our review of the actual civil plans for the project to be submitted at a later date. • The Surface Water SDC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. GENERAL: • 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. • All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. • Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. • Please note that the construction permit may not be issued until the Final Wetland and Stream Mitigation plans have been approved. cc: Kayren K. I:\Projects\RAINIERST AGF.doc\cor • DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM January 9,2006 Keri Weaver, Senior Planner __ I!I- James Gray, Assistant Fire Marshayro . Rainier Station, 559-6001 Rainier Ave. N 1. A flre mitigation fee of$7,852.00 is required for Building # 1, $8,320.00 for Building # 2, and $10,920.00 for building # 3 based on $.52 per square foot of the building square footage. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 2750 GPM for Buildings # 1 and # 3 and 3500 GPM for Building # 3. One hydrant is required with 150 feet of each structure and 2 additional hydrants for Buildings # I & # 2 and 3 additional hydrants for Building # 3, are required within 300 feet of each structure. 2. Separate plans and permits are required for the installation of systems. 3. Fire Department access roads 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 25 foot inside and 45 foot outside. 4. Fire Department dead end access roadways over 150 feet in length are required to have an approved turnaround. 5. Provide a list of all 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;\rainierstationerc.doc City of.n Department of Planning / Building / PUbl.S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P2~l:::S COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninaer SITE AREA: 3.3 acres BUILDING AREA (qross): 52,000 square feet LOCATION: 601 Rainier Avenue N I WORK ORDER NO: 77522 SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. . A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Lk1ht/G/are Plants Recreation LanoVoShoreUneUse Utilities Animals TransDOrlation Environmental Health Public Services Energy/ Historic/Cultura/ Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. C. CODE-RELATED COMMENTS y/LVU [1AA-I-m ,~t.p'<-?-ts ID ~4J/ 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. s~"'~~~ ~. p~/tri City o,en Department of Planning / Building / PUb.kS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: C,p,15-h'V\&io i1 S·.IU;. COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6, 2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger SITE AREA: 3.3 acres BUILDING AREA (gross): 52,000~uare feet JAN .. U ti 2006 LOCATION: 601 Rainier Avenue N I WORK ORDER NO: 77522 BUILDING DIVISION SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water LklhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS C' 0 0 (;:::" {:o i(OL<./ f' Cfo: (--I {,Nl6V1 i·\--a J i ~ < L;fd -;l.k 5=:l7 rCfor{- 2 vi 5 i/II\ I L-des '9-lA C d.-k'J or1 ge+c-, LM;\A e S ~ -\-~. CL~ss I 56; l 2t r L2S 1 viC {-G-").,~ 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. C: f?? I ,~ 06 Signature of Director or Authorized Representative Date Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation January 13,2006 Keri Weaver City of Renton Planning 1055 South Grady Way Renton, WA 98055 Subject: Rainier Station (52,000 ft2-commercial) LUA05-155, SA-H, V-H, LLA, ECF SR 167 MP 27 vicinity Dear Ms. Weaver: (:/'::l/r: -, -;;~o..Cf. ~_ - 1 r~ .. 1t---Arr . 'n~'\ p . ..Jr ..... f:,. ~A I t::lyrO_ ~''VI/V'' J A IV r; n, \.? Northwest Region 2 i,' 20a 15700 Dayton Avenue ~~i1:hf.\,,, '6 P.O. Box 330310 ~'> v~~'i~, Seattle, WA 98133-9710 t v'llD 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov We thank you for giving Washington State Department of Transportation (WSDOT) this opportunity to comment through SEP A on the above referenced development. We would like to review the Transportation Impact Analysis (TIA) prepared for this. The review of the TIA will determine if the proposed action will have any impacts on the State Highway System, particularly SR 167 and SR 900. 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. sJre~y, C;:;,t. . Ramin Pazooki Local Agency and Development Services Manager RP:fsp C:lFelix_DevServ\SEPA_ResponseslsepaRENTON_SR167MP27RainierSlation.doc DATE: TO: FROM: SUBJECT: • CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM January 19,2006 Keri Weaver Arneta Henninger X7298 RAINIER STATION APPLICATION LUA 05-155 601 RAINIER AVE N I have completed my review on this application for a site development plan approval for commercial space in 3 buildings with a parking garage located in Section 7, Township 23N, Range 5E and have the following comments. Existing Water --There is an existing 12" watermain located in Rainier Ave S. There is an existing 12" watermain located in NW 6th St. See City of Renton water drawing number W549 and W716 for more infonnation. This project site is located in the 196 Water Pressure Zone. Sanitary --There is an existing 8" sanitary sewer main in Rainier Ave N. There is an existing 8" sanitary sewer main that runs from the cul-de-sac in NW 6th St through the site and connects to the main located in Rainier Ave N. Stonn --There are stonn drainage facilities in Rainier Ave S. Aquifer --This project is not located in the Aquifer Protection Zone. Requirements: WATER: • Based on the fire flow analysis using the City's water system hydraulic model, the existing 12" to 16" water line in Rainier Ave N. can deliver 3,500 gpm, with a minimum of20 psi residual pressure during a fire. Static pressure is about 60 psi at finish floor elevation 50 feet. • The existing system can deliver the required fire flow demand for the Rainier Station development, which ranges from 2,750 gpm to 3,500 gpm based on the Fire Marshal's calculations. • Per City code, a looped water line must be installed around the proposed buildings or complex of buildings if the fire flow demand exceeds 2,500 gpm. The minimum size for the • Rainier Station Application Rainier Ave S interior looped shall be lO-inch diameter, with a maximum of 3 new hydrants on the interior line. Additional hydrant(s), required by codes, need to be connected to the existing 12"/16" line in Rainier Ave N. • Based on the general utility plan submitted with the project application for environmental review, the conceptual layout of the proposed 10" interior water line appears to meet Code requirements, however some adjustment to the location of the line will be determined during our review of the actual civil plans for the project to be submitted at a later date. • Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fireflow. • Water System Development Charges of $0.273 per square foot gross area may be required if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. SANITARY SEWER: • A commercial building permit will trigger a separate review. • This project needs to have a close coordination with the relocation of the water and sewer main and the 6th street short plat (LUA04-139). • If the parking garage will have floor drains, then they need to be connected into the sanitary sewermam. • Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. • System Development Charges (SDC) are $0.142 per square foot. These fees are collected at the time a construction permit is issued. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. STREET IMPROVEMENTS: • A commercial building permit will trigger a separate review. • Street improvements to include curb, gutter and sidewalk may be required on this site(s). I:\Projects\RAINIERST AGF.doc\cor Rainier Station Application Rainier Ave S • • • All street lighting shall be per City of Renton standards and specifications if not existing. • There is a concern regarding the design location of the northerly driveway approach. This will be reviewed in greater detail once the civil engineering plans are submitted and the lot lines and dimensions are shown. • The Transportation Mitigation fees are $86,550. This is a SEP A condition. TRANSPORTATION: Review of the Traffic Impact Analysis (dated November 14,2005) and Site Plan (dated November 21, 2005) has resulted in the following comments. Traffic Impact Analysis (TIA) • Trip generation for the PM Peak Hour (Table 2) should be based on the ITE Trip Generation Rate for Shopping Center (ITE 820), as was done for the AM Peak Hour trip generation. However, the resulting increase in PM Peak Hour trips would not be significant enough to warrant revising the TIA, including the conclusions and recommendations. Therefore, the TIA is acceptable. • Based on the new trips generated, the trip distribution, and trip assignment to the existing street system included in the TIA, a level-of-service analysis, particularly at the Rainier Avenue/Airport Way intersection, is not necessary. • Also, a signal warrant analysis at one of the site driveways on Rainier Avenue is not necessary. Site Plan • We strongly recommend standard driveway aprons at the three access points serving the proposed development site on Rainier A venue. If the decision is to use curb returns at these access points, then we recommend a minimum 25-foot curb return radius in order to expedite the right-tum vehicle movement to and from Rainier Avenue. • As shown on the Site Plan, the available on-site queuing space between Rainier Avenue and the entrance to the closest parking lot abutting Rainier Avenue is acceptable. STORM DRAINAGE: • A commercial building permit will trigger a separate review. • A conceptual drainage report and plan were submitted and are in order. • If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. The drainage plan needs to be revised to reflect this. I:\Projects\RAINIERST AGF.doc\cor Rainier Station Application Rainier Ave S • Some adjustment to the location of the storm lines will be determined during our review of the actual civil plans for the project to be submitted at a later date. • The Surface Water SDC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. GENERAL: • 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. • All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. • Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. • Please note that the construction permit may not be issued until the Final Wetland and Stream Mitigation plans have been approved. cc: Kayren K. I:\Projects\RAINIERST AGF.doc\cor From: To: Date: Subject: • Gregg Zimmerman Abdoul Gafour; Jennifer Henning; Keri Weaver; Neil Watts 01/13/20066:19:20 PM Rainier Ave. South Mixed use project The Mayors Office was clear that they would like us to use our collective expertise to find mutually acceptable solutions to the outstanding issues on the subject project. That will require some creative solutions because the outstanding issues that currently exist would prevent the project from going forward. During our meeting today with Rich Wagner, the main outstanding issues were brought forward and discussed. I list these below, along with the direction that we should take toward finding a solution: 1) The delayed lot line adjustment. This has been recorded, so is no longer a problem. 2) Can we have the HEX hearing on the site plan earlier than March (as currently scheduled). Please provide response on this. 3) Wetlands: Use of the new standards and the 7S-foot setbacks would preclude the possibility of this portion of the development from going forward. Other phases of this project are subject to the older setback requirements (2S-feet). Since there appears to be a nexus for connecting the newest submittal with the older submittals (a mitigation connection), we should explore this and determine if it is reasonable to apply. the 2S-foot setback standards. 4) There is an ongoing disagreement between the developer's ecologist and the City's ecologist as to whether to classify the wetlands on the Chang parking lot site as Class 3 or Class 2. This has to be brought to resolution. Again, consideration has to be given to feasibility of building the project in our efforts to resolve this dispute. S) Water line. At the meeting we offered to split the costs of the water line along 6th st. SO%/SO% with the City paying full cost for the street overlay (incorporate into the annual overlay program). While on the generous side, I think this can be justified due to the benefit that other water customers will derive from . this line. If this offer is acceptable to the developer we should go forward with it. That would bring closure to the water line issues. 6) Rich Wagner brought up an issue that was new to me after Jennifer had left the meeting. Apparently a commercial back yard setback variance will be needed behind the commercial buildings. They would like a variance to reduce the required setback from 1S-feet to 0-2 feet, impacting 2 houses that would be higher on the slope. Part of the proposal was to record a restrictive covenant on the house lots giving notice of the reduced setbacks to future home purchasers. I am not familiar with setback criteria, but according to Rich this item will have to be worked out in order for the project to be feasible. Anyway, see what you can do with this next week and report back to me. Thanks. Gregg cc: Jay Covington "'j; . -. "-~ '~'''':'.'<{'' " .... " City of Ran Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P\'2Y1 ~ ... L~ COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger RECEIVf:U SITE AREA: 3.3 acres BUILDING AREA (gross): 52,000 sguarellAtN .10 2006 LOCATION: 601 Rainier Avenue N WORK ORDER NO: 77522 ....... ,,, .. tlu ... _ ..,. 'v' .... " .. SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Infonnation Impacts Impacts Necessary Environment Minor Major Infonnation Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtlGlare Plants Recreation LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED 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 al itional in fl ation is needed to properly assess this proposal. Date City of R.n Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: SV\.('~gce.I·~2.+-$Y COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver R E C'E I V t: u PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger ' JAN 0 6 2006 SITE AREA: 3.3 acres BUILDING AREA (gross): 52,000 square feet .... ... ... .... .~ ,",' v 'v,,",,. LOCATION: 601 Rainier Avenue N WORK ORDER NO: 77522 SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this ap lication with p rticular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional i mation is ned to properly assess this p Posa/. Date ,,: .. Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: o Residential S' Retail g Non-retail , " .' ;:Cc,lculatiOD': -." .. ,. .. -... ,., .... . ::.0 ... ,. ... ., •• '"oj Transportation .' . • S# ~~s Method of Calculation: o ITE Trip Generation Manual, 7th Edition ~raffic Study II lLlt Jovus o Other //--"1 / fV\\~\ Ta.nt..lSf. pLA-IV/u11VO ~ . ~~\\J~-~-U\)~ . Mitigation .Fee: ~ . ek, oSO. dU Calculated by: -hb~ Date: l!l1/p '\t -Da~e of. Payment: ____ ~----_.,-----' ___ ------ '.1 :;:, DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: • FIRE DEPARTMENT MEMORANDUM January 9,2006 Keri Weaver, Senior Planner U/J James Gray, Assistant Fire MarsharJlO Rainier Station, 559-6001 Rainier Ave. N 1. A fire mitigation fee of$7,852.00 is required for Building # 1, $8,320.00 for Building # 2, and $10,920.00 for building # 3 based on $.52 per square foot of the building square footage. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 2750 GPM for Buildings # 1 and # 3 and 3500 GPM for Building # 3. One hydrant is required with 150 feet of each structure and 2 additional hydrants for Buildings # 1 & # 2 and 3 additional hydrants for Building # 3, are required within 300 feet of each structure. 2. Separate plans and permits are required for the installation of systems. 3. Fire Department access roads 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 of25 foot inside and 45 foot outside. 4. Fire Department dead end access roadways over 150 feet in length are required to have an approved turnaround. 5. Provide a list of all 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:\rainierstationerc.doc City of R.n Department of Planning / Building / Public .kS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF APPLICANT: JDA Grou , LLC PROJECT TITLE: Rainier Station COMMENTS DUE: JANUAlRrt., ~b.,2~ If.fl DATE CIRCULATED: JANU 1R1rt, , PROJECT MANAGER: Keri y/;~. r· , Ii' I' PLAN REVIEW: Ameta He 'ira : :~ I SITE AREA: 3.3 acres BUILDING AREA ross: 52,000 LOCATION: 601 Rainier Avenue N WORK ORDER NO: 7752! r,CjTY OF RE SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. ~f ~r' H!ln'Ts buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave r.l=xr.Mit:~ buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin9.- Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS <:;;'::v ~efj i h particular attention to those areas in which we have expertise and have id ntified areas of probable impact or eeded to properly assess this proposal. Date City of ,an Department of Planning / Building / Public &s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: cPI1~-h' V\G.+-iD i1 S·..'U;. COMMENTS DUE: JAN UARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger SITE AREA: 3.3 acres BUILDING AREA(gross): 52,000 square feet JANU ti 2006 LOCATION: 601 Rainier Avenue N I WORK ORDER NO: 77522 BUILDING DIVISION SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment to,OOOFeet 14,000 Feet B. POL/CY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS C' 0 0 t::?: :.- ro I { 0 L-u 0-t::c 0 1M 11ft 8vt 0{ o,.{-ro vz, S [,MO 11\ f }a J' i ""{ . \U;C, Ufo{ ~k 5=;l? -re-fort- '2 (6 i 5 1M'" c.. des IqlA. C. ?-h-J or-1 9-e.1-c., (,M ; I.A e. 5o,-l 2trL5S s; t ~ C\3SS I j nc. {-G-b~_ \ 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. \ C~ \ SI.",,"'e of 0'_, 0, Au_ Rep""emallve I Ob Date Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation January 13,2006 Keri Weaver City of Renton Planning 1055 South Grady Way Renton, W A 98055 Subject: Rainier Station (52,000 ft2 commercial) LUA05-155, SA-H, V-H, LLA, ECF SR 167 MP 27 vicinity Dear Ms. Weaver: • DI2VI2L " OPAl , '/l)-ot'!! p~ 'l2tvrO tvtvl fl/r:-J4N 'fl.! ~ Northwest Region 2 0 20a 15700 Dayton Avenue r/C;,~~ . '6 P.O. Box 330310 ~~'En;ft: Seattle, WA 98133-9710 II" t;D 206-440-4000 TTY: 1-800-833-6388 www.wsdot.wa.gov We thank you for giving Washington State Department of Transportation (WSDOT) this opportunity to comment through SEP A on the above referenced development. We would like to review the Transportation Impact Analysis (TIA) prepared for this. The review of the TIA will determine if the proposed action will have any impacts on the State Highway System, particularly SR 167 and SR 900. 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. s/re~y, 0:;,l , Ramin Pazooki Local Agency and Development Services Manager RP:fsp C:IFelix_DevServlSEPA_ResponseslsepaRENTON_SR167MP27RainierStation.doc / ' January .13, 2006 Meredith Everist Baylis Architects 10801 Main Street .. Bellevue, WA 98004 CITY" RENTON Planning/BuildinglPublic Works Department. Gregg Zimmerman P.E.,.Administrator RE: Rainier Station Master Site Plan and Site Development Plan (File No. LUA05~155) Dear Ms. Everist: . '-. This letter is to inform you that the Development Planning Section of the City of Renton has determined that the following additional information and fees are necessary to continue review of , the subject development proposal: 1. Fees for a Site Development Plan Review ($2,000); a Lot .Line Adjustment ($225), and one Variance ($500) were submitted with the application. Six total variances are requested (one. landscape variance and.' one setback varianc~' f()r~ach each phase/building). The'following additional fees are-required; for a total.of $1250: • EnvironmentalRevlew Fee (SEPA), $500 • Five additional Variance Review Fees/for a t6tal of $750 . . 2. It is ul'lclear from the project submittal if a-Master Development Plan approval is being . requested. The Envii'omnental Checklist datedN.ovember 14, 2005, indicates that a Site Development Plan; Variances, and Coristructionand Building. Permits will be required. However, -the project narrative states that Master Development Plan is . requested. Per RMC 4~9~200M, a Master D~yelopm~n{ Plan is nof required for the project. as currently· proposed, since a longer approval of the. phased development can be requested as part ot-site plan review. Howe\ierjif the applicant wishes to_ apply for a . ,Master Development Plan,. a review fee of $1,000 will be required: The Master I • -PElVelopment Plan WO\Jld be processed concurrently with the Site DeveiopmentPlan. . -~ . ' . .... . . . 3. ·-·The conceptual wetland delineation and mitigation report dated July 22, 2004; prepared by the Riley Group, Inc., does not adequately address the proposed project and does not meet current .code requirements. The report was prepared for the Rainier South Parking Lot project(aka Chcmg's Parking Lot, LuA 05-133 and LUA04-149),and was based on City code requirements prior to adoption of the Critical Areas Regulations (RMC 4-3-050) in May 2005. , , A revised or replacement report will be required for review of the Rainier Station submittal. The entire site proposed for the Rainier Station development must be addressed in the scope of the wetland report, as well as wetlands located within 100 feet of the site. The report must be consistent with the current code requirements of , . RMC 4-3-050, including' requirements for wetland delineation, classification and buffers. . . . 4 .. The Rainier Station site plan shows development approximately 25 feet fromth~ ~North Wetland" (west of the Rainier" Station site). The Project Narrative indicates ,that the . . ~------~~-1-05-5-S~oo-ili--ili-a-dy-W--~---R-e-m-on-,-W-~-h-m-~-o-n-9-8-05-5--~--------~· , AHEAD OF THE CURVE ,e . Ms.f\1~redith Ev~rist , . Rainier Stcition LUAOS-1SS . . JanuarY ,13,2006 '" minimUinreqUi~~d buffe'r foralCiass' IIwetiandis25 f~et. OSOM.6, thEnTiinimum buffer for aClass IIw~tlandisSOfeet. However, per RMC·4-3~. ',.' " . A1though.the Rainier South Parking Lot variance proposal .included a request to reduce the buffer on the east side of the North Wetlaridto 2SJeet, this variance request is currently on hold, pending additional inform~tioh from the applicant regarding the criteria and c(jnclusions ofthe wetland report. No buffe~ reductiorl,has been approved . as of this date. ,.' . ".' " , At this time, to proceed with the RainierStatioi:{proposaJ; the applicant must either ,(1) .. ' . submit a revised site pian showing a SO-footbufferfrori1 the Class II North Wetland, or (2) request a buffer reduction or buffering ,averagi,n~tper the current standards of HMc 4-3-050M.6.e. or f., including justification 'of the.requ~sf Alternatively, the applic~nf . may wish to place this proposal on hold until a dacisionl1as been issued on the Rainier, South ParkingL()t variance. . '. S.According to theErivjfonme~tal'Checklist; the project ,is proposed to be built in three • phases from 2006-2011" AdditionC3Linformation'on~the' phasing proposal is reqlJired, .' including i3breakdown of pr()poseificf~~gei;buU~'ng5quare footage, and. parking ,stalls ' per'phase,and the proPQs~"time'fralJl'e foreacfi'''ph.~se.· .' . . '. " _ " >.r'<"'.,·: ", r ~~\" ... 3.. . ". ',;i{~-;'~: .:{~f~~>. .", '0 -- 6. According to'the ti~e rep()rt sUQmitted'with tlJe ;proje9t application, the' pedestrian right- , o~:-way:for the 6th,iStreet VYa!kWay ~nthis site tias,:ndi~~~ri~y~cated. Staffci>ntacted the' . . ... King; County ,Re,~r~er's.Qffice, whlchconfirmeqtb.?!~C3.~a~tlon has. not been recorded . . Please indicate.?whEnherivaCSiti()n §.ttI;lJ~tP~r:liQQof ~e pedestrian right:,of-way· has. been .requested; and if so, provide!tan~paate:xon·;\tfie 'status. V~cation of the right-df-way ,·...portioh,that· e1bng~,?c~()s~,Gji1':I~,i~r~';"~';' jj>§it~wijlbqiteqfiiredto' accOmmodate the ,~,:',purrentdevelo~,me,nfP(\Pci~;ft1J0 ~1rz:,\,,!;.\~~;,.,·:,',t<*{~:~ . . ,'., .. '" ' ,,1.;:·Thep[oject sUDl]littaJ in<?l~d~{.I;Jne:(~view f~.;f0r. a<,"p!+ine Aqjustment. '. However,. a, Lot . 'Line Adjustment':applieation was not include(j··in;thesyQlJlitt~1. Accordingto the Project ;Narrative, . the aj;lp\iCClnf"pr:QJ:>o~esto' sLibni!t:,;f~e~(ot .~{ne Adjustment application ,cqncUfrently with ot;~fter JQe,S!te'Dey~IQpmen~;F.?!a;r:l.~~~~~oval. The LotLine Adjustment· . lTIustbe processedcoflCurreritIY'",yith the:lSitei~pevelojjment Plan (and Master Plan if . ~pPlicable).':':"~~~,::· ,~, ..•. , "', 'iii:,:;{:ri;l . . . YourJ)roj~cthasbeen,.placed:· Oh, ho.ld.~P~riHifi'!;r·rec~i~tior;the reqilested information and, :fees . . Once:Jherrequested informationand,Jeesare recefved",theteview will contiriue'~ . Additional informallgn or.,~larification rriay'~uDseq'u'~ntly be requeste9:' Please feel free to contact-me. at (4.2S)A~O~?382Jf you have anyquestions. . ....; . ., ... ; .' Sincerely;" ~ ... GS=- Keri A Weaver, AICP , Senior Planner . Cc:, Yeilow File "N~il:W Citts . == . "-. " -, .' ,-.. : : ..... . City of R.n Department of Planning / Building / Public _kS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: '172,""&::::$ COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninger SITE AREA: 3.3 acres BUILDING AREA (Qross): 52,000 square feet LOCATION: 601 Rainier Avenue N WORK ORDER NO: 77522 SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LandlShoreline Use Utilities Animals Transf)Ortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. C. CODE-RELA TED COMMENTS ~fAAA-/lZVc~ c/zJ ~h/ 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 property assess this proposal. S;g_f.5~~~ Date p/ai City of R.n Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~~.1""".por+-COMMENTS DUE: JANUARY 20, 2006 APPLICATION NO: LUA05-155, SA-H, V-H, LLA, ECF DATE CIRCULATED: JANUARY 6,2006 APPLICANT: JDA Group, LLC PROJECT MANAGER: Keri Weaver PROJECT TITLE: Rainier Station PLAN REVIEW: Ameta Henninaer SITE AREA: 3.3 acres BUILDING AREA (a ross): 52,000 sauare feet LOCATION: 601 Rainier Avenue N WORK ORDER NO: 77522 SUMMARY OF PROPOSAL: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Light/Glare X Plants Recreation ( LandlShoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment >0 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS " • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 6th day of January, 2006, 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: C ' " , ~ . ~ "',·t ." . .-, Nar1)e ..!".' Agencies -Env. Checklist, PMT's & NOA See Attached JDA Group, LLC -Accpt Ltr & NOA Owner/Applicant Meredith Everist, Baylis Architects -Accpt Ltr Contact Surrounding Property Owners -NOA only See Attached (' -......... ~ :J \.., ~ ~ (Signature of Sender~ ~ a> """ ~ --'---",. ~ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) ,,' " Repre$entina . ~ <" •• rc=HA''"="~~'''' . :~.,;,.~ J1 RLES F. KOl<KO j NOTARY PUBLIC t1 STATE OF WASHINGTON <1 COMMISSION EXPIRES I certify that I know or have satisfactory evidence that Patrick Roduin " MAR~H 19, 2006 signed this instrument and acknowledged it to be his/her/their free and voluntary act for tile u e p~::es m~ftfo~ in the instrument. ~~ Notary Public in and for the Sate of Washington ,'. ; Notary (print):. __ ......;~~I~-;-;;;;-r~F_ . .:......IL,_1l(4 _________ _ My appointment expires: 2>/ f1{()6 ,~ Pr'dject N~rTie':':~ Rainier Station , • • , " I. Pr,ojecJ'Numb~r~ LUA05-155, SA-H, V-H, LLA, ECF -~.. -,,-. template -affidavit of service by mailing Dept. of Ecology * Environmental Review Section PO Box 47703 Olym~a, 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. * 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 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 '. 956480010605 ALHADEFF JACK JDA GROUP LLC 95 TOBIN ST #201 RENTON WA 98055 956480007007 JDA GROUP LLC & I D KLINE C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480011009 JDA GROUP LLC&I D KLINE CO C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480003105 KRUZICH BOYD WM+ANGELA M 257 QUINCY AV NE RENTON WA 98059 956480017600 MILLER WAYNE A+DEBRA J 19611 SE 192ND ST RENTON WA 98058 956480010506 SWEENEY FRANCINE A 205 NW 6TH RENTON WA 98055 956480002503 CHIN SANDRA 670 TAYLOR AV NW RENTON WA 98055 420240121004 JDA GROUP LLC&I D KLINE CO C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480017006 JDA GROUP LLC&I D KLINE CO C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480001505 LE LAN THI 7187 38TH AV S SEATTLE WA 98118 420240117507 PHAM TUNG 676 TAYLOR AV NW RENTON WA 98055 956480006603 GERISILO PHILIP G+DEBORAH C 31117 E LAKE MORTON DR SE KENT WA 98042 956480000705 JDA GROUP LLC&I D KLINE CO C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480017501 JDA GROUP LLC&I D KLINE CO C/O HOLMAN R/E SERVICES 95 S TOBIN ST #201 RENTON WA 98055 956480002008 MARTIN ROWLAND&SALLY 661 TAYLOR AV NW RENTON WA 98055 956480002602 RAINWATER FAMILY LAND TRUST PO BOX 1316 PUYALLUP WA 98371 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: January 6, 2006 LAND USE NUMBER: LUA05-155, SA-H, V-H, LLA, ECF PROJECT NAME: Rainier Station PROJECT DESCRIPTION: Appficant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-5t811 parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsile will be removed. PROJECT LOCATION: 601 Rainier Avenue N OPTIONAL DETERMINATION OF NON,sIGNIFICANCE, MIllGATED (DNS-M): As the Lead Agency, the City of Renton has determined thai significant environmental impacts are unlikely to result from the proposed projed. Therefore. as permitted under the RCW 4l.21C.110. the City of Renton is using the Optional ONS.M process to give notice that a ON5- M is likely to be issued. Comment periods for the projed and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance-- Mitigated (ON5-M). A 14-day appeal period will follow the issuance of the DN5-M. PERMIT APPLICATION DATE: December 7, 2005 NOTICE OF COMPLETE APPUCATION: January 6, 2006 APPUCANTIPROJECT CONTACT PERSON: Meredith Everist, BayliS Architects: Tel: (US) 454-0566: PennitslReview Requested: Other PennitS which may be required: Requested Studies: Location where application may be reviewed: PUBUC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Eml: everistm@baytisarchitectB.com Environmental (SEPA) Review, Site Plan & Variance approvals Building PennitS Wetland, Habitat & Wildlife Studies; Geotechnical, Drainage, & Traffic Reports Planning/BuildingJPublic Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 publiC hearing is tentatjyely schedyled for March 7 2006 before the Renton Hearing Examiner in Benton Councjl Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Arterial (CA) on the City of Renton Comprehensive Land Use Map and Commercial (C) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC Chapter 4 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be Imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited abow. 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 project contractor shall perfonn daity review and maintenance of all erosion and sedimentabon control measures at the site during the construction of both off-site and on-site improvements as well as building constructkm. 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 ptat. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the pta\. Applicant shall follow the recommendations contained in the geotechnical report. The applicant shall pay the appropriate Fire Mitigation Fee based on SO.52 per square foot of building area. The fee shall be paid at the time of building permit issuance. The applicant shall pay the appropriate Transportation Mitigation Fee based on a rate of $75.00 per each new average daity trip assocjated with the project, estimated at 1,037 trips. The fee shall be paid prior to the issuance of building permits. Comments on the above application must be submitted in writing to Keri Weaver, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 20, 2006. This matter Is also tentatiyely scheduled for a public hearing on March 7, 2006, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, ptease contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. 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 wiU automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Kerl Weaver, Senior Planner; Tel: (425) 430-7382 If you would like to be made a party of record to receive further information on this proposed project, complete this 10m and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055, Name/File No.: Rainier StationlLUA05-155, SA-H, V-H, LLA, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CERTIFICATION I, jJ,,,,cek. ~()(d~"", . ' hereby certify that -::s copies of the above document were posted by me in ~ conspicuous places or nearby the described property on SIGNED: j) cR V'~-- AITEST, Sub"ri""d "'" ,worn ""fo" me,' No"", POOH" in ond fonh, Stat, Of:~~~:g in ~WA-. on the bJ\ day' !?L1'~~ ____ , --=t' ' 1f1!le1!!1-C J; CHARLES F. KOKKO~ NOTARY PUBLIC SIGNATURE: ~ NOTARY PUBLIC ~, STATE OF WASHINGTON )j COMMISSiON EX,P~~ES MARCH 19, 2J.ln ,: 'r'-"~Y"""'-"""P""Il"'"'U"""i.rd\ • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: January 6, 2006 LAND USE NUMBER: LUA05-155, SA-H, V-H, LLA, ECF PROJECT NAME: Rainier Station PROJECT DESCRIPTION: Applicant is requesting site development plan approval for 52,000 sq. ft. of commerical space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). Site is located at 601 Rainier Ave N. Existing buildings onsite will be removed. PROJECT LOCATION: 601 Rainier Avenue N OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has detennined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as pennitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Detennination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: December 7,2005 NOTICE OF COMPLETE APPLICATION: January 6, 2006 APPLICANT/PROJECT CONTACT PERSON: Meredith Everist, Baylis Architects; Tel: (425) 454-0566; Eml: everistm@baylisarchitects.com Permits/Review Requested: Environmental (SEPA) Review, Site Plan & Variance approvals Other Permits which may be required: Building Permits Requested Studies: Wetland, Habitat & Wildlife Studies; Geotechnical, Drainage, & Traffic Reports Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing is tentatively scheduled for March 7. 2006 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 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Commercial Arterial (CA) on the City of Renton Comprehensive Land Use Map and Commercial (C) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC Chapter 4 and other applicable codes and regulations as appropriate. I • Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 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 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. Weekly reports on the status and condition of the erosion control plan with any re_commendations of change ()r-~ revision to maintenance schedules or installation §I:!.all be:submitteabylheproject Engineer of record to the ... -public works inspector for the construction cifthe 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. Applicant shall follow the recommendations contained in the geotechnical report. 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. 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. Comments on the above application must be submitted in writing to Keri Weaver, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 20, 2006. This matter is also tentatively scheduled for a public hearing on March 7,2006, 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 Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. 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: Keri Weaver, Senior Planner; Tel: (425) 430-7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Rainier Station/LUA05-155, SA-H, V-H, LLA, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: I Kathy Keolker, Mayor January 6, 2006 Meredith Everist Baylis Architects 10801 Main Street Bellevue, WA 98004 Subject: Rainier Station LUA05-155, SA-H, V-H,LLA, ECF Dear Ms. Everist: CITY., RENTON PlanningIBuildinglPublic Works Department . . Gr~ggZimmerman P.E~, Admfuistrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It· is te~tatively scheduled for consideration by the Environmental Review Committee on February 7, 2006~ Prior'to that review;you'willbe. notified ifany additional 'information is required to continue processing yoi:Jr:application; . In addition, this matter is tentatively scheduledfor'C1 Public Hearihgon March 7,2006 at 9:00 AM, Council Chamb,ers, Seventh Floor, Renton City Hall, 1055 South Grady'Way, Renton. The applicant Or representative(s) of the applicant are:requiredto be present at ' the public hearing. A copy of the staff report will be mailed to you one week before the ~~. '. , '. ' .. please contact me at (425) 430-7382 if you have. any questions. Sincerely, Y; ~ . /)fA.v;6!Ul~ KeriWeaver Senior Planner cc: JDA Group"LLC / Owner/Applicant -'--'--:---"'----lO-S-S-S-ou-th-'.Gr---'ad-y-w-ay---&-'"e'-nt-on~ .. -W-as-h~in-gt-o-n-9-8-0S-S------'--~ AHEAD OF THE CURVE ~ o The Watershed Company 13 December 2005 Keri Weaver, Senior Planner City of Renton Planning Department 1055 South Grady Way Renton, W A 98055 Re: Rainier Avenue Parking Lot project -Environmental Review Dear Keri: Thank you for the opportunity to review the above referenced project for compliance with the pre-June 2005 City of Renton Critical Areas Ordinance. This is the second review provided by The Watershed Company for this project. The initial work was a review of the wetland mitigation plan by Kathy Curry, formerly with this office. Kathy did not conduct a site visit to verify the wetland boundaries and classifications. During this review, I did make a site visit to complete those tasks. I also read through Kathy's 8/31104 review letter, the original report by The Riley Group, Inc. entitled: Conceptual Wetland Delineation and Mitigation Report, South Parking Lot and dated 7/22/04. Per a conversation with you, this report has not been amended or revised. I also reviewed the following additional documents: 1) City of Renton Staff Report, dated 9/21104 2) City of Renton letter to Rich Wagner, dated 10/20104 3) AHBL Project Memo/Report, dated 4115/05 4) AHBL letter to Jennifer Henning (City Planner), dated 9/30105 The site visit was completed on the 5th of December 2005. Findings The southern wetland appears to have been accurately delineated, compared to the provided survey map and to several old flags found on the property. However, the wetland has not been accurately classified as a Category 3 wetland. The ordinance gives five criteria, only one of which must a wetland meet to satisfy a Category 2 designation. Criterion "c" is wetlands of any size located at the headwaters of a watercourse. This wetland persists on a slope and feeds water to the stream. It is therefore a headwater wetland. The northern wetland was accurately delineated and classified. Neither watercourse was classified in the Riley Group report per 4-3-050 L "Shorelines Streams and Lakes." Using this system, both watercourses would meet the definition of Class 3 waters as they are perennial, but are non-salmonid bearing. The culverts beneath Rainier Avenue South are migration barriers to salmon. Since the Conceptual Wetland Delineation and Mitigation Report has not been updated, the comments found in The Watershed Company review 8/31104 letter are still valid. In 1410 Market Street, Kirkland, WA 98033 -(425) 822 5242 -fax (425) 827 8136 watershed@watershedco.com -www.watershedco.com Keri Weaver 13 December 2005 Page 2 of3 addition, acceptable final mitigation plans should show detailed grading plans including at least two cross sections through the wetland creation/restoration area. Plans should also include a provision that a qualified wetland biologist be present during grading. As the fill soils are removed, if the original wetland soils are revealed and found to be at an acceptable elevation for future wetland conditions, the grading plan will be field modified in order to replicate original conditions as closely as possible. Also, there should be a proposal for maximum buffer slopes. These slopes should not exceed 15 percent, unless the buffer is wider than the standard width required in the code. The City of Renton Critical Areas Regulations in place at the date of vesting list 3 requirements which must be met in order for a permit approval (Section 4-3-050 M 2.). Requirement a. is that a proposed action avoids adverse impacts or takes appropriate measures to minimize and compensate for impacts. While no detailed construction plans for the parking lot were provided, it appears that wetland area will be filled to the west, outside of the parking lot pavement. The use of a poured or stacked concrete block retaining wall at the western end of the lot could possibly reduce the wetland impacts somewhat. Requirement c. is that denial of the permit would result in the denial of all reasonable use of the property. The applicant is asserting that the parking lot is needed to serve Chang's Mongolian Grill restaurant. Apparently, the Chang's lot is not large enough to handle busy dining times. The recent lot line adjustment leaves little room for use of the property without wetland and stream impacts. However, The applicant has not shown that other development proposals with less impact to the wetland, buffers and the stream are not possible. The use of the site as a parking lot is surely not the only possible reasonable use of this property. The applicant is also seeking a variance from the tree cutting and land clearing regulations to allow approximately 65 percent of the on-site stream length to be placed in a culvert. III order for a variance to be granted, the applicant must prove an undue hardship. It is acknowledged that this property is highly constrained by topography and critical areas. However as stated above, the applicant has not shown that there is no other possible development option that would result in fewer impacts to the stream corridor. Buffer widths on both the north and south wetlands should be wider than shown. Slopes within these buffers vary, but are noted as being up to 40 percent, and possibly steeper where topography is not shown on the plans or is difficult to read. Section 4-3-050 M 6 d. iv. requires increases in buffer widths when slopes exceed 15 percent. Recommendations The following tasks are recommended for corrections to the submittal: 1) Revise the report to reflect the category 2 classification of the southern wetland. 2) The applicant should explore other development options which have fewer Keri Weaver 13 December 2005 Page 3 of3 impacts that the current proposal. 3) The mitigation plan should be altered to reflect our prior review letter comments and include details on grading as noted above. 4) Buffers on both wetlands, including the wetland mitigation area, should be increased where the slopes exceed 15 percent. The applicant's consultant should propose buffer widths that are justified by the best available science on sloped buffers. 5) The buffer on the newly created wetland area should be less than 15 percent or the buffer width should be increased. Implementation of these recommendations will ensure that the project meets the letter and intent of the City of Renton CAO. Please call with any questions. Sincerely, Hugh Mortensen EcologistlPWS J33 • City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME' -""" Gvi L-U!...., , J D A-ou? J n..1I" ~ ~Jl.. ~ ro. -- ADDRESS: ~'5 ~,-rDbt~ csr -:tt~\ CITY: "'Ke..mn~ ZIP: C?30SS" TELEPHONE NUMBER: 4gs -5'\\-lO~ APPLICANT (If other than owner) NAME: rr11o/rT. ~ .. COMPANY (if applicaPle): ~.~~ ADDRESS: ~~ ~.~~g-=b.~ CITY:-r~ ZIP:'1'84t>D TELEPHONE NUMBER L~~ ") 3'2B -,:>a..\.~':l...> CONTACT PERSON NAME: V\\~W~ COMPANY (if applicable): ~L.. ,::v.:Q.. . _.---, ADDRESS: ~'5 t-.J, ~~ S-~~l>D CITY: ZIP: \~ qg40~ TELEPHONE NUMBER AND E-MAIL ADDRESS: l~? ') B7~ ~~'f';}~ ~1,'I8~lI~P ~.e..~ Q:\Iieblpw/devserv/formslplnnninglmastempp.ooc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)lLOCATION AND ZIP CODE: Eos &1"-llQ.L.. ~ ~O~ '"KejSl'O~ } LOA CJ~OS:;; KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ~<gOOllO' EXISTING LAND USE(S): \I PROPOSED LAND USE(S):. ~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: c..A -t!,o~ -------1 PROPOSED ZONING (if applicable): SITE AREA (in square feet): SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): Ntf'\" PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): "-J t f\ NUMBER OF PROPOSED LOTS (if applicable): . N v'\ NUMBER OF NEW DWELLING UNITS (if applicable): ~l~ . 0912 .. 103 I ,. PROJECT INFORMA rlON (continued) r---~--~~~~--------------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if appficable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): C AQUIFER PROTECTION AREA ONE [] AQUIFER PROTECTION AREA TWO [] FLOOD HAZARD AREA C GEOLOGIC HAZARD C HABITAT CONSERVATION [] SHORELINE STREAMS AND LAKES [] WETLANDS ___ sq.ft. ___ sq.ft. ___ SQ. ft. ___ SQ. ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION _, TOWNSHIP -' RANGE_. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all· land use applications being appli~d for: 1. 3. 2. 4. f( I I Staff will calculate applicable fees and postage: $ ___ _ I I AFFIDAVIT OF OWNERSHIP ~.l;:::::::::t::::;.-....Io4-~~g~~~k~-:-:' declare that I am (please Check one) _ the current owner of the property v~ to act for a corporation (please attach proof of authorization) and that the foregoing (Signature of Owner/Representative) Q: webipwidcYscIV/forms/planning/maslerapp.doc herewith are in all respects true and co ect to the best of my knowledge and lief. I certify that I know or have satiSfactory idence that ~p~=....1l!"'~~...x.;:!aqI::..s;;l signed this instrument and acknowledg d it to be hisJherllheir free and voluntary act for uses and purposes mentioned in !he i trument. ~-n~~Q,. -\~===:::=~~9""""~:r' -----............ ,"""" ...... ~~ G. "'e/'tt Notary Public in and for the State of Washington .:-«} .··· .. 0·· .. '<A!", .: ~ •• ~sS' IV ~.:~ ~ ~ C; J{ ["J/!~OTA~L~\,~\ ~_ ' • CJ r {11. ~ .\~ ~: -.-(/): ~ Notary (Print) . '-.~ <P :.. ,oUBUC i ~ 1 I ( ~,~\ "'-rS! y-I " 7 f, ~~·· .. 8, 1-01 ••• -'~ -U ,v "'''-0 .•..•..•.• ~¥0-..~ My appointment expires: _____ --'-___ "'" 'F: WAS'" :!Io .. --~ ""\\\",,,~ 09/:WOJ Printed: 10-28-2005 Payment Made: AJTY OF RENTON .055 S. Grady Way Renton, W A 98055 Land Use Actions RECEIPT Permit#: LUA05-133 10/28/2005 12:02 PM Receipt Number: Total Payment: 250.00 Payee: JDA GROUP LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 250.00 Payments made for this receipt Trans Method Description Amount Payment Check 5068 250.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0505873 DATE: TO:, FROM: .. --. • e CI1Y OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM November 4, 2005 Keri Stacy SUBJECT: New Land Use File Set-Up Please complete the following information to facilitate routing of file and application acceptance. If you have special form requirements or instructions, please write them inl the "Comments" section. Ir~~;:ct ~~~:~':-~=I=N=-Ic=E=R=A=V=E=V=~=R=IA='=N=C=E===============,;::::, ==::=;]1 lJ Project Manager: Keri Weaver Reviewer: I PURPOSE OF CHECKLIST: 2 8 2005 RECEIVED The State Environmental Policy Act (SEPAl. Chapter 43.21 C RCW·,--requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledg~. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if questions do not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal. Even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Environmental Checklist e A. BACKGROUND 1 . Name of proposed project, if applicable: Rainier Avenue Mixed Use -Commercial ... \'. ; ,(., ::' ;;'~Qtith Parking Lot '.)~;~I:, ':":~:~;'t~J~'~r" ;r, Y I·' : . . 2. Name of Owner: _'i£.;~ c;. '.', JDA Group, LLC 1_"""'.:.....-.---.----- f/ ". " '.' " ·.r:.J~J1.le of Applicant:: ..... ';" . "Richard L. Wagner, Baylis Architects 3. Address and phone number of applicant and contact person: Baylis Architects 10801 Main Street, Suite 110 Bellevue, W A., 98004 425-454-0566 4. Date checklist prepared: . December 13, 2002 April 4, 2003 Updated July 23, 2004, Updated 5. Agency requesting checklist: City of Renton~ Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Begin construction in Summer 2004 Construction complete in Spring of 2005 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. All construction will occur at one time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The site has been delineated for wetlands and for steep slopes, and a determination of steep slope stability has been prepared by The Riley Group. . Additionally, ·there has been a Wildlife Reconnaissance conducted by Raedeke Associates. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There will be an application for a Lot Line Adjustment to parcel off the existing CA zoning of the work area of this application and there is a current application for an 8 lot Short Plat for the upland portion of the existing parcel. There are no other pending approvals or proposals for this parcel. 2 environmental Checklist e· 10. List any government approvals or permits that will be needed for your proposal, if known. The proposed wetland fill may require a permit from the Corp of Engineers. 11. Give brief, complete description of your proposal, inctuding the proposed uses and the size of the project and site. This rroject 'proposes to construct a surface parking lot for approximately 26 cars; to fiI a portIOn of an existing Class 3 wetland; and to expand and enhance an existing Class 2 wetland., ' 12. Location of the proposal. . Give sufficient information for· a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a. range of area, provide the range or boundaries of the site(s}. Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required'to duplicate maps or detailed plans submitted with any permit applications related to this checklist. . B. The site is located along the north side of N.W. 5th St. (vacated), about 120 ft. west of Rainier Ave. N. The legal description and vicimty map are enclosed. The total site area is approximately 19,600 SF. As a part of the implementation of this project, there is also a wetland mitigation project proposed in a small portion of a much larger site approximately 450 ft Immediately north and adjacent this site~ ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one}: Flat, rolling, hilly, steep slopes, mountainous, other ____ --'-__ The site is generally level in the center with steep slopes to the south and north. -. b. . What is the steepest slope on the site (app~oximately percent slope)? Steepest slopes on the site are approximately 45%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils,' specify them and note any prime farmland. Soils 'are generally loam and clay variety. See Geotechnical Report d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. . No. Quite the opposite, the site has a history of being excavated in the 1950's for fill materials for the Renton Airport and construction of Interstate 405. The resulting hillsides -with manmade steep slopes -have been found to be geologically stable. See Geotechnical Report. . 3 environmental Checklist e. Describe the purpose, type, and approximately quantities of any fill or grading proposed. Indicate source of fill. . The source of fill material will be an approved borrow site. Excavated Materials: Approximately 50 CYDS. Suitable materials will be stockpiled on-site; unsuitable materials will be removed to an approved site. . Import Fill Materials: Approximately 3,000 CYDS. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe . .,-_.- It is possible that some erosion could occur as a result of clearing and gradmg. . .. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Final impervious area will be approximately 55% of total site area. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Reduction and control of erosion will be implemented by using erosion- prevention practices as recommended by the project soils engineer and approved by the City of Renton. Construction work IS proposed along the toes of the slopes, including landscaping, but no work is proposed on the steep slopes. ~ a. What types of emissions to the air would result from the proposal (i.e., 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. During construction, emissions to the air would include occasional dust raised during the clearing and construction process, plus some-diesel exhaust fumes from operating earth-moving vehicles and trucks. After the project is completed and in use, emissions to the air would be those associated with general parking uses: exhaust from automobiles entering and leaving the site. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any . 3. WATER . I. i Periodic maintenance of all construction equipment and restriction of long- term idling of engine. a. Surface Water: 4 environmental Checklist 1) 2) Is there any surface water body on or in the immediate vicinity of the site (i ncluding year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There exists a small seasonal watercourse on the site surrounded by Class 3 wetlands. The total wetland area extends beyond the subject site and is approximately 16,600 SF. The on-site wetland area is approximately 3,100 SF. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes; the proposal is to actually fill approximately 2,025 SF and "paper fill" approximately 1,575 SF to create a "paper buffer" at the southern wetland ana to place 120 linear feet of the southern watercourse in a pipe. Much of the existing on-site wetland area has been damaged and fully invaded by noxious weeds. To mitigate for the impacts of this on-site wetland fill, an equal or ~eater area of Class 2 wetland will be created on adjacent property apprOXImately 450 feet north, which is in the same drainage basin and is owned by the same property owner. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) See Item I.e for qu~ntities. . ~ Ap.yroximately 50 cyds of material will be excavated. Suitable material wII be stockpiled on-site for later use; unsuitable materail will be removed; and approximately 3,000 cyds of fill material will be imported. Will the proposal require surface water withdrawals or diversions?: Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 1 aD-year floodplain? If so, note,location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. 5 Environmental Checklist No. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? With this water flow into other waters? If so, describe. -Storin water runoff will be collected-from th~ impervious areas and paSsed through a surface water bioswale as required by City standards, then released into the City storm water sewer system. No detention of the surface water is proposed. 2) Could waste materials enter ground or surface waters? If so, generally describe. Not likely. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: All exposed open land resulting from grading and construction will be landscaped with approyriate ground cover planting to hold the soil and mitigate the impacts 0 surface runoff. 4 PLANTS a. Check or circle types of vegetation found on the site: -L deciduous tree: alder, maple, aspen, other cottonwood, willo'\t --1!....-evergreen tree: fir, cedar, pine, other -L shrubs -L grass pasture crop or grain water plants: water lily, eelgrass, milfoil, other -L other types of vegetation Noxious Weeds including Japanese knotweed and Himalayan blackberry b. What kind and amount of vegetation will be removed or altered? Alder, cottonwood and willow trees, general lower canopy woodland plants and noxious weeds will be removed for construction and paving. c. List threatened or endangered species known to be on or near the site. There have been sightings of blue-heron, but a habitat study shows that they are temporary and are not forming a rookery. See the Wildlife Reconnaissance. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any:. _ ...• Yo' _ ,_ . Landscaping around vehicle areas will be {>lanted with native vegetation to both provide suitable ground cover and Visually blend into the surrounding forest. The mitigation proposal has four components as follows: 6 Environmental Checklist .Creation of 3,600 SF of wetland adjacent to the North Wetland involving removal of filhnaterial follo:wed by dense planting of wetland plants. • Creation of 1,800 SF of wetland buffer east of the North Wetland, involving removal of fill material and backfill with appropriate plant~ng soils followed by dense planting of upland vegetation. • Removal of invasive species in the area west of the proposed parking lot within the wetland and buffer adjacent to the South Wetland as required by the City of Renton. • Removal of invasive plants in the buffer of the South Wetland followed by interplanting of native species to meet the City's landscaping requirements. 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 songbirds and blue herons Mammals: deer, bear, elk, beaver, other small fauna Fish: bass, salmon, trout, herring, shellfish, other ---:.n=o=n=e'--_____ _ .Ii b. List any threatened or endangered species known to be on or near the site. See Wildlife Reconnaissance. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: Of the non-impervious areas, emphasis will be placed on reintroducing native plants ... grass lawn areas will be minimized. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projElct's energy needs? Describe whether it will be used for heating, manufacturing, etc .. Electricity will provide site lighting. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 7 ,----- environmental Checklist The project will be constructed to meet the current standards of the Washington State Energy Code, as well as 'Yorking with any energy conservation programs established by the City of Renton. 7. ENVIRONMENTAL HEALTH a.. Are there any environmental health hazards! incl.udingexpo~J~rf3. to. toxicchemicals~ risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) . Describe special emergency services that might be required. 'No special emergency services are anticipated. 2) Proposed measures to reduce or control environmental health hazards, if any: There are no environmental health hazards foreseen coming from this project. b. Noise: 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, aircraft, other)? The noise generated by airplane/jet takeoffs and landings at Renton Airport affect this site as does the truck and auto traffic on Rainier Avenue. 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. Short-term noises will be generated from construction equiement and materials delivery trucks. These noises would occur primanly Monday through Friday, between 7:30 a.m. and 4:30 p.m. On a long-term baSIS, noise would be generated by vehicles entering and leaving the site. 3) Proposed measures to reduce or control noise impacts, if any: During construction, this project will comply with all noise standards established by the City of Renton. 8. LAND AND SHORELINE USE -_/ .~-., a. What is the current use of the site and adjacent properties? The entire site is currently zoned CA (Commercial Arterial) and contains no buildings. Commercial properties (CA) with commercial buildings occur to the east, southeast, and northeast. There are residential properties to the north (R-S) and west (R-S). b. Has the site been used for agriculture? If so, describe. No. 8 · environmental Checklist c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? None. e. What is the current zoning classification of the site? The eritire site is currently zoned CA, Commercial Arterial f. What is the current comprehensive plan designation-Of the site? Employment Area -Commercial. g. If applicable, what is the current shoreline master program designation of the site? Does not apply. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Degradated wetlands and steeJ? slopes occur on the site. As described in 3.a above, the wetland impacts wdl be fully mitigated. As described in Item Id above, the slopes are geologically stable. i. Approximately how many people would reside or work in the completed project? ~ None. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. . Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: See Project Narrative portion of the Site Plan ~pproval application. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate 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: 9 I Environmental Checklisl None. Does not apply. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? . Rockeries and~ retaining walls no g~ea-ter'than' 8 hare proposed. . . b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any. None. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? During hours of operation, the project will produce light associated with commercial buildings and parking lots, and lights from vehicles entering and leaving the site. No glare is anticipated as a result of constructing the parking lot. ft 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: All lighting will have fixtures selected to control glare. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Walking and biking on residential streets. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. None. 10 '. Environmental Checklist 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. None. Does not apply. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. Does not apply. c. Proposed measures to reduce or control impacts, ifany: None. Does not apply. 14. TRANSPORTATION a. Identify public streets and highways serving the site., and describe proposed access to the existing street system. Show on site plans, if any. The site will be accessed via the commercial property (Chang's Restaurant) directly southeast from this site across a proposed accessed easement. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Two blocks. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project wiil provide 25 to 28 parking spaces for patrons of the adjacent restaurant to the south. There are no current parKing spaces provided on this site. . d. Will the proposal require any.new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. e. . Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The project anticipates only minimal vehicular trips eer day since the south lot is a parking expansion only, and no additional bUildings are proposed. Peak volumes would occur during the weekdays from 11:30 a.m. to 1:30 p.m. and from 6-10 p.m. g. Proposed measures to reduce or control transportation impacts, if any: None. 11 I I Environmental Checklist 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No. Proposed measuresto reduce or control direct impa~t~on public_ servi~es, if''!f!y-,--__ - None. / 16. UTIL:ITIES c. a. Circle utilities current available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. . b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy During construction, there will be a need for temporary electrical servi~e. SIGNATURE I, tlie undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might· ue in reliance upon this checklist should there be any willful misrepresentation or willf la k of full disclosure on my part. Applicant: Proponent: Name Printed: Contact: Date: Jack Alhade!f. General Manager Richard Wagner Vice President Baylis Architects June 7, 2004 ENVCHLST.DOC REVISED 6/98 DEVELOPMENT p~ING CITY OF REN1III'I September 30, 2005 OCT 282005· RECEIVED m .... --- Ms. Jennifer Henning Principal Planner Development Planning City of Renton 1055 South Grady Way Renton, WA 98055-3232 Project: Rainier Avenue Mixed-Use South Parking Lot -File No. LUA-05-093 Our File No. 203615.10 Subject: Variance from RMC Chapter4-9, Land Clearing and Tree Cutting Ordinance Dear Jennifer: This letter is submitted in response to the letter from Susan Fiala, Senior Planner, to Richard Wagner, dated October 20, 2004. Ms. Fiala's letter stated that two items were required for the City's review of the project to continue. The first item is a hydrologic analysis of the affected watercourse addressing the effects of filing 'and culverting. A memo responding to this request is enclosed. The second item is a request for a variance from the Tree Cutting and Land Clearing regulations in Chapter 4-9 RMC for ,::Ieadng and operating mechanical equipment Within 25 feet of a drainage course. Pursuant to your conversation with Owen Dennison on September 21, 2005, we understand that the project is vested under the regulations in effect at the time the application was accepted for review and is not required to comply with amendments to the Critical Areas Ordinance or other City codes subsequently adopted. The South Parking Lot proposal is a part of the larger Rainier Avenue Mixed-Use project. The topography of the South Parking Lot project site and surrounding properties form a draw. The flattest portion of the site and the area proposed for the parking-lot is the lowest area of the draw. As described in the enclosed memorandum, the wetland at the bottom of the draw appears to be fed by a ditch/watercourse that drains from an existing culvert from Taylor Place NW. The wetland in turn drains to another existing culvert and is conveyed to the City's stormwater system. Deveiopmentof the parking lot on the site will require filling a portion of the wetland, clearin~rvegetation, and extending the existing stormwater pipe to the edge of the proposed paving. Under the code that was in effect at the time the project was vested, the stream setback was determined by standards in the Ground Clearing and Tree Cutting Ordinance, which states, "No ground cover or trees which are within a minimum of twenty five feet (25') of the annual high water mark of creeks, streams, lakes, and other shoreline areas or within fifteen feet (15') of the top of the bank of the same should .. be removed, nor should any mechanical equipment operate in such areas except for the development of public parks and trail systems." Development and use of the parking lot will require variances from these provisions. CiviJ Engineers Structural Engineers Landscape Architect~ Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEl 253.383.2572 FAX www.ahbl.com Ms. Jennifer Henning September 30, 2005 Page 2 The Hearing Examiner has authority-t:o grant variances from the provisions of the Land Clearing and Tree Cutting Ordinance, subject tothe-followingcriteria. a. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Response: Hardship is created by the topography and buildable area of the site, and impacts from surrounding development. The topography of the site slopes steeply up to the north and south of the proposed parking lot. The toes of the slopes are separated by about 90 feet at the widest pOint, decreasing to less than 50 feet in the narrower western portion. The drainage ditch enters the site from the slopes to the north, and flows to the existing outlet culvert at about the midpoint between the northern and southern slopes. Application of the 25 foot buffer would create a minimum 50 foot wide protected swath through the site, limiting the buildable area to a maximum of 25 feet on one side and less on the other. This would effectively preclude reasonable use of the site. As noted, the drainage ditch originates at a culvert discharging storm flows from Taylor Plate NW, and conveys the stormwater to an existing culvert where it rejoins the City's formal stormwater system. Other CA properties in the vicinity are not constrained by similar requirements to maintain open stormwater conveyance, and then to provide a 25 foot buffer surrounding such facilities. b. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is located. Respon~e: Following construction, the area proposed for clearing within 25 feet of the existing channel will be paved and stormwater directed to a bio-infiltration swale with non-infiltrated and pass-through drainage directed to the existing conveyance pipe. The variance will permit extension of the existing stormwater conveyance pipe by about 120 feet from the current stormwater discharge pOint from the site. Drainage for new development on the site and the capture and conveyance of offsite waters entering the site must be approved by the City. Except for recharge via the proposed bio-infiltration swale, drainage flows will continue to be directed to the existing pipe for conveyance to the City's stormwater system. New impervious areas will be managed for flow control and treatment prior to discharge to the stormwater system. Stormwater discharge will be consistent with City standards and will not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity. mmmll • ·' Ms. Jennifer Henning September 30, 2005 Page 3 c. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Response: The development proposal for this portion of the project is a surface parking lot. The proposed use is permitted in the CA Zone under Section 4-2-070K. The project will be consistent with all other applicable development standards. The variance will allow reasonable development of the site consistent with that allowed other property owners in the vicinity of and same zone as the subject property. d. The approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. Response: The proposed project will require piping the open section of the drainage channel in order to pave the flat portion of the site. Therefore, the minimum variance necessary to accomplish the desired purpose is the full 25 foot buffer on both sides of the channel. Thank you for your consideration of this variance request. We look forward to an expeditious conclusion to the review process. If you need additional information or clarification, please don't hesitate to call me at (253) 383-2422. ;; ~~~ J. Matthew Weber, P.E. Associate Principal Enclosure K:\Civil\yr_2003\203615\615varOl 092805 Land Clearing Variance Draft-wp.doc 203615VarianceLtrOS0930.doc mmmll Kathy Keolker-Wbeeler. Mayor November 10, 2005 Matt Weber AHBL, Inc. 2215 N30th Street #300 Tacoma, WA 98403 Subject: Rainier Avenue Variance LUA05-133, V-H (alkla LUA04-093) Dear Mr. Weber: CITY~ 'RENTON PlanninWBuilding/Public\Vorks Department Gregg Zimmerman P.E., Administrator The Development Planning Section of, the City of Renton has determined that the ", subject application is complete according to submittal requirements and, therefore, isaceepted for review. You will be notified if any additional.,lnfo.rrnC!tion is required to continue proce~sing. your application. The Variance applieatiol1:/wiIFbe reviewed concurrently with the Site Plan applicaticm for the Rainier Avenue Mixed' Us~.Proje,cf(LUA04-093).. . This matter is tentatively scheduled 'for a Ptiblic Hearing on January 24, 2006 at 9:00 AM, Council Chambers, Se"enthFloc>'r,Renton City Hall, 1055 -South Grady Way, Renton. The applicantor represEmtative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to' you one week before the hearing. Pleasec6ntact-me at (425) 430-7382 if y<?u have any. questions. Sincerely, Keri Weaver Senior Planner cc: JDA Group, LLC I Owner Rolland Dewing, Carl P. Burns, Mary Jo Carlson, Ronnie & Roberta McDonald, aruce& Sue Gregg, Sherondia Renee Otis; Lee & Peggy Christopherson I Parties of R~cqrd' . ----.,..---}-OS-5-S-o-ut-h-G-r-ad-y-W:-a-y.,-,' --R-.e-nt-o-n,-W:-a-sh-i-ng-t-on-98-0-S-S--------'-····· ~ * This PaperCXl~tains 50% recycled m3t~. 30% post CXlnsum~r AHEAD OF THE CURVE i' f' /,' a1~r:e crtv. 'j""~N~ON ..JL' ",' PJanningIBuildinglPubii¢w~i:!csDepartmeot ~ .. ,_~~Ka_~-~-Y-'~--;fr~·u_:~~_,~_e~I~-'_M_._Y«--------_________________________ G_~ __ g_~_·mm ___ e~_ .. ;~~_:'_p.~'~~-.;~'~ ... dm-,-,-~n-,u_t.ra.t.o.r __ ___ April 12,;200.4 Richard L Wagner, Principal BayflS Architects· '10801 MaJOSintet ' Bel/ewe, WA 98004 Subject: ProteCted Slopes Exception through ModfflcaHon Oear Mr. Wagner: As you have reques~, I have evaluated the geotechnical report that you submitted as well as·the.slope ~valuaOon from The Riley Group, inc. dated, October 29, 2003 in order to determineWheth~ or not tOO slopes on your site qualify tor a.~ "e~ptfon through modifi~tion· per Renton UunicipaJ COde-Section 4-3-050J.5. ·The' Slo~ l:vaJua6on submitted by The RIley Group. Inc. concludes: • ... PtJ Is ol!r conclusion that the northerri and southern ea~t·lacing steep.sJopes. and the f9p of. the noIih-' facing Slope associated with the southern 8a~.fB~ s1o~ were man-made Jiy wsoot and/or t/:I()' subsequent site CJIW11eT. and thai they ~ the result of natural resourCe recoveiy activities, utility . . insIaBaUon. and/or public and private road improvements. This includes thelimltecJ.heigh( (typically about. 10 feet tal1) steep norfh.lac/ng and SOUfh.fiJcing slopeS associated with the. utJrtty instaUation tliat . traversed the top of the steep ~hern east-facing Slope (e!fSl of N. W. ff1' .street) .• Regarding the history of stopes no!' addressed above, -the Slope Evaluation states: . "The sotJth..facing and the remaining north-facing Slopes. d'lTectly adjacent to the southem easl.facing slepe. alSo may have been 8Jtered •. However. bJJS~ em aerla1 photograghs from 1956 to 2002. the shape of the level area at the toe of the Slope Bnd'p/bng Rain[er A~ue TfN1ISIned.about the same, /f!dicaling that iignificant additional grading did not oCcur. No' other anecdotal or recorded evfdence was found i(lalCSfing addifiona/ wo.rlc on these areas.· , ' . It is inydelerminC;ltion that the sJopes.identiffed.on Exhibit A qualify rore~~pt!ons through ~fication. per Renton Munjcip'al Code Section 4~.5(),;J§.bii. }herefore, tiUingJ and' grading.i;ould occur ~R th&slop~ , identified in Exhipjt A, with the benefi( of ~hEi apppcable permits.Bod land Use approv,als. Although the slopes qualify for exqej>tions ,YtfQugh moditicati~n; grading pem:lits and/or. a ,fill and grade I~,!d use approval may still be required. Please submit plans to the [)ev.e!Qprrienl-$~~ ~skifl for the appropriate permit processes prior to beginning any work on sileo Furthemiore, th~ detenninatioo that the slopes qualify f~r an exception through modification !loes not mean that development or constructiQn will ~ allowed on the slo~. RMC 4-3- OSO.J5.bii anows oryy fdfing and grpdlng on ~ that qualify for the e>:!=epfton. Further geotechilIcaJ review will be requfred a~ part <?f any proposed deyelopment on th~ subject $ite. . . . This determination will be finat unless" a written' appeal of th~ administrative determlnatio'fl is filed with the Ci~s Hearing Examinerwilhin 14 days'olthe date of this letter. See Section 4-8-11 of !he Renton Mu!,!iclpal Code for' further information of'the ap~al process. ' . Sincerely. ' j})J,et11l ~/1fIf!fetll1~ Gregg ZimlnJrm/ I , . P/anningIBulfdinglPublic Works Administrator DEVQOPMENT,'PLANNiNG , , CITY OF RE~'TCN DEC D 72005 RECEIVED Exhibit 8 ----~-------1-05-5-S-o-u-th-G--rn-d-v-W-~-v--R--en-t-on-.-W-a-Sh-j-ng-t-oD--9-80-5-5--------~---~ J Renton City Limits Parcels ~ Renton Aerial 100 0 SCALE 1 : 1,192 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton N 200 300 Friday, August 25,20068:54 AM • The Riley Group Inc. Technical' Memorandum September 14,2004 Susan Fiala City of Renton 1055 South Grady Way Renton, W A 98055 • RE: Rainier Avenue Mixed-Use South Parking Lot, File #LUA 04-093, SA-A, ECF Response to The Watershed Company Comment Letter, August 31,2004 Dear Ms. Fiala: Thank you for the prompt review of the Conceptual Wetland Delineation & Mitigation Report -South Parking Lot prepared by The Riley Group, Inc. (July 22, 2004). I would like to address each of the comments provided by The Watershed Company below. Comment 1: As there was no observed blockage within the culvert at the outlet end of either the north or the south wetlands, it is unlikely that any impacts would occur in the remaining portions of the south wetland following site construction, provided that the civil engineers are careful to properly size and place the new pipe beneath the proposed parking lot. This concern will be brought to their attention and addressed per Comment 1. Comments 2 and 3: Weare aware of the need for state and federal permits. Comment 4: We will revise the graphics in the final mitigation plan to show the stream buffer. This buffer will lie entirely within the wetland buffer and will not affect the designs. Comments 5 and 6: Excavation and construction ofthe retaining wall may damage tree roots. We will avoid disturbance of native vegetation to the greatest extent possible; however, within the area ofthe north wetland proposed for wetland creation, Himalayan blackberry is a dominant component of vegetative cover. More native vegetation is found upslope from the mitigation area. As with Comment 1, the project's civil engineers will evaluate options for addressing the concern about buffer hydrology. Comment 7: The delineation ofthe area proposed for wetland creation excluded a portion of the floodplain of the stream that is only slightly elevated above the level of the wetland as a result of sand deposition during flood events. As the soil is sandy it is assumed that capillary action does not wick water to the surface to meet the hydrology criterion. The wetland delineation was performed during January 2003, which further corroborates this conclusion. SERVING THE PACIFIC NORTHWEST Seattle Office: 10728 Lake City Way NE, Seattle, W A 98125 Tel (206)417-0551 Fax (206) 417-0552 • The Riley Group Inc. Comment 8: The perfonnance standards will be revised in the final report as suggested regarding invasive cover. Comment 9: The applicant has shown himself to be responsible. He has followed through with invasive species control at the south wetland. Further, he will post a 130% bond that fully addresses the costs ofthe installation, maintenance, and monitoring costs. Comment 10: The final mitigation plan will include five years of monitoring. Thank you for your consideration of these comments. Sincerely, Celeste Botha Paul Riley Senior Wetland Associate President, The Riley Group SERVING THE PACIFIC NORTHWEST Seattle Office: 10728 Lake City Way NE, Seattle, WA 98125 Tel (206)417-0551 Fax (206) 417-0552 Kathy Keolker-Wheeler. Mayor CIT.OF RENTON PlanningIBuilding(PublicWorks Department Gregg.Zimmerman P.E"9Administrator September 1, 2004 Richard Wagner Baylis Architects 10801 Main Street #110 Bellevue, WA 98004 Subject: Dear Rich: Rainier Avenue Mixed-Use South Parking Lot LUA-04-093, SA-A, ECF This letter is to provide you with copies of recent correspondences received concerning the subject project. These are for your information and action where and when· appropriate. . Please contact me at (425) 430-7382 if you have any questions. Susan A. Fiala, AICP Senior Planner Enclosures cc: JDA Group, LLC/ID Kline Corp. I Owner Jennifer Henning Project File ------------lO-5-5-S-ou-ili--G-rn-d-y-W:-ay---R-e-Dt~o-D,-W:-~-h-m-~-o-n-9-8-0-55------------~ * This paper contains 50"10 recyc!ecI material, 30% post consumer AHEAD OF THE CURVE DEVELOPMENT PLANNING CITY OF RENTON August 23,2004 1 AUG 262004 RECEIVED Ronnie & Roberta McDonald 216NW 5th ST City Of Renton Development Services Division 1055 South Grady Way -6th Floor Renton, W A 98055 Attn: Susan Fiala-Senior Planner RE: LUA04-049ILUA04-093 Renton, WA 98055 AIhadeff proposal for expansion to Chang's Mongolian Grill parking lot Parcel number: 956480-0110 Address: 505 Rainier AVE N Dear Ms. Fiala, .. We are writing our comments in strong opposition to the proposed filing of a wetland and creation of a parking lot under the above-mentioned application. This property, which sits to the east from o~ residence, is home to a wide variety of plant and animal life. The associated ravine upstream of this wetland, through which a water-course nms year round, combines to form a wooded area that is in fact denoted on the face of the recorded plat of Woody glen Addition (Volume 47 Pages 91 & 92-see attached) as a an area restricted from building beyond recorded ''rear building lines". The proposed area to be filled sits at the endofthis year-round running water course. We have lived at our residence for nearly 50 years and have watched the water flow through this ravine at all times of the year. The fact that water flows through this ravine year round must indicate some sort of base flow of waters that are fed by old culverted streams and/or seeps and springs throughout the West Hill area. This water reaches it terminus at the wetland described as the "Southern Wetland" by the application. This very large (16,600 sq ft per the wetland delineation report) and diverse wetland provides not only a home to wildlife but also provides a process of water quality treatment to the combined stream water and storm water runoff from surrounding neighborhoods of the West Hill area before reaching the outletting storm drain pipe and ultimately entering the waters of Lake Washington. We believe the filling of this wetland will impact the water quality of the stream nmoff prior to reaching the lake. The ravine with the stream upstream from the wetland is formed by rear yards of the residents on the north side ofNW 5th ST and the residents of the south side ofNW 6th ST. All lots adjacent to the stream are restricted from building beyond a noted "rear building line" that is recorded on the face of the plat of Woody Glen Addition. This should preclude the ability to construct or grade in the area assumed to be off limits to property owners encumbered with such plat restrictions. Would it not be a requirement by state / law that would require a plat amendment to remove such a restriction or condition from the face of the recorded plat? Would it not require all property owners within the plat to agree to the plat amendment? The attempt by the applicant to adjust the propeqy line in an effort to get rid of this restriction on the lot in order to expand a parking lot does not seem to us a fair and reasonable use of one's property from the standpoint of the neighbors encumbered by the restriction nor the environment, which this restriction attempts to protect. It also appears that this encumbrance would restrict the proposed eight lot short plat to development behind or to the north of the rear building line for Lot 8 of Woody Glen Addition. With regards to application itself and the information provided there are deficiencies with regards to what we feel to be a mistake in the categorization of the wetland. 2 In the Environmental Checklist provided by the applicant, the wetland that is proposed to be filled is described as "Degradated (sic) Wetlands". This we assume is a reference to the "Wetland Delineation & Mitigation Report" prepared by The Riley Group, Inc. and dated July 22, 2004. This report reads in part on Page 6: "The south wetland meets the criteria as a palustrine emergent category 3 wetland. A heron nest has been identified adjacent to the wetland on the lot to the west of the Alhadeff property; however, according to the City of Renton, a single nest does not meet the City's criteria for a rookery. The . Wetland classification is based upon this intormation, as well as the wetland Size (greater than 5,000 square feet); severe disturbance, including the dominance of invasive species within the wetland, specifically Japanese Iawtweed and Himalayan blackberry; the presence of fill material within the wetland at the east end as well as woody debris dumping; severe under-cutting of the watercours~, and; outlet modification (the watercourse enters a constricted culvert). - First we must address the issue of "dominance of invasive species" found within the "Southern Wetland". We cannot think of any area within in this City or County that has a watercourse or wetland within it that does not have Himalayan blackberry growth on it And otie only needs to drive the entire length of the Cedar River, including some of its wildest stretches to view the presence of Japanese Knotweed. These two invasive plants are everywhere but are not evidence of a "severely disturbed" wetland. Indicating this growth of weeds as reason for classifying this wetland as a Category t wetland IS S ridiculous. There are alternatives to removing noxious weeds from a wetland other than filling it and placing a parking lot atop it Secondly, " ••• the presence of .fillltUlterial within the wetland at the east end" is the result of years of dumping by the associated businesses into the wetland to create a larger parking area and working surface. Although this area has been an encroachment into the wetland area, it does not yet reach the existing pipe inlet. This incursion into the wetland, although a violation of City ordinance, does not significantly degrade the wetJand to extent that the wetland delineation report purports. 1birdly, a reference to another factor of severe disturbance " ••• as well as woody debris dumping ..•. " When reading this one can only infer that the author(s) is/are either suggesting that woody debris from the wooded slopes surrounding the wetland have dropped leaves and branches within the wetland during seasonal changes and storms or that neighboring properties are dumping material over their property lines. If it is the fonner, is this not the natural state of affairs for all wetlands and wooded areas? And if the later, how will mitigation address the dumping by the existing perpetrators and by residents of the newly created eight-lot short plat proposed by Mr. Alhadeff? There are no neighbors near enough to the boundaries of the wetland that could impact it by dumping lawn clippings or any other woody debris. Dumping may be occurring far upslope of this wetland but well over 200 to 300 feet away. This is simply not an impact and again is an exaggeration of the actual situation. 3 Finally, in the reports attempt to relegate a Category 3 to this wetland, it refers to "severe undercutting of the wlllercourse, and; outlet modifICation". Severe undercutting of the watercourse mayor may not be occurring. If in fact that is true, then it is evidence to the fact that continued development within the contributing basin upstream is causing more runoff to enter the water-course which may be creating a larger wetland area. If filling is allowed to take place and severe undercutting continues to cause damage to the water- course then one can only assume that upstream properties will be impacted by an '. expanding wetland caused by the additional waters. Could such an impact be the source of litigation by adjacent property owners that as tax payers in the City, we would all share in the cost ofmitigationlcompensation? Because of the poor information provided in the wetland-delineation'and mitigation plan we are requesting that the City take the foll<)wing course of action before approving any of the proposed applications within Lot 8 of Woody Glen Addition including but not limited to the ProPQsed Lot (Boundary) Line Adjustment to sever the wetland from the lot; the proposed ei~t-Iot short plat, and; this application to fill the wetland to create a parking lot: 1) Conduct its own assessment of the "Southern Wetland" as we believe it has been incorrectly categorized and should be categorized as at least a Category 2 wetland. We believe it to be a vital and well functioning wetland that serves an abundant and diverse wildlife for the area. 2) Provide a written explanation as to the allowance of applications beyond the "Rear Building Lines" in the original Plat of Woody Glen Additi9n (Volume 47, Pages 91 and 92). The proposal for these land use applications does not appear to address this in any of their application-material. It is our view that any and all proposals for construction of building and grading be done on the north side of the "rear building line". How is it that the creation of plat in 1950 and the subsequent construction of the residences in the plat were able to adhere to the restriction on the face of this plat but in 2004, a time of much stricter environmental regulation, wetlands can be filled and steep slopes can be re- platted? \j 4 3) Clarify in writing the discrepancy between Washington State Fish and Wildlife regulations regarding protections for species such as the Great Blue Heron and the City of ' Renton's detennination that one Heron nest does not constitute a rookery as is noted by The Riley Group in the aforementioned quote. We thank you for our listening to our concerns regarding this badly conceived proposal and look forward to hearing from you. Sincerely, - Q... . rt) ~Ul.f""ad,q k~ {Jh's ~urOf\~'~~e.i)ee. o«'~ 2.J I N'JJ S-+f} .st .. . ~c.V) 1 \...OfI 9~OS5 L~ 772-8&8S -0 ~&.I\.. '-tZ-. v 5u..c-G R. ~o\ -~10 5"1l:f ;'<3& ~C.U+~N/ LU 11 ~9.p6!l (20") (l..t -0 '1rlJ ok:, -P--'Ot1--cLfop~ LRe -:" ?~J eh~)stoph..JU(;ON 503 -r\QA.·ni.Q.R. f)~. N .. R-eMro~ WI'r 9~{)~S . -.; 08/26/2004 THU 16:04 FAX 36058~7 ARCHY & HIST PRESV e ._.1aJ 00 __ 1 _ OEVEl.oPMENT SERVICES CfTVOFRENmN August 26. 2004 STATE OF WASHINGTON Office of Archaeology and Historic PreselVation 1063 S. Capitol Way, Suite 106 • Olympia, Washington 98501 (Mailing Address) PO Box 48343 • Olympia, WashIngton 98504--8343 (360) 586-3065 Fax Number (360) 586-3067 Ms. Susan Fiala. Senior Planner City of Renton 1055 So. Grady Way Renton. W A 98055 In future correspondence please refer to: Log: 082604-36-KI Re: LUA04-093 Rainier Avenue Mixed-Use Parking Lot and Wetland Mitigation Dear Ms. Fiala: AUG 2t200~ RECEIVED . We have reviewed the materials· forwarded to our office for the proposed project referenced above. There are six ethnographic place names adjacent to or surrounding this project area, several archaeological sites in downtown Renton. and the project area is near the fonner embayment, and the fonner confluence of the Black and Cedar Rivers. The checklist also mentions a small seasonal watercourse and a wetland. These factors combine to increase the probability for archaeological resources to be present. We reCommend a professional archaeological survey of those areas, . especially the wetland mitigation area, proposed for aoy excavation associated with the proposed project be required. We also recommend consultation with the concerned tribes cultural committees and staffregarding cultural resource issues. In addition. if a federal pennitJs required, as mentioned on the checklist, Section 106 of the National Historic Preservation Act; as amended> and its inlplementing regulations. 36CFR800. must be followed to determine jf any historic properties or archaeological sites win be adversely affected by the project and proper mitigation measures. This is a separate process from SEP A These comments are based on the infonnation available at the time of this review and on behalf of the State Historic Preservation Officer_ Should additional infonnation become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look fotWard to receiving the survey report. Stepheni Kramer Assistant State Archaeologist (360) 586-3083 StephenieK@cted.w8_gov cc: Cecile Hansen Richard Brooks Donna Hogerhuis ADMINISTERED BY DEPARTMENT OF COMMUNITY, TRADE & ECONOMIC DEVELOPMENT KeclIlkeJ:-Wileeller. Mayor CITytPF RENTON PlanningIBuildinglPublicWorks Department Gregg Zimmerman P.E.,Administrator September 1. 2004 Richard Wagner Baylis Architects 10801 Main Street #110 Bellevue, WA 98004 Subject: Dear Rich: Rainier Avenue Mixed-Use South Parking Lot LUA-04-093, SA-A, ECF This letter is to provide you with copies of recent correspondences received concerning the subject project These are for your information and action where and when· appropriate_ . . ." . . Please contact me at (425) 430:-7382 if you hpve any questions_ Susan A Fiala, AICP Senior Planner Enclosures cc: JDA Group, LLC/ID Kline Corp_ I Owner Jennifer Henning Project File ------l-O-S-S-So-u-th-G-r-a-dy-W.-ay---R-e-n-to'-n-, w.-a-s-hl--n-gt-o-n-9-S0-S-s------~ * This paper contains 50% recyded material, 30% post consumer AHEAD OF THE CURVE " • 2 / law that would require a plat amendment to remove such a restriction or condition from the face of the recorded plat? Would it not require all property owners within the plat to agree to the plat amendment? The attempt by the applicant to adjust the propeI1Y line in an effort to get rid of this restriction on the lot in order to expand a parking lot does not seem to us a fair and reasonable use of one's property from the standpoint of the neighbors encwnbered by the restriction nor the environment, which this restriction attempts to protect. It alSo appears that this encumbrance would restrict the proposed eight lot short plat to development behind or to the north of the rear building line for Lot 8 of Woody Glen Addition. With regards to application itself and the information provided there are deficiencies with regards to what we feel to be a mistake in the categorization of the wetland. In the Environmental Checklist provided by the applicant, the wetland that is proposed to be filled is described as "Degradated (sic) Wetlands". This we asswne is a reference to the "Wetland Delineation & Mitigation Report" prepared by The Riley Group, Inc. and dated July 22, 2004. This report reads in part on Page 6: "The south wetland meets the criteria as a palustrine emergent category 3 wetland. A heron nest has been identified adjacent to the wetland on the lot to the west of the Alhadeffproperty; however, according to the City of Renton, a single nest does not meet the City's criteria for a rookery. The Wetland classification is based upon this intormation, as well as the wetland Size (greater than 5,000 squarefoet); severe disturbance, including the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan blackberry; the presence of fill material within the wetland at the east end as well as woody debris dumping; severe under-cutting of the watercourse, and; outlet modification (the watercourse enters a constricted culvert). First we must address the issue of "dominance of invasive species" found within the "Southern Wetland". We cannot think of any area within in this City or County that bas a watercourse or wetland within it that does not have Himalayan blackberry growth on it. And one only needs to drive the entire length of the Cedar River, including some of its wildest stretches to view the presence of Japanese Knotweed. These two invasive plants are everywhere but are not evidence of a "severely disturbed" wetland. Indicating this growth of weeds as reason for classifying this wetland as a Category I wetlana IS S ridiculous. There are alternatives to removing noxious weeds from a wetland other than filling it and placing a parking lot atop it. Secondly, " •.• the presence offillllUllerUd within the wetland at the east end" is the result of years of dwnping by the associated businesses into the wetland to create a larger parking area and working surface. Although this area has been an encroachment into the wetland area, it does not yet reach the existing pipe inlet. This incursion into the wetland, although a violation of City ordinance, does not significantly degrade the wetland to extent that the wetland delineation report purports. .' 1 Thirdly, a reference to another factor of severe disturbance n ••• as weO as woody debris dumping .••. " When reading this one can only infer that the author(s) is/are either suggesting that woody debris from the wooded slopes surrounding the wetland have dropped leaves and branches within the wetland during seasonal changes and storms or that neighboring properties are dumping material over their property lines. If it is the former, is this not the natural state of affairs for all wetlands and wooded areas? And if the later, how will mitigation address the dumping by the existing perpetrators and by residents of the newly created eight-lot short plat proposed by Mr. Alhadeft'? There are no neighbors near enough to the boundaries of the wetland that could impact it by dumping lawn clippings or any other woody debris. Dumping may be occurring far upslope of this wetland but well over 200 to 300 feet away. This is simply not an impact and again is an exaggeration of the actual situation. 3 Finally, in the reports attempt to relegate a Category 3 to this wetland, it refers to "severe undercutting 0/ the watercourse, and; outlet modifICation". Severe undercutting of the watercourse mayor may not be occurring. If in fact that is true, then it is evidence to the fact that continued development within the contributing basin upstream is causing more runoff to enter the water-course which may be creating a larger wetland area If filling is allowed to take place and severe undercutting continues to cause damage to the water- course then one can only assume that upstream properties will be impacted by an expanding wetland caused by the additional waters. Could such an impact be the source of litigation by adjacent property owners that as tax payers in the City, we would all share in the cost of mitigation/compensation? Because of the poor information provided in the wetland-delineation'and mitigation plan we are requesting that the City take the foll<.>wing,course of action before approving any of the proposed applications within Lot 8 of Woody Glen Addition including but not limited to the Proposed Lot (Boundary) Line Adjustment to sever the wetland from the lot; the proposed eiiht-Iot short plat, and; this application to fill the wetland to create a parking lot: 1) Conduct its own assessment of the "Southern Wetland" as we believe it has been incorrectly categorized and should be categorized as at least a Category 2 wetland. We believe it to be a vital and well functioning wetland that serves an abundant and diverse wildlife for the area. 2) Provide a written explanation as to the allowance of applications beyond the "Rear Building Lines" in the original Plat of Woody Glen Additi9n (Volume 47, Pages 91 and 92). The proposal for these land use applications does not appear to address this in any of their application material. It is our view that any and all proposals for construction of building and grading be done on the north side of the "rear building line". How is it that the creation of plat in 1950 and the subsequent construction of the residences in the plat were able to adhere to the restriction on the face of this plat but in 2004, a time of much stricter enviro'nmental regulation, wetlands can be filled and steep slopes can be re- platted? , 4 3) Clarify in writing the discrepancy between Washington State Fish and Wildlife regulations regarding protections for species such as the Great Blue Heron and the City of Renton's detennination that one Heron nest does not constitute a rookery as is noted by The Riley Group in the aforementioned quote. We thank you for our listening to our concerns regarding this badly conceived proposal and look forward to hearing from you. Sincerely, - Stun "rt) . c:rd'Q k~ OH S ~u'oy\~,~ .~ e.J)e~ O{t'~ 2A t N'JJ 'S-+t, .st .. . ~<.V) I UJfI 9~oSS L2do) 772 -g&~5 -0 R..~ l..tZ-cJ-Su..~ G ~ :t0l -'-IW 5't!.f ;'0(9 ~C.IoJ+~N/ LVJi ~9p6!J (20b) <l-Z -01rlJ ~:'-P'7m-t!Lfop~ /-Re e:" n~J eh~)st-oph.JUf;oN 503 -r\Q.ini~R-17~. N. f\-eAJro~ Wit 9~{)S-S 08/26/2004 THU 16:04 FAX J60~067 ARCHY & HIST PRESV e . OE'\a.()puENT SERVICES CITY OF RENTON August 26, 2004 STATE OF WASHINGTON Office of Archaeology and Historic Preservation 1063 S. Capitol Way, Suite 106 • Olympia. Washington 98501 (Mailing Address) PO Box 48343-Olympia. Washington 98504-8343 (360) 586-3065 Fax Number (360) 586-3061 Ms. Susan Fiala, Senior Planner City of Renton 1055 So. Grady Way Renton, W A 98055 In future correspondence please refer to: Log: OB2604-36-KI Re: LUA04-093 Rainier Avenue Mixed-Use Parking Lot and Wetland Mitigation Dear Ms. Fiala: AUG 2 7 200~ RECEIVED We have reviewed the materials forwarded to our office for the proposed project referenced above. There are six . etlmogi"aphic place names adjacent to or smrounding this project area, several archaeological sites in downtown Renton, and the project area is near the former embayment, and the former contluence of the Black and Cedar Rivers. The checklist also mentions a small seasonal watercourse and a wetland. These factors combine to increase the probability for archaeological resources to be present We reCommend a professional archaeological survey of those areas, especially the wetland mitigation area, proposed for auy excavation associated with the proposed project be required. We also rcconunend consultation with the concerned tribes cultural connnittees and staffregarding cultura] resource issues. In addition, ifa federal pennit.1S required, as mentioned on the checklist, Section 106 of the National Historic Preservation Act; as amended7 and its inlplementing regulations, 36CFR800, must be followed to determine if any historic properties or archaeological sites win be adversely affected by the project and proper mitigation measures. This is a separate process from SEP A These commcn~ are based on the infonnation avaiJable at the time of this review and on behalf of the State Historic Preservation Officer. Should additional information become aYailable, our assessment may be revised. Thank you for the opportunity to comment on this project and we look fotWard to receiving the survey report. Stepheni Kramer Assistant State Archaeologist (360) 586-3083 StephenieK@cted.ws.gov cc: Cecile Hansen Richard Brooks Donna Hogerhuis ADMINISTERED BY DEPARTMENT OF COMMUNITY, TRADE & ECONOMIC DEVELOPMENT " e The Watershed Company August 31, 2004 Susan Fiala City of Renton 1055 South Grady Way Renton, WA 98055 DEVF~LOPME CITY OF ~~~~NING SEP -1 200+ RECEIVED Re: Rainier Ave. Mixed-Use South Parking Lot Wetland Delineation and Mitigation Review, City File #LUA 04-093, SA-A, ECF Dear Susan: Thank you for the opportunity to review wetland and buffer mitigation associated with the proposed Rainier Avenue mixed-use south parking lot project. In response to your request, I have reviewed the Conceptual Wetland Delineation & Mitigation Report -South Parking Lot prepared by The Riley Group, Inc. (July 22, 2004). Comments below are based entirely on this report. A site visit was not conducted as part of this. review and, therefore, delineated wetland boundaries were not field confirmed. Review Comments 1. The applicant proposes to fill or otherwise impact 3,591 square feet of the lower portion of an on- site Class 3 wetland and proposes to pipe 120 linear feet of a watercourse through the proposed wetland fill area. According to the above-referenced report, the total wetland size is estimated to be 16,600 square feet. The report does not discuss potential impacts to the upper portion of the on- site Class 3 wetland that may occur as a result of proposed fill and watercourse piping in the lower portion of the\ wetland: Proposed fill and piping will likely change hydrology patterns and may impact additional wetland area such that further mitigation should be required. The applicant should provide additional information analyzing potential impacts to un-filled wetland that may result from proposed actions. 2. Proposed wetland fill will require permits from, and coordination with, the Seattle District U.S. Arrily Corps of Engineers and the Washington Department of Ecology. 3. The above-referenced report refers to two watercourses. Proposed piping or alteration of these· watercourses will likely require coordination with, and permits from, the Washington Department ofFish and Wildlife and the Seattle District U.S. Army Corps of Engineers. 4. According to the Renton Municipal Code (Title IV, 4-4-130 Tree Cutting and Land Clearing Regulations, D, 3, b), a minimum buffer area of 25 feet is required from the ordinary high water mark of a stream. This application should be revised to reflect this required buffer. 5. Proposed wetland mitigation includes wetland creation that will cause disturbance of buffer area that is described in the above-referenced report as being predominantly vegetated with native vegetation .. The applicant should provide further infotmation that describes conditions within the proposed mitigation areas. Mitigation should only be targeted for areas that will not require disturbance of existing predominantly native vegetation. 1410 Market Street • Kirkland • WA 98033 • Phone (425) 822-5242 • Fax (425) 827-8136 , Fiala, S. August 31,2004 Page 2 of2 6. Proposed wetland mitigation includes wetland creation that, due to steep slopes, reportedly necessitates the placement of ecology blocks at the wetland edge. This is not acceptable because the ecology blocks will reduce and interfere with adjoining wetland buffer hydrology and wildlife functions. Plans should be revised to address this issue. 7. Proposed wetland mitigation includes wetland creation accomplished through removal of the upper 6 inches of soil. The applicant should provide supporting hydrology information that shows that wetland hydrology is present at this shallow depth sufficient to accomplish wetland creation, but not sufficient for the area to presently meet jurisdictional wetland criteria. 8. Proposed mitigation performance standards include an allowance for up to 30% cover of invasive plant species. This should he revised to include a maximum of 10% cover of invasive plant species during the monitoring period. 9. The applicant has requested that the City authorize proposed mitigation to occur concurrently with proposed wetland fIll and watercourse piping. This would not be allowed under the current City Code which requires that proposed mitigation for Class 3 wetland impacts that does not meet required mitigation ratios be conducted and shown to be successful for twelve months prior to completion of proposed wetland fill/impacts. It is not recommended that this Code requirement be waived due to sufficient uncertainties regarding the success of proposed mitigation as noted above. 10. Proposed mitigation includes a three-year monitoring schedule. This should be revised to include a five-year monitoring schedule. This concludes my review comments for this project at this time. Please feel free to call with any questions about this information. Sincerely, ~7 Kathy Curry Environmental Scientist, PWS • The Watershed Company August 31, 2004 Susan Fiala City of Renton 1055 South Grady Way Renton, W A 98055 OEVELOPME CITY O//JNTPLANNING ON SEP -1 200~ RECEIVED Re: Rainier Ave. Mixed-Use South Parking Lot Wetland Delineation and Mitigation Review, City File #LUA 04-093, SA-A, ECF Dear Susan: Thank you. for the opportunity to review wetland and buffer mitigation associated with the proposed Rainier A venue mixed-use south parking lot project. In response to your request, I have reviewed the Conceptual Wetland Delineation & Mitigation Report -South Parking Lot prepared by The Riley Group, Inc. (July 22, 2004). Comments below are based entirely on this report. A site visit was not conducted as part of this review and, therefore, delineated wetland boundaries were not field confirmed. Review Comments 1. The applicant proposes to fill or otherwise impact 3,591 square feet of the lower portion of an on- site Class 3 wetland and proposes to pipe 120 linear feet of a watercourse through the proposed . wetlan<i.fill area. According to the above-referenced report, the total wetland size is estimated to be 16,600 square feet. The report does not discuss potential impacts to the upper portion of the on- site Class 3 wetland that may occur as a result of proposed fill and watercourse piping in the lower portion of the wetland: Proposed fill and piping will likely change hydrology patterns and may impact additional wetland area such that further mitigation should be required. The applicant should provide additional information analyzing potential impacts to un-filled wetland that may result from proposed actions . . 2. Proposed wetland-fill will require permits from, and coordination with, the Seattle District U.S. Army Corps of Engineers and the Washington Department of Ecology. 3. The above-referenced report refers to two watercourses. Proposed piping or alteration of these watercourses will likely require coordination with, and permits from, the Washington Department ofFish and Wildlife and the Seattle District U.S. Army Corps of Engineers. 4. According to the Renton Municipal Code (Title IV, 4-4-130 Tree Cutting and Land Clearing Regulations, D, 3, b), a minimum buffer area of 25 feet is required from the ordinary high water mark of a stream. This application should be revised to reflect this required buffer. 5. Proposed wetland mitigation includes wetland creation that will cause disturbance of buffer area . that is described in the above-referenced report as being predominantly vegetated with native vegetation. The applicant should provide further information that describes conditions within the proposed mitigation areas. Mitigation should only be targeted for areas that will not require disturbance of existing predominantly native vegetation. 1410 Market Street • Kirkland • WA 98033 • Phone (425) 822-5242 • Fax (425) 827-8136 Fiala, S. August 31, 2004 Page 2 of2 • • 6. Proposed wetland InltIgation includes wetland creation that, due to steep slopes, reportedly necessitates the placement of ecology blocks at the wetland edge. This is not acceptable because ___ _ the ecology blocks will reduce and interfere with adjQining _wetland:buffer liyoiology and Wildlife -- -=:-:-----~--=---=-fuiictions". -Plans-shoilld De revisedio address this issue. 7. Proposed wetland mitigation includes wetland creation accomplished through removal of the upper 6 inches of soit The applicant should provide supporting hydrology information that shows that wetland hydrology is present at this shallow depth sufficient to accomplish wetland creation, but not sufficient for the area to presently meet jurisdictional wetland criteria. 8. Proposed mitigation performance standards tnclude ali allowance for up to 30% cover of invasive plant species. This should be revised to include a maximum of 10% cover of invasive plant species during the monitoring period. 9. The applicant has requested that the City authorize proposed mitigation to occur concurrently with proposed wetland fill and watercourse piping. This would not be allowed under the current City Code which requires that proposed mitigation for Class 3 wetland impacts that does not meet required mitigation ratios be c.onducted and shown to be successful for twelve months prior to completion of proposed wetland fill/impacts. It is not recommended that this Code requirement be waived due to sufficient uncertainties regarding the success of proposed mitigation as noted above. 10. Proposed mitigation includes a three-year monitoring schedule. This should be revised to include a five-year monitoring schedule. This concludes my review comments for this project at this time. Please feel free to call with any questions about this information. Sincerely, ~~ Kathy Curry Environmental Scientist, PWS , Kathy Keolker-Wheeler, Mayor CIT~F RENTON PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E.,Administrator August 12, 2004 Ms. Kathy Curry The Watershed Company 1410 Market Street Kirkland, W A 98033 Subject: Wetland Delineation and Mitigation Report -Requested Secondary Review Rainier Ave. Mixed-Use South Parking Lot -LUA 04-093, SA-A, ECF Dear Kathy: Weare requesting a secondary review of the Wetland Delineation and Mitigation report associated with the construction of aparking lot for the Rainier Avenue Mixed-Use development that is proposed by the IDA Group. The applicant is proposing to fill in a Category 3 wetland and enhance, create and buffer average an off-site Category 2 wetland for compensation. Please find enclosed a copy of the report, project narrative, conceptual planting plan and the site plan-drawings. -- I am working on the schedule for the landuse application which I am planning on taking the project to the Environmental Review Committee on September 14,2004. Please let me know if this fits in with your review as I would need to have comments to incorporate in my staff report which is due on September 9th. - If you have questions, please contact me at (425) 430-7382 or by email: sfiala@ci.renton.wa.us ~ Susan Fiala, AICP Senior Planner cc: IDA Group LLCIID Kline Corp.-Attn: Jack AlhadefflOwner Rich Wagner/Contact Jennifer Henning Project File -------lO-S-S-So-u-th-G-r-a-dy-W-ay---R-e-n-to-n-, W-a-s-hl-·n-gt-o-n-9-S0-S-S------~ * This paper contains 50% recycled material. 30"10 post consumer AHEAD OF THE CURVE ... Kathy' KeOlker:'Wbcelcr, Mayor ,. \. April 12.2094 RichardL Wagner. Principal Baylis Architects· ·10801 Main -Street Bellevue. WA98004 •i .~ ... Subject: Protected Slopes Exception through Modification Oear Mr. Wagner: . ;() CI~rY .• ::)~E.NTON PlanningIBuildingIPublicW~~ks Department Gregg Zimme~man P.:E;~J\dministrator r.··, ~. ,. As you have requested. I have evaluated the 9t;!otechnical report that you submitted as well as ·the .slop e evaluation from The Riley Group,lnc. dated October 29. 2003 in order to determine whether ornot the slopes on your site qualify for ~~ -exception through modifit::~tion" per Renton Municipal Code Section 4-3-050J .5. -The Slope Evaluation submitted by The Riley GroLip. Inc. concludes: •••• [1/J ;s our conclusion that the northern and southern ea$t.fadng ste£!p .slopes. snd the top of the north-· facing slope associated with the southern sa~t.(aping slopes. wers man-made by WSDOT and/or tI:lfi subsequent site owner, and that they w~re the resun or natural resource recovery activities, utility . . installation, and/or public and private road improvements. This includes the limited-height (lypically about 10 feet ta/l) sleep north-facing and south-facing slopes associate(1 witll the utility installation that . traversed the top of the steep sputhern east-facing slope (e.ast of N.W rf' Street).· ·Regarding the history of slopes no!' addressed above. the Slope Evaluation states: .. 'The south-facing and the remaining north-facing slopes, directly adjacent to the southern east-raCing slope, also may have been aitered .. However. b,asf!d on, aerial photographs from 1956 to 2002. the shape of the level area at the toe of the slope and;Jlbng Rain!er Avenue remained.about the same, il!dicating that Significant additional grading did not occur. No other anecdotal or recorded evidence was found indicating additional work on these areas. .. . . It is iny determinc;ltion that the slopes. identified .on Exhibit A qualify for exceptions through modification, per Renton Municipal Code Section 4-~-050.,J5.pii. Therefore, fillin!1l and grading-could occur OR the· slopes . identified in Exhibit A, with the beneri of the· appiicable permits·:aIJd land use approv.als. Although nu; slopes qualify for ex~eptions thrqugh modification; grading permits and/or. a flU and grade I~nd use approval may still be required. Please submit plans to the·DeveIQprrientS~rvic.es Di'J.iston for the appr.opriate permit processes prior to beginning any work on site. Furthermore, th~ determination that the slopes qualify for an exception through modification does not mean thatdeveloprrient or construction ""ill be allowed on the slop~s. RMC 4-3- 050.J5.bii aUows only filling and gr.ading on slopel? that qualify for the e):~eption. Further geotechnical review will be required as part <?f any proposed development an the subject ~jtE~. . This determination will be final Ul"!less' a written appeal of this administrative determlnatio'n is filed with the Citts Hearing Examiner within 14 days of the date of this letter. See Section 4-8-11 of the Renton MUflicipal Code for further information of the app~al process. . Sincerely. $"em 'h11f/1flf7/~ Gregg zimlnJrm£ j _ Planning/Building/Public Works Administrator DEVELOPMENT PLANNiNG CITY OF RENTON DEC 072005 RECEIVED ~ -------1-O-55-So-u-t-h-O-ra-d-v-W-a-v---R-e-nt-o-n-. W-as-h-in-g-to-n-9-8-0-S-5------'---RE N TON From: To: Date: Subject: "Rich Wagner" <wagnerr@baylisarchitects. <sfiala@ci.renton.wa.us> 09/15/2004 9:07:33 AM Alhadeffl South Lot Response to Comments RE: LUA-040093, SA-A, ECF Susan ........... . Thank you for the opportunity to respond to the three correspond that the city received concerning the Alhadeff South Lot SPA application. The following comments are provided by the appl't"!'InI .. ".;,d additional information and should clarify the outstanding issues. Letter from The Watershed Company, August 31, 2004 Our Wetlands Biologists, Celeste Botha of The Riley Group, rnn,r'I,,'" field reconnaissance and prepared the Mitigation Report included' application. She has reviewed the comments from Watershed and responds to each item in the attached memo. «Response to WC comments 091504.doc» Letter from the Washington State Office of Archaeology and Historic Preservation, August 26, 2004 The Office notes that "there are six ethnographic place names adjacent to or surrounding this project, several archaeological sites in downtown Renton, and the project area is near the former embayment and the former confluence of the Black River." The owner has identified no ethnological history on the subject parcels. There is certainly a much appreciated and rich ethnographic history for the Black River area, but that particular area is more than three-quarter miles from the site. Additionally, the proposed construction involves a fill over the existing soils, thus preserving any ethnographic and geologic history of the site. Letter from Ronnie McDonald, et ai, August 23, 2004 This letter from our neighbors puts forth three comments. Regarding the classification of the southern wetland, the wetlands biologist who made the determination went to great lengths to document her decision, including a detailed reviews of the city's and of the state's criteria, multiple field investigations and a review with her peers. Based on her documentation, which is included in her report, she determined that the proper classification is Class 3. Her work was then reviewed by the city's own wetlands consultant who took no exception to the determination based on the findings. Regarding the limitation of buildings shown as "Rear Building Lines" on the original plat, it should be noted that this condition would have applied to actual buildings, not construction of site improvements. The last item relates to the "protection of species such as the great blue heron". This environmental concern was identified years ago when the property was proposed for rezone. At that time, the owner retained Ken Raedeke, a recognized and respected specialists in this arena, who conducted field reconnaissance, made the necessary determinations and filed his report with the city. His report was included in the rezone information, and was included as an attachment to the environmental checklist for the subject application. I hope this information is helpful. Thank you for the opportunity to respond. Rich Wagner, AlA Baylis Architects 425.454.0566 cc: <alhadeffjack@hotmail.com>, "Celeste Botha" <cbotha@cablespeed.com>, "Matt Weber" <Mweber@AHBL.com> TO: Phone: City of Renlon P/B/PW Department 1055 South Grady Way Renton, WA 98055 Rich Wagner Baylis Architects 425-454-0566 Date: 0512712003 FROM: Susan Fiala Deve~pmenVPmnnmg Development Services Phone: (425) 430-7382 Fax Phone: 425-453-8013 Fax Phone: (425) 430-7300 I SUBJECT: Changs Parking Lot and Residential Uplands I Number of pages including Cover Sheet: REMARKS: D Original to o Urgent D Reply D Please D Foryour be mailed ASAP Comment review Rich: The response has also been emailed to you, however, I wanted to fax you a copy of the Advisory Notes from the JDA rezone and the street vacation [unofficial document from King County Recorder's office website]. Please forward as appropriate. HC: Jennifer Henning, Neil Watts Da~+r\n ..L '-\..I.l.lt\..J.1...L. Ahead of the curve RE: Pre-04-049 -Chang's Parking Lot Wetland Delineation -The entire south wetland does not have to be surveyed, however, disclosure of the classification and size of the entire wetland is to be provided as part of the wetland evaluation and report. Creation, enhancement and restoration are required as noted in the pre-application comments to meet wetland regulations. Stream Definition -The site survey provided with the pre-application materials indicates the presence of a "stream". It is the applicant's responsibility to evaluate and determine if this element is classified as a stream/watercourse or ditch per the City of Renton's definition for a stream by your wetlandslfisheries consultant. The evaluation is provided to the City by the applicant for review as part of the proposal. As you may recall, as noted in the Advisory Notes for the JDA Group rezone (LUA02- 142, ECF, R, CPA), a stream and wetland delineation report must be provided to determine whether or not a stream is present. Biological Evaluation -The term Biological Evaluation typically refers to the study of the presence of salmon. If there is a stream present on site, your evaluation should include appropriate discussion. However, a Habitat Data Report is required. As you may recall, as noted in the Advisory Notes for the JDA Group rezone (LUA02-142, ECF, R, CPA), a habitat data report must be prepared for the subject site, which this parcel is, to identify heron habitat and nesting sites. Multiple letters concerning the presence of heron were submitted from the surrounding neighbors. Pedestrian Access - A pedestrian connection is needed. It must be demonstrated that the widest available width of pavement would be provided at this "bump-out". With a clear demonstration of the width of the land available and how the retaining wall is designed as part of the submittal, staff will likely recommend as a condition of approval that the pavement type in this area be different than the remaining asphalt/concrete surface or other approved method. However, painting a line would not suffice. The width of the paved surface provided here must be at its widest width, but no less than 18 feet for vehicles and 4 feet for pedestrians for a total of 22 feet. Additionally, at the point where this bump-out ends and the larger land area starts, the pedestrian connection must continue at 4 feet in width (varied pavement type) and the paved driving surface must be 20 feet for a total of 24 feet in width. Property Boundaries -Staff notes that a street vacation was completed in 2002 (see Recording #20020402002350 and/or Ordinance #4955) of which the right-of-way vacation exhibit does not appear to match the south property line as shown on the pre- app drawing. Please verify the property boundaries on the south which on the pre-application drawings shows a "bump-out" however, the street vacation appears to be a different configuration. RE: Alhadeff Residential Uplands In reference to the fax sent on May 18, 2004, we offer the following response: Private and Public Streets - A request for a modification to the street standards would be required. Please see RMC 4-9-250.D. for criteria which must be clearly demonstrated through written justification. In order for eight lots to utilize the same road, you will need to evaluate which of the following approaches you wish to follow: 1) You may request a modification to the street standards for a private street to allow additional lots on the private street. This may likely involve increasing the widths from the required 26 foot wide easement with 20 feet of pavement. OR if you chose: 2) You may request a modification to the street standards for a residential street which requires a right-of-way of 50 feet with 32 ft. of pavement to a ROW of 42 ft. with 28 ft. of pavement per RMC 4-6-060.R. 3. My initial take is there would be a compromise between the two requirements for right- of-way and pavement width. Also, if you go the public street approach, setbacks would likely become an issue. One project which has a private streets is the Orchards development in the City of Renton, you may wish to check the project files in the City Clerk's office. From: To: Date: Subject: Susan ...... . "Rich Wagner" <wagnerr@baylisarchitects.com> <sfiala@ci.renton.wa.us> OS/27/2004 12:08:44 PM Update on Rainier South Lot I met this morning with Celeste Botha to determine the best direction for the project application and we resolved to proceed on a number of issues. To the extent that the direction we are going is unacceptable to the city, I request your immediate response. Further Wetland Delineation As described in my email of May 20 to you, Celeste is not convinced of the benefit of further delineation. Additionally, since the Pre-Application meeting, she has devised other solutions for mitigation and enhancements of the north wetland that hold to the east end of the wetland rather than extending westward along the existing north edge. Stream Definition We will be removing all use of the term "steam" on our drawings. Since the watercourse runs down the middle of the wetland any environmental issues related to definitions would be addressed by the BMP's of the wetland itself. Biological Evaluation The already completed wetlands delineations include information on the soils, hydrology, flora and fauna. Therefore, we will not be conducting further BE assessments for the project. Mitigations Sureties As required by code {4-3-050M 17}, the owner intends to post the performance surety device for the north wetland mitigation at the commencement of the construction of the south wetland fill. We propose that this device also be used as the mechanism to waive any requirement that the mitigations at the north wetland be in place for a year prior to the filling of portions of the south wetland. Because of the immediate need for: the parking lot construction and the imminent availability of fill material from a downtown Renton site, any delay of the fills in the south wetland would not be feasible. Pedestrian Access The existing boundary of the property lines at the access drive and important pedestrian walk is severely constricted . The total width at the tightest point is approximately 23 ft from the face of the existing rockery on the west to the property line on the east. In this 23 ft, we will provide a 1ft wide cast concrete retaining wall on the east edge, in lieu of the 3 to 4 wide ecology block, and a 22 ft wide asphalt drive. Along the east edge of this drive, we will provide a 4 ft wide painted pedestrian walkway. This will allow a minimum 18 ft wide clear auto drive when the pedestrian way is occupied and a 22 ft wide drive when necessary. Additionally, we will provide caution signage at each end of the walk. Susan, I hope you are able to concur with these proposals. They are all important to the advancement of this project. From: To: Date: Subject: Susan ..... "Rich Wagner" <wagnerr@baylisarchitects.com> <sfiala@ci.renton.wa.us> 05/24/200410:18:49 AM Rainier/Alhadeff South Wetland Celeste Botha, our wetlands consultant, has asked a few questions for which I need your thoughts: * You advised caution in the use of the term "stream" which shows on the original survey. If we call it a ditch, as discussed, is a later determination of its classification needed? If so, is this something that the applicant researches or is it made by the city? * How is the determination made if a aiglegisal Eva" 'atian (BE) for "stream" impacts is or is not needed for this project? Or, does such a determination result from the classification of the ditch? Thanks ..... Rich Wagner, AlA Baylis Architects 425.454.0566 cc: "Celeste Botha" <cbotha@cablespeed.com>, <alhadeffjack@hotmail.com> From: To: Date: Subject: Susan ........ . "Rich Wagner" <wagnerr@baylisarchitects.com> <sfiala@ci.renton.wa.us> 05/20/2004 7:04:26 PM Rainier MU Extent of Wetland Delineation Please clarify the distance beyond our property line and beyond the proposed development to which the wetland delineation must extend. When Celeste did the wetland delineation for the entire project, she extended her study up into the north and south valleys to a point well beyond any development was ever anticipated or now proposed. However, because of the size of the wetlands, the delineations do not include the entire wetland. The northern delineation, extends approximately 120 ft beyond any proposed development; the southern delineation extends approximately 40 ft beyond our property line. Both delineations are sufficient to indicate an area greater then 5000 sf total and both delineations extend sufficiently to show that the wetland then hug the toes of the adjacent steep slopes. These delineation were then surveyed and are shown on the Land Survey prepared by Triad Assoc .. I think these delineations will give designers and decision makers all the information necessary for proper management of these environmentally sensitive areas. And, as Celeste indicates below, the task of defining additional information will be horrendous. Further, we would then need to recall the surveyors to transfer the delineation to a map. I hope you can determine that the information already gathered is sufficient. Your counsel is appreciated. Rich Wagner, AlA Baylis Architects 425.454.0566 ----Original Message----- From: Celeste Botha [mailto:cbotha@cablespeed.com] Sent: Thursday, May 20, 2004 4:24 PM To: Rich Wagner Cc: 'Paul' Subject: Wetland delineation Rich, I was just remembering that the gal at the city said we had to delineate the whole wetlands including off site portions. Did you ever find out if we could just use the contours or if I really do need to go back out and flag the whole enchilada? I sure hope not, it's a horrible job! Paul, if I do need to do it I'll need someone to help me! -Celeste cc: "Paul" <paul@riley-group.com>, "Celeste Botha" <cbotha@cablespeed.com>, <alhadeffjack@hotmail.com> CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: APPLICANT: PROJECT NAME: ADVISORY NOTES LUA 02-142, ECF, R, CPA JDA Group, LLC JDA Group Commercial #2 2003 Comprehensive Plan Amendment and Rezone (a.k.a. JDA Group CA Rezone-South) DESCRIPTION OF PROPOSAL: JDA Group, LLC has requested a Comprehensive Plan Amendment from Residential Single Family (RSF) to EmploymetRt Area Commercial (EAC) for 0.57 acres of property on two parcels located along the north side of NW 5 Street (vacated), about 120 feet west of Rainier Ave. N. Concurrent with this request is a requested rezone from Residential-8 (R-8) to Commercial Arterial (CA). LOCATION OF PROPOSAL: Near NW 5th Street & Rainier Ave. N. LEAD AGENCY: City of Renton Advisory Notes to Applicant: Department of Planning/Building/Public Works Development Planning Section 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. A stream and wetland delineation report must be provided with any development application. The report must either show where the stream and wetland is located, or confirm that there is no stream or wetland on this parcel. A note to this effect will be recorded on the City's Sierra Permit system by parcel number for future land use actions. 2. A habitat data report will need to be conducted on this parcel to identify heron habitat and nesting sites prior to any development land use action. A note to this effect will be recorded on the City's Sierra Permit system by parcel number for future land use actions. advisory notes.doc :: .. ~. .. Document Tatle{s):/" .' ~: .. Reference Number(s) of Documettts ~sigufd or'released. [on page __ ofdocument(s») ;:-':. ./ ./ } /" .---': . • ' .~:~. :::. :. .;: .~.,~. O~': ".: ... : :::" :.':: .' .:::..- ::: .,' Grantor(s) (Last name first, then first name'and:iruti~s) .. 1. C1ty::·~1\.Renton :'" ....... , ... '.:. 2 .~. "::~:'" ··~:··o. .•.. • . 3·' .:\: .. :,:"", ... , .. , .,. 4. QO: Ad~bQ.nal D:a.mes on page __ of document { .. .' .~. "0 .' "'::'.;.{ .:~. :: :.: :: qtante~{s) (lJist na',ine rust. then first name and initaa1s) t; Charig Bioth.ers. Inc. :.,~ waynea'nd rieb~.a .. M;ller :" 3. <::: ...... :/ :,,/ .,.../ .: .... :::. '., :;~ 0 Addt1J~phlinam~.Q~ pag~ __ of document <:;::. ./:.:: ./" / .:' .' ........ . . .... :. ..' ...... : .. ~>~:~::.::.): .:\~; .' .~/' ';. .; ..... R ..... ~.: ... .,' .. " ·::··: •• h •••••• ·.:~· : .... :: Legill··.J)escnptton (~bbr~\riat~ ye·· 10('blQck. plat or secfJon. township. range) That portb.ori\,al thl:§~utl.g~ast;: quarter of the southwest quarter of Sect10n 7. Townsh~p 23 Nq.i\h. ~~ng:~ 53; E~,:s·t.~ W.M., 1n K1ng County J Washington, further l~~~i-~: fge(:,,~~'';j~.i~1fe'i'>'' .:::'.::. '~:" .~." "~. ".: . ":::'" ". ..... .' .' .' .' .' ::.~ ...... " ..... . ' .' n Addltionallegal is on page~of docu:me.l)t·'7 :: ....... :. .' :i.··--····· .:. Assessor~s Property Tax ParceVAccount Number:( . .' ' .. :.:;:':::",'" .~:. ." 420240-1500 '~. ./ ./ o Addltionallegal is on page_of document .... .... :. .. • :0 .:' The AuditorlRecorder will rely on the information provided on the (onn The ~ will.nOvead.the : .... " ... document to verify the accuracy or completeness of the indexin~ infonnation pro\il~ed hereip,· .:' ::. :: .~. .... .l~· :::=:;} .:.' // .. ' :: ,~lz :: .. ' ," ," .:. CERT If'jc'ATE .. ." '",: . . ,' /' ./.:":>......... I. the undersigned City Clerk of the ;: .: /. :'., .:. CIty of Renton, Washington, certify '~'. ...... /i .:':: / ..... \ :: that this is a true and correct copy of ~\,""',. ,..// .. ':' .' .. ,/: ...... ····-.. ,·····;;: ... CITY OF RENTON, WASH1NGTO~f OrdlnQt1(., .~~S Subscnbed , :"':.,.,01'" d ~ .. o fJ:::"1 20A-t .' .' '/./ :/... .\ ............. ".\ an ~ yo~~ _~ .:.} ,0''''\. '.: OaDlNANCENO 4955 _".~ ": "/ .:>' ./' /' // :;." ./ :/... t";/ .......... 'c":,.. City Clerk :AN:.:· ORDINAl'\fCE}" OF. THE: .. ctrY OF~;:. RENTON, WASHINGTON, VACATING,.A':·PORTl6·N OFJNW"SCII STREE1}FROM RAINIER A VENUE NORT~ .. TO 91.~··· AiENJ:fE~:.-$..OUmt;(C~G BROTHERS INC. AND MILLER}VAQ'0115»,/ // /;.:,.~/~./""::;>~."" WHEREAS, a pro~.r petltiol)':for yaca~ ~ POrt1Q.9. of NW S .. ~'$,treet, from Raimer ",:./ .~: . :' :.:' .:. /" Avenue North to 91· Avenue S~~th,./··~/d~Y. :fil~ "'~ the 9,!~::,Clerk on or about October 22,2001, and srud petrtlon ha~~ ~n ~~nt hi:~~ ~~~ ri;~ntmg.more than two- Umm(:l=\:::::':~~~~it~~;;::L~l'~> NoveJr 5.::~:;i, J. after due mvestlgatlon dId fix and de:;~e ((he :~;-~:~ N~i:~'r.:~:, 200J(~ ~/~ot#/:f7io p.m .. in the Clty Council Chambers of the c~::~rRqilo~4~ J~' ~<ime M;{ P~~~'JO{'~ p~£~""~'::iliereon, and the 'CIty Clerk havmg given d:~"'~&~t;::~~ such h~.m.Jbe.·4r p.ti~~ b)~~;.ani:l~ persons havmg been heard appeanng m'~vor or m 0ppoSltlon thereto~\ j:,.~" C~/~\UiOij ~~ .... consldered aU mformatlOn and arguments presented to It, and .. :\::,: ., .. , ...... ,.,,/ .. f .. :.... \,,::,'/ J/' ':.'j' :":'. " .-, WHEREAS, the AdmmJ1.m~~~";f't~ ~~~~bb!? Works Department havmg duly considered said petrtlon for ~~ .. ~~~~~~~ andf~~.fug fri~··~~··~~···~.m the pubhc mterest and for the pubhc benefit, and no mJury or ~~:~~ ~l ~~~l:~"~ro~~:~'~ result from such vacatIOn, .:., .. ,: .... :=='. .:,.:' .' .::' ./::: .:' ., ..... ,.. )' /' '-""".; NOW, THEREFORE, TIlE CITY COUNCIL OF"~ d~YhF RENf6~, < .. '\ .' .::;"::. ····· ... · .. :,r .:'/ ... /' .... / .. J.'<:~ .. : .. :.:. ~'. :>~.~ ..... ",_ .i .::: .w -:'., WASHINGTON, DO ORDAIN AS FOLLOWS .~ ... :: ." :\: ..... -= .. ';'.:/' .:".:' " -.:. SECTION I. The followmg descnbed portIon ofNW Slh Street, t6::W1t .. / .::' ':::::":'0:"':'" .~ . . ' .~::. :.' .. ' ORDINANCE NO 4955 :: ." ." ;: .::',:. -::. !~ '~'=:. •... / .' ~/: .:.:/ ~~···Po.rtton ofNW 5th Street, from Raimer Avenue North to 91 ~ Avenue South) ~ ~. " :. \·"0., . ../// ... /' .:./~'~ E,J.ot.t,.'lAI! .. ,attached hereto and made a part hereof as If fully set forth " "', ,,' ::::: . /:/ !i-e~~r~,// . .-' .:: :'.\ ;i'://" ....... , ;~. ·be:::andAhe.:··~e IS h~by: v.~Cated,'~J~t. .. tQ .. an easement over, across, under and on all that portiO~":~{d~nL/~n .i~ilt ~~:}.~iri,i;:~(}r.l~;~h~ Crty Thts easement IS for the purpose of constructing, '~~()f)S~~~J!i{ J~J;j~~, r~:~~:,.·~~~lacmg, enlarging, operatmg and mamtammg utilities and utility piperu:~".i~lukg/'~~~·'t:~ed'toj::~ater, siw~, and storm drainage bnes, together with the nght of'mg;~~,Ld/~r:e~/~~io:\:wi~~O~':~~~ mstItutlon of any SUit or proceedmg~::QfIaw and without m:~:Ly:t:eg~'·qb.~~;~.l:r:.~t)"'fuer.efor ~:.Crty may from ru;i~;~~~t such addttional m:~,:~J:: ..... ::.·.':·:: •. y. ,,~~:g-.>.,t.·.'.·.':·.·.;"~ ro the fO~6wmi;~~ms ~d conditions . ,: --_ .. ,; .l';." ~: a i~~} easement be retained over the entire right~~~;, ~~/~~:::~erstanding .t: the::'IGk,ky'~-~;~~l~ped fully if the existmg utilrtles are reloC~t~;~~ ~~. sole cost of the de:;16pet;..anl"':·.//; .. /./ .... ::~: .' .:: ".. ._ .... , .. ,::. ':: . .,r ,.; .~f .: ,:' .:. That this ~~~t ~ fWl-'With the ~ descnbed herein. and shall be binding upon the parties, their heu.:~~~~'in~~;Jn./,,\ SECTION II. ··:\the .. c~~.:t~iil.:ireb; .:~~~~ .. t6·".Charge a fee of $63,000 as a " ::: ::' 0' .::' '::. street vacatIOn fee, which has been paid'~ the.,Crty .. :·,/ ./..;""."\ ;;.. .. -....... . " ......... 1 .~:.: .:' .:' :: '::',. 0' ............. ':',.;' .:' Thts ordmance slu\l1 ~ drecgye .tiPo~: It~::·P.~~:·;'approval, and '::::,;' / ",::' ..... :~. .:' .:: ':.:. :: ,:.: .';" " .::' '~". :: .?'.:. ,',' .~:: .. ::::::::. ,',' SECTION III. five days after Its publIcation .:' .:' ::' / "'::~.. " ..... ~ .•... :'. ., .:::::/'::/ .. ::: ..... -= .. "~" -':'.:." ''"', /':: :::- .... :;::: •. :, ...... :... ..'-2 :: .' .,. ;r :; .. ~ . .. ' :: .... .. ' ./'::::: .. :;;, . . ~ .. , ;: ORDINANCE NO 4955 .: .~. ~/ ;.:: A:~~rtified copy of this ordmance shall be filed wIth the Office of Records and Elections, :.~; .:: .~.~:... . .' ;': :. .' '~;, ./··~·as .. 6th~~ proVIded by law '~"""-,."" "i/ ,////'''~~:'''''. /''''''} ..... ;bd:i~"~'7~~,.:~~~~",yth d~of February ,2002 .. ", .. ,..,.... .' .", ."/::,,,/;/;:'.:;':/ .; .. '.J ·.of:,:'" :,-::f .,::;,;. .... /,:.: .. ::/ •. ' .... ~:::~. W~ { ./ ./ ::"'/ JloprueJ W:~6ri, City Clerk APPRQVED BY TIlE ~ ~o!·LL(:,.;:·:>i,;~e(;~~?y P"",2002 E .' .:: .... ;; ... ,'-=:. .'\" .. ;,;""" .....•. ,.,:> ./J: .:" .',:'.\,.{ .... ";,~: \ .;/.f' g .0:. •. .•. / ./'".. •.•. ,,, .. ,',, .... ,"",.. ;,/::" ~ ,/ '" i' ,f'; //"', JJ1;~~~ • c::> .;::;.:.......... ;: "#., .. • «::) ':~::::. ./".' .:./ • .:. ··::· ... :.,/r ~ of~tQL·::··\. Lawrence J W~~~~ .,<:;.} ;:;; .:' .:' .;.;.:: •. ::\ Date ofPublicatlon 3/1r2.0~:2 .. ''':t$um.rita~) .;./ ;' ./'.; ."';:,;"" .. , .. ,,,/... .' :/ ././ )'~""'.'.'" .' :: .' ...... , ORO 974.214/02·ma .:' .... 3 .' .~. .' .,' '" ....... ~ .... ~.~: .' .' .... : .. , .::' .:;T' ./'J.; :5: ":::. .' " .' .. :,,:,:::;//,/ . •. :: ...... ~::~: .. : . .: .. :' . ~ ... ::. . : . . ,:::.;,;, ..... " .. , ... ,,/ ./ .' ····· .. · .. ;t ..:;=;:- .;. . ':. ·:~ .. .:t? :: ", .~. ORDINANCE NO. 4955 .• ;: .:' -.' \""._":'///":'~~~i~~~7 ,:' :'" ,:' ,:" ',:, ,"'''''' Core prnlect No 01068 ," 0" 0" ... ~,... '~;~. '''l 'J ,~~ltl /~:~,~.V~~ 9110101 ~:t ~:'~;:~'~e~t~~~:r o(:,~,t~t quarter of SectIon 7, Township 23 North, Raqge ~,East/W toI:, In f9ng Co,mlY~ Washington descnbed as follows" .,.-.... ./:. ~~.::. .::: )::.-;:.:~:' /f ":~.;':' Commencing at ~ nO«.fhwes~'~r ~fLoti1, Block 21 of the P~t of Latllner's Lake Park Addition, accordln~j"t<>.Jhe ~ thEteof:iecQtd~mVOlpme 18 of~ts, page 63, records of satd county, said comer belrig 0J1 ~,:~ nght-ot~Y.iSY margllj'of Northwest 5th Street (Fauweather Street) accocflingJo S;aid prat;Ahe~c~f~89"!)4'~Z':',E:aiong the north hne of said Block 21 and said souttMiIy ~rg:til, :1'5"~':feeft~, ~e !!Otrit:of Beglnnlflg of the herein desaibed tract; thence oonbnuing:'N,~go04'5~ along '5319: no¢lli~,~{1d souther1y margin.,,33 28 feet to an angle potnt 10 saki n6t1b:~ne a~' soo.theftY rnai9U:14 thence ,?:::, Nrr18i5~E along saad north line and ~ ~it:i; 141"78 f~t"tQ:~ pt;.,nt on ~e }-~terly ngh1~f-way margm of Raimer Aven~ {§tate,:R~ Nq",2}:saKf}>oiri! bel® 00' the ~ of a::~3.1:~ foot radIUS curve to the left, th6"Cent~T of,Whl,ch bears"S8ao~.~ ,:/ /the~ ~rtheijy along said curve and margin tIlrousJh:a;,te'1tra1 ~ngle,:of W1Q'14"/a ,/' dls~ilce ~f 60],65 feet to the south line of Block 22 of said p'J.at $,~,.the ~y nght-of- ,/" Wf!i rnariiln ~rsaKl Northwest 5'" Street according to said pta~, the~!=6 S.,17~,f8'5~'w along ,/' ~'Id so.Uth IiQ8 a¢.oprtherIy margin, 63.25 feel to the southerIYl'rpt~'a~ of'1he east / lfne qfBlocl( Q,of the Ptat of Woody Glen Addition according to the'Wit tf}ereQf'recorded In ':"::', VdlUine 4t9fPla~~,pag~ 91 and 92; thence N10041'53'W along south~~,piulongatlon ':'===:, 1 97 f~'tc{the ~~ corner of sald Block: 6, thence S77°18'5ZW along the south !tne '::"o(,sai({BlQ.d< f}.l:tndJhe rtOrtf;terIy:fl¥irgin of said Northwest 5" Street, 80 26 feet to the southwest' cor6er Qf saad BrOck 6 aOd, the southeast comer of Lot 8, Block 3 of saKI plat; thence ~o43~1'~ ~ ~~,~uttl)i~ ~f said Lot 8 and northerly margm, 24.20 feet, thence SO~,95'08"V:I""6~.01 teet ft>. th~ P9irit-.of Beglnmng •• :::: •• ;:,:'0 ....... : :::~. .~: .::::;;,::-,:/. ,,::' .;.:: ... Con1alns 10.537± sq~~::~,,~}6 :'1' }IJ: ,iz;'::-jZ:I':' ~~q~/~'U~.,~'~~ ," :: :: " "., .", " ........ .~: ," .' " .:. " " -:'.< .,~' //:::: .. :::, . . :" ::.~' :; • ORDINANCE NO. 4955 .~. ,-: .' :: ,- ~: .f:: ~~ .:::::;, ... ~ .... r ,,'- \\" ..• .,._ .. , ... ,./i .,J . ' "': ... ,-'::.:.:- .:<:. ." '~""-"~":""'.: . .' :~ .. r .::: ........ . .' .' i;: ~,,\f:. ( STAlE" RD. ::-~ 2) LOT 13 ,-" END C£HlERlJIiiE PER PlAT .. ; ..... canERUtcE PER PlAT OF"':: WOOOY Cl.DI ADOIlION ..u.. 47. PC 911c92 BlK 6 I :: f :: PtA T OF 'l-"'~ ;~ wOOoY GLEN ADDITION '~~~t;;;.:::~~~ . ' vo.L 47. PC 91&92 -30.05'" :: z 62.01 N02 .:. ./.: .,,',····iOT'S.. 8lK .~: ·::,:.rr·· ./' .:' ," II 3 t! ~ ':::::::'.:. .,' l' ·:: .. ·.I ... ~,:_,.-··· .... .' . " E .. ' . :. .' ~ .~.: I~ ;. ~I~ ~~ " ~~ ~.., I~~ ~ ,~ ~ ~ ...... PI . ' ".:. " .:: ...... I~i~ lr:~ ~ ~: . .--. 8 ~~ ~~ l ~ %P ~,.. -:: 'I . -< ~ ~ GlZ Z% :Z ~., :: ~ ~ ~~ I:$~ l!ip :·-'.-r" IClICl .: ',:' PAGE.· RIGHT-of-WAY YACA110H EXHIBIT 1 cli',:;; .nos '_A_K£ __ -....-W~M1OT ~ ~41SMS.7HJ SlIlVfffHO -::. NW CXlR LOT 1 .::"::. ... :. '~:" " .: ....... -. ,if ...... ~~.~,~ (vACA:'WiI ) :: .~ . :: -,," ...... :.' .... ~ .:. :; .... ' .. .' .~. " };: .. :' L-____ J~C)~B~~I'I~C)~.~C) __ '~C)~Et~ES~ ____ ~ ___ ~_~_i_i_i_i_~_z_~_i_&_i~~~==~ .. ~ .. .' "':' .. " .~. .. :~~ .......... . .' y ......... )-:. .' :::':-'~l;:/ :: .::' :t :: ':" "'.:. ..' .::! ,: .. :.} '::;. .'" ·::~ .. ~i • DEVELOPMENT PLANNING CITY OF RENTON I August 23, 2004 AUG 262004 RECEIVED Ronnie & Roberta McDonald 216 NW 5th ST City Of Renton Development Services Division 1055 South Grady Way -6th Floor Renton, W A 98055 Attn: Susan Fiala-Senior Planner RE: LUA04-049ILUA04-093 Renton, W A 98055 Alhadeffproposal for expansion to Chang's Mongolian Grill parking lot Parcel number: 956480-0110 Address: 505 Rainier AVE N Dear Ms. Fiala, We are writing our comments in strong opposition to the proposed filing of a wetland and creation of a parking lot under the above-mentioned application. This property, which sits to the east from our residence, is home to a wide variety of plant and aniinallife. The associated ravine upstream of this wetland, through which a water-course runs year round, cOmbines to form a wooded area that is in fact denoted on the face of the recorded plat of Woody glen Addition (Volume 47 Pages 91 & 92-see attached) as a an area restricted from building beyond recorded "rear building lines". The proposed area to be filled sits at the end of this year-round running water course. We have lived at our residence for nearly 50 years and have watched the water flow through this ravine at all times of the year. The fact that water flows through this ravine year round must indicate some sort ofbase flow of waters that are fed by old culverted streams and/or seeps and springs throughout the West Hill area. This water·reaches it terminus at the wetland described as the "Southern Wetland" by the application. This very large (16,600 sq ft per the wetland delineation report) and diverse wetland provides not only a home to wildlife but also provides a process of water quality treatment to the combined stream water and storm water runoff from surrounding neighborhoods of the West Hill area before reaching the outletting storm drain pipe and ultimately entering the waters of Lake Washington. We believe the filling of this wetland will impact the water quality of the stream runoff prior to reaching the lake. The ravine with the stream upstream from the wetland is formed by rear yards of the residents on the north side ofNW 5th ST and the residents of the south side ofNW 6th ST. All lots adjacent to the stream are restricted from building beyond a noted "rear building line" that is recorded on the face of the plat of Woody Glen Addition. This should preclude the ability to construct or grade in the area assumed to be off limits to property owners encumbered with such plat restrictions. Would it not be a requirement by state • Thirdly, a reference to another factor of severe disturbance u ••• as well as woody debris dumping •••• " When reading this one can only infer that the author(s) is/are either suggesting that woody debris from the wooded slopes surrounding the wetland have dropped leaves and branches within the wetland during seasonal changes and storms or that neighboring properties are dumping material over their property lines. If it is the former, is this not the natural state of affairs for all wetlands and wooded areas? And if the later, how will mitigation address the dumping by the existing perpetrators and by residents of the newly created eight-lot short plat proposed by Mr. Alhadetl'? There are no neighbors near enough to the boundaries of the wetland that could impact it by dumping lawn clippings or any other woody debris. Dumping may be occurring far upslope of this wetland but well over 200 to 300 feet away. This is simply not an impact and again is an exaggeration of the actual situation. 3 Finally, in the reports attempt to relegate a Category 3 to this wetland, it refers to "severe undercutting of the watercourse, and; outlet modifICation". Severe undercutting of the watercourse mayor may not be occurring. If in fact that is true, then it is evidence to the fact that continued development within the contributing basin upstream is causing more runoff to enter the water-course which may be creating a larger wetland area If filling is allowed to take place and severe undercutting continues to cause damage to the water- course then one can only assume that upstream properties will be impacted by an expanding wetland caused by the additional waters. Could such an impact be the source of litigation by adjacent property owners that as tax payers in the City, we would all share in the cost of mitigation/compensation? Because of the poor information provided in the wetland delineation and mitigation plan we are requesting that the City take the following course of action before approving any of the proposed applications within Lot 8 of Woody Glen Addition including but not limited to the Proposed Lot (Boundary) Line Adjustment to sever the wetland from the lot; the proposed eight-lot short plat, and; this application to fill the wetland to create a parking lot: 1) Conduct its own assessment of the "Southern Wetland" as we believe it has been incorrectly categorized and should be categorized as at least a Category 2 wetland. We believe it to be a vit:al and well functioning wetland that serves an abundant and diverse wildlife for the area 2) Provide a written explanation as to the allowance of applications beyond the "Rear Building Lines" in the original Plat of Woody Glen Addition (Volume 47, Pages 91 and 92). The proposal for these land use applications does not appear to address this in any of their application material. It is our view that any and all proposals for construction of building and grading be done on the north side of the "rear building line". How is it that the creation of plat in 1950 and the subsequent construction of the residences in the plat were able to adhere to the restriction on the face of this plat but in 2004, a time of much stricter environmental regulation, wetlands can be filled and steep slopes can be re- platted? .'" . . ~ ."': . OfNFlOPMENT PLANNING , IT'{ OF RENTON DEC 0;' 2005 ' .e City of Re~ton --' , ,LAND USE PERMIT q ~'. \ RECEIVED . MASTER APPLICATION ,', PROPERTY OWNER(S) PROJECT INFORMATION-, .. NAME: JDA Group, LLC PROJECT OR DEVELOPMENT' NAME: Rainier'Station ' ADDRESS: 95 South Tobin Street CITY: Renton, WA ZIP: 98055 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: Same as Above COMPANY (if applicable): ADDRESS: CITY:" ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: Meredith Everist , • I" l ' ,. - . to. -" ' ~ COMPANY (ifappli~blej::, :.-Bayiis Architects . ~'._' !~;:.:l '. .... .'.: ADDRESS; 10801 Main Street CITY: ZIP: 98004 TELEPHONE NUMBER AND E-MAIL ADDRESS: 425~566, everistm@baylisarchitects.com ;. 1 , . PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: , , , -601 Rainier Avenue North ... .. , .. ' I Renton, WA 98055 .. KJNG COUNTY,ASSESSOR'S ACCOUNT NUMBER(S): , 956480-0007,0170, 0175, ~ 4,20240-1210 , . EXISTING LAND USE(S): Commercial ,- ,~ PROPOSED LAND USE(S): Commercial " ,EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Commercial Corridor ; -". PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION ., . ~ .' . (if applicable): Commercial Corridor EXISTING ZONING: CA .. ' PROPOSED ZONING (if applicable): CA (rio change) , " , , SITE AR.EA (in square feet): 144,975. ':0." ,<, SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): None PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): None .. I ECT INFORMATION NUMBER OF PROPOSED LOTS ("rf applicable): Three NUMBER OF EXISTING DWEWNG UNITS ("rf applicable): None , . . _. -, :'I" .' NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT ("rf applicable): Estimated at 250 ., ,. 1$ THE SiTe (dcATeD-INANY TYPE;Qff;) :; 0 ";:i(1 ENVIRONMENTAllY CRmCAL AREA. PlEASE INCLUDE ,SQU~E F~OTAG~ [rf ~.,p!!ca~le): ~~-l ~ ~f1 ~7;"":l :,~ f\ '. .." ", -.10>' "~'." _. ~ •• ~. <J~.....'!"nV.r:,;c • t SQUARE FOOTAGE OF 'RESIDENllAl_~_--=~'~ __ 1,_,, __ _ B~ILDIN(3~frfapplicable): NotApplicable:' :..:...----- -9· AQUIFER'PR()-TECTION AREA ONE- SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN ("rf, applicable): __ No~ ~plicable SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO R~IN ("rf applicable): 0_ NET FLOOR AREA OF NON.-RESIDENTIAL, BUILDINGS. ("rf," applicabl8): APPROX 40,000 SF . [J AQUIFER PROTECTION ARI;A TWO [J FLOOD HAZARD AREA ~ \: •• ~. I :.... ,. ~;':. '.' "':'; ,. ... ". • _,""". _o=--_ sq. ft. . .,," -. [J GEOLOGIC HAZARD' __ O=--_ sq. fl [J HABITAT CONSERVATION .... ". o·sq.ft. .. a SHORELINE STREAMS AND LAKES ° sq. fl ° sq: ft . [J WETLANDS' .... -. . PROPERTY SITUATE IN THE SW QUARTER OF SECTION 7 . TOWNSHIP--:::::=- CITY OF RENTON, KING COUNTY, WASHINGTON . • ~ .' • -" • L .'. ..l~ ~ it ':. ':f' " . '. --. , " ,-'. -TYPE' OF ApPLICATION & FEES List all land use' . b,efng. applied for. . 1. Site Plan Review ..... :$ '.'2-~'" -:.' ,' .. ' ~AdministrativeModifications~;, •. $ .: tJ G :''; 4:--'oLot liR9AdjY&tmelits ..... ~~"?$-t 1.5.@, 2. Variance ..........•.... $. S CJr!) n_~cM.-.~ .. ,.: : ........ " ;" _ ..... ,':J. ~I t-V~Ccf?'C' . . .. , . '" . Staff will calculate applicable, fees and postage~. A~FIDAVIT OF OWNERSHIP .. ·1. (Print Namels) .'. Jack Alhadeff· -' • decIaIe that I am (please' check one).lL the cunent owner of the property involved in this application or __ the authorized ~ to act for a ,corporation (please attach proof of authorization) and that the foregoing statements and answers herem contained and the mfo~.!'e~ ~.~, in all ~:::: ::::oto:W ~~::=:7:t ~OQ:l({)a~ c ~ signed thisinstrum and acknowledged it to be hislherltheir free and voluntary ad for . ' '. ",;., ' ,~a~ purposes . in the instrument ,>, .~ ". ':."~': .. : "; ~ ~~4-.£...~~q..:..:2!!!'*4~r----~""""'''' ~, .. G u '1 _.:t'~'t\ ... :.~0l. I"" . . , .. , ;:~.;~~S\ON.~::..~~ "" : '. ',' " . For JDA Group, LLC '," . ' . ~ ".' ~ "~'. r..z, ~ '.' . '-l " •. : . # ARJ.-~\' \ Ancl~·D. Kline C~rpq~on" , .. .. .. ::: : u, _._ . (/) : i. , . -Notary Public m and for the State of WashingtcJ( : ';";' C" . . : :' . ..., ~ .ft ~ r-UBL' : ~ ~ .. ~ "'..... • 0 .. . . "t ,.. •••• ' ~ •••• ~ .: . ~'f .,A· ... 8-1-o1···~~: ;z<) ~ ~~.: '.' (" . ~~ ........ cl,.\~ .. Notary (Print) ~ ~ :~~~~t~ .. :~ .. ~ .... _ .. .' .. ' :" ", (Signature of OwnerlRepr&sentawe) . , " ',' ':,' !, .. . :', .... '. ~ ; J,~_,gl,LiJ7 ....................... ,<"v:, · .. PLAT CERTIFICATE Schedule A Page 2 Order No. 609986 In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: PARCEL A: Lots 1 through 6, inclusive, Block 17, Latimer's Lake Park Addition, according to the plat thereof recorded in Volume 18 of Plats, page 63, in King County, Washington; EXCEPT portion conveyed to King County for road purposes by deeds recorded under Recording Numbers 956173 and 2032137; TOGETHER WITH that portion of vacated Northwest 7th Street as vacated pursuant to City of Renton Ordinance Number 3455, recorded under Recording Number 8011030532, which, upon vacation, attached to said property by operation of law; ~ AND TOGETHER WITH that portion of vacated Ohio Place and vacated South 123rd as vacated pursuant to City of Renton Ordinance Number 4357, recorded under Recording Number 9206181901, which upon vacation, attached to said property by operation of law. PARCEL B: All of Block 5; and all of Block 6, EXCEPT the south 192 feet thereof; all in the plat of Woody Glen Addition, according to the plat thereof recorded in Volume 47 of Plats, pages 91 and 92, in King County, Washington. PARCEL C: That portion of Blocks 13 and 22, Latimer's Lake Park Addition, according to the plat thereof recorded in Volume 18 of Plats, page 63, iIi King County, Washington, which lies east of sacid Woody Glen Addition and west of a line drawn parallel with and 50 feet westerly when measured at right angles and/or radially from the center line of Primary State Highway No.2 (Rainier Avenue), and extending from Highway Engineer's Station 80+30 southerly to Highway Engineer's Station 88+75; EXCEPT that portion thereof lying easterly of the south 192 feet of Block 6 of the Plat of Woody Glen. (continued) PARCEL D: PLAT CERTIFICATE Schedule A Page 3 • Order No. 609986 That portion of Lots 1 and 2, Block 1, lying southerly and easterly of the centerline of vacated South 123rd Street; EXCEPT that portion thereof lying northerly of a line which is 110 feet southerly from and parallel to the southerly margin of South 122nd Street; TOGETHER WITH that portion of Lot 3, Block 1, lying westerly of the centerline of Vacated South 123rd Street; AND TOGETHER WITH Lots 4 and 7, Block 1; EXCEPT that portion lying northerly and easterly of vacated South 123rd Street; AND TOGETHER WITH the north 150 feet of Lot 2, Block 2; The west 61.72 feet of the north 150 feet of Lot 3, Block 2; The north 125 feet of the east 28.28 feet of Lot 3, Block 2 . , The north 125 feet of Lots 4 and 5, Block 2 . , The north 125 feet of the west 14.99 feet pf Lot 6, Block 2; The north 140 feet of Lot 6; EXCEPT the west 14.99 feet thereof, of Block 2; AND Lot 7; EXCEPT the southwesterly 100 feet thereof, Block 2, all in Woody Glen Addition, according to the plat thereof recorded in Volume 47 of Plats, pages 91 and 92, in King County, Washington. END OF SCHEDULE A PROJECT PRE-APPLICATION COMMENTS Rainier Station Mixed Use Commercial 559-601 Rainier Avenue S PRE 05-113 DATE: S~ptember 8, 2005 @ 2:00 p.m. STAFF COMMENTS: FIRE PREVENTION -Jim Gray PUBLIC WORKSIUTILITIES -Arenta Henninger CONSTRUCTION SERVICES -Larry Meckling " PLANNING/ZONING -Nancy WeiI SUPPLEMENTAL INFORMATION:. ZONING MAP SITE AERIAL WAIVER SHEET DEVELOPMENT PLANNING CITY OF RENTON DEC 072005 RECEIVED DATE: TO: FROM: SUBJECT: .' , FIRE DEPARTMENT 'MEMORANDUM August 18,2005 NancyWeil, Senior Planner , II James Gray,. Assistllnl Fire MarshrudX; RalIDer StatIOn, 559-601 RaImer Ave. N Fire Department Comments: '1. The pre11Ill1nary fIre flow is 2750 GPM for buildings #1 and #3,3500 GPM for building #2. One hydrant is required within 150 feet of each structure and 2 additioR hydrants for buildings #1 and #3. 3 .aGdi-tieR-al hydrants for building #2, are required within 300 feet of the struyture. 2. A fIre mitigation fee of$7,852.00 for building #1, $8,320.00 for building #2 and $10,920.00 for building #3, is required based on $.52 per square foot of the buildings square footage. 3. Separate plans and permits are required for the installation of sprinkler and fIre alann ~.. 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. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. ' 6. 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 DATE: TO: FROM: SUBJECT: ., CITY OF RENTON, PLANNING/BUILDING/PUBLIC WORKS MEMORA:ND.'UM September 6, 2005 NancyWeil Arneta Henninger X7298 RAINIER STATIqN MIXED USE PREAPPLICATION PRE 05-601 COMMERCIAL 559 601 625 RAINIER AVE N NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is 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, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. ~ I have completed my review on this preapplication located in Section 7, Township 23N, Range 5E and have the following comments. REQUIREMENTS WATER: • This project is not located in the Aquifer Protection Zone. o There is an existing 12" watermain located in Rainier Av N. • There is an existing 12" watermain located in NW 6th 8t. See City of Renton water drawing number W549 and W716 for more information. • ,This project site is located in the 196 Water pressure Zone. • Water service to the development will be provided by the City of Renton, subject to the following requirements: ., City codes require the installation of a looped water main for buildings with fireflow demand exceeding 2,500 gpm. The City' of Renton Fire Department has determined that the preliminary firefJow demand for this development is above 2,700 gpm, and up to 3,500 gpm. Therefore, the installation of a new water line, 10" minimum- diameter within the site is required, along with fire hydrants, fire sprinkler stubs, domestic and irrigation water meters. The new line shall connect to the existing 12" -. , . Rainier Ave Preapplication Commercial Rainier Ave N • and 16';-water lines located in Rainier Avenue North. The maximum flowrate available'for the 12" and 16" water lines in 'Rainier is 3,500 gpm, the static pressure - is aboutt50~,psi, frolTl the City's 196-water pressure zone. . ">-,-: .' Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional , hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet' of the structure~ This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fireflow. • Water System Development Charges-of $0.213 per square foot gross area may be required if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eBgible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. The submitted project proposal and preliminary site plan includes the installation of a proposed retaining wall along the westerly property line, in order to cut and regrade the existing westerly slope to accommodate the new buildings. The retaining wall is being proposed as part of the development plans for a 7 -lot subdivision known as "6th Street short-plat", which is adjacent to the west of the subject site. The City of Renton does not intend to allow the construction of the retaining wall on top of the existing 12" transmission water line located within a 20-ft wide easement across the site. The existing water line cannot be relocated because the proposed grade for the adjacent site of the short-plat will require a 30-foot vertical drop of the water line, which the City cannot access for maintenance and repair. SANITARY SEWER: • There is an existing 8" sanitary sewer main in Rainier Ave N. • There is an existing 8" sanitary sewer main that runs from the cul-de-sac in NW 6th St through the site and connects to the main located in RainierAve N. • .Applicant needs to submit a sanitary sewer plan showing how they will apply sewer service to the new site. • There are serious concerns regarding a new 8" sanitary sewer main extending from NW 6th St due to the slope in this area. This project will be required to submit a geo technical report to ensure that the development will not impact the existing sanitary sewer main. • Any use in the building(s) subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. • System Development Charges (SDC) are $0.126 per square foot. These fees are collected at the time a construction permit is issued. Please note that any parcel that' I:lProjects\RAINIERA VP A2.doc\cor Rainier Ave Preapplication Commercial Rainier Ave N . e currently has water and or sewer service is eligible for a prorated system development charge. Your project will be revi~wed to determine how much redevelopment credit applies. . STREET IMPROVEMENTS: • Street improvements to include curb, gutter and sidewalk may be required on this site(s). . • All street lighting shall be per City of Renton standards and specifications if not existing. • The project shall submit a Traffic Impact Analysis. • The TIA should provide site generated traffic volumes, and distribution and assignment to and from the development site. • The TIA should include an analysis of the impact of the site-generated traffic at the two main driveways on Rainier Avenue, including traffic volume capacity, available sight distance, and accident potential, particularly for vehicles entering the site from Rainier Avenue. We are concemed with the short on-site queuing space between Rainier Avenue and the entrance to the proposed p;:Jrking lots abuttipg Rainier Avenue. • The project narrative or site plan did not provide information regarding how much of the total 52,100 SF of proposed development would be allocated to the various anticipated uses (Le., grocery market, retail, office and potential restaurant space). Therefore, it was not possible for us to make an estimate of traffic generated by the site. Once this information is known, along With traffic distribution and assignment, a capacity (level of service) analysis may be required at the Rainier Avenue/Airport Way intersection. • Also, once traffic generation distribution and assignment is known, a signal warrant analysis may be required at one of the site driveways on Rainier Avenue. STORM DRAINAGE: • A conceptual drainage plan and report is required with the formal application for the project. ., There are storm drainage facilities in Rainier Av N. • The Surface Water SDC fees are $0.249 (but not less than $715) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. I:\Projects\RAINIERA VP A2.doc\cor DATE: TO: FROM: SUBJECT: • PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT . M E M 0 RAN D 'U M September 1,2005 Arneta He~f~er, Development Services Bob Ma.Iul?f'Yansportation Systems Division Rainier Avenue North Mixed Use Project Between NW 6th Street and NW 7th Street '"'-~' . Nancy Weil provided a Project Narrative and Pre-Application Site Plan (dated August 10, 2005), for the subject proposed development project and requested that we provide you with our input regarding the scope of a Traffic Impact Analysis (TIA). A review of the information from Nancy has resulted in the following comments: • The TIA should provide site generated traffic volumes, and distribution and assignment to and from the development site~' • The TIA should include an analysis of the impact of the site-generated traffic at the two main driveways on Rainier Avenue, including traffic volume capacity, available sight distance, and accident potential, particularly for vehicles entering the site from Rainier Avenue. We'are concerned with the short on-site queuing space between Rainier Avenue and the entrance to the proposed parking lots abutting Rainier Avenue. " • The project narrative or site plan did not provide information regarding how much of the total 52,100 SF of proposed development would be allocated to fue various anticipated uses (i.e., grocery market, retail, office and potential restaurant space). Therefore, it was not possible for us to make an estimate of traffic generated by the site. Once this infopnation is known, along with traffic distribution and assignment, a capacity (level of service) analysis may be required at the Rainier Avenue! Airport Way intersection. • Also, once traffic generation distribution and assignment is known, a signal warrant analysis may be required at one of the site driveways on Rainier Avenue. Cc: Nick Afzali, Transportation Planning & Programming Manager Karl Hamilton, Transportation Operations Manager Nathan Jones, Transportation Planning Nancy Weil, Development Services File b:ldivision.sllnlllSpOr.tatlplanninglrlmlrevicwsl2005InUnier north mixed use.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/~uilding/Public Works MEMORANDUM September 8, 2005 Pre-Application File No. 05-113 Nancy Weil, Senior Planner, 425-430-7270 Rainier Station Mixed-Use Commercial General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, 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 review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall or on-line at www.cLrenton.wa.us. Project Proposal: The subject site includes four parcels totaling approximately 3.5-acres in size and is located along the west side of Rainier Avenue North between NW 6th Street and NW 7'h Street. The proposal is to construct 3 buildings totaling approximately 52,100 sq. ft. for potential use as retail, office and restaurant. Proposed height range from one to three stories. A two-level parking structure is proposed which is shown straddling a proposed lot line. Applicant proposed a lot line adjustment to create three parcels and apparently to incorporate a portion on the adjacent western parcel (zoned R-1). Applicant is also proposing to cut possible steep slopes along the western property line (abutting 6th Street SHPL-H} and construct a retaining wall. If the land use application receives approval, the applicant proposes development of the site in three phases. All site work and Building 1 (southern most building) is proposed in Phase 1. Phase 2 and 3 for the each of the remaining buildings not yet designed. . Site History: A pre-application was conducted ·for a proposal on 2 parcels and a portion of a third totaling approximately 2.56 acres for a 52,500 sq. ft. retail and office use (PRE-02-064). An associated residential development had also been proposed for pre-application review on abutting garcels to the . west (PRE-02-065). The residential component was applied for land use application, 6 Street Short Plat LUA-04-139 that received approval for 7 lots. Comprehensive Plan: Located in Commercial Corridor designation. The proposed project for retail and office use is generally consistent with the objectives and.policies of the ComprehE~msive Plan. ZoninglDevelopment Standards: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed Lot Line Adjustment wOLild include a portion of Residential-1 (R-1), single-family residential zone. Retail, office and/or restaurant uses are considered primary permitted uses within the CA zoning designation. The site is located in the Rain.ier Commercial Corridor. The proposal's compliance with the CA zone development standards and the parking regulations are addressed below: NOTICE: CHANGES TO THE DEVaOPMENT STANDARDS FOR THE COMMEROAL ARTERIAL ZONE ARE CURRENTLY UNDER REVIEW AND ADOPTION WITHIN THE NEXT FEW MONTHS IS EXPECTED. THE SUBJECT PROJECT MAY BE AFFECTED BY THE PROPOSED CODE REVISIONS. PRIOR TO PREPARING YOUR LAND USE· APPUCATION PLEASE CHECK WITH DEVELOPMENT SERVICES ON THE STATUS OF THE REVISIONS AND HOW THEY MAY AFFECT YOUR PROJECT. . ". Rainier Station Mixed~Use Commerci~ September 8, 2005 ' ... , ~e-APPIiCatiOn Meeting , Page 2 of 4_ Lot Coverage -The CA zone allows building coverage at a maximum of 65% bf the lot area for projects' not providing structured parking" or 75% if parking is provided within the building. Since structl.ired' .', parking is proposed; buildil'lg lot coverage may increase to 75%. Lot coverage would include all ,',I,,', .,; -buildings and accessorystructuresi :whicli include the parking structure. " " " Setbacks/Landscaping -The CA zone requires a minimum landscaped setbaclS of 10 feet from all street frontages: The minimum setback may be reduced to 0 ft through the site plan review process provided blank walls are not located within the reduced setback. Rear and side yard require 15 ft landscaped visual barrier if lot abuts or is adjacent to property designated as a reside~tial zone. The supject property abuts residential zoned property on the north (R·8) and west (R-1) sides. The proposal appears to provide the required street frontage. However, the applicant requests a Variance for a zero rear yard setback for Building 1 and 2. In order for staff to assess the impact of such a variance request, applicant shall submit with variance justification of the zero setback as well as elevation drawings, which depict the difference in elevation of the residential and proposed commercial. Details of the structural engineering of the retaining wall and buildings shall also be included. ' A Conceptual Landscape plan is a requirement of the Land Use Application. Height -The CA zone allows a maximum building height of 50 feet. In addition, due to the location's proximity to the Renton Municipal Airport, additional height restrictions also apply (building height limitation estimated at 45 feet). The proposed structures would range from 2 to 3 stories in height and would likely comply with each of these restrictions. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090C7. 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 Connections -All development in the CA zone is required to provide a direct and clear pedestrian 'connection from sidewalks, to building entrances. The site plan appears to provide the required connections from Rainier Avenue to the entrances of each of the three buildings. Loading / Refuse Areas -Adequate permanent off-street loading space shall be provided. Loading space shall be shown on the site plans with the land use application. Refuse and recyclables deposit areas are also required per RMC 4-4-090E. Dumpsters must be located on the same parcel as the business use. Parking -The parking regulations require a specific number of off-street parking stalls based on the amount of square-footage dedicated to certain uses. For the proposal, the following ratios would likely, be applicable, note the Rainier Avenue Busiri~ss District limits the number of parking spaces provided to the minimum requirement: • 'Offices, general: A minimum of 3 spaces to a maximum of 4.5, spaces for every 1,000' square- feet of net office area; , • Offices, medical and dental: A minimum of 5 spaces for every 1,000 square feet of net office area; • Eating and drinking establishments: A minimum of 1 space for every 100 square feet of net floor area; and, - • Retail sales: A minimum of 4 spaces to a maximum of 5 spaces for every 1,000 square feet of net floor area. • Drive-thru retail and/or service must provide sufficient on-site vehicle stacking space; typically five spaces are required. The proposal indicated an estimated 204 parking spaces, some of which would be provided within the parking structure on the west side of the site and others would be surface stalls located beitween arid behind the main buildings. Since the uses of the proposed buildings have not yet been defined,' staff is not able to verify the project's compliance with the required amount of parking. At the time of formal 05-113 Rainier Station (CA, mixed),doc\ '. Rainier StatiOn Mixed-Use CommercA September 8, 2005 .. ~re-APPIiCatlOn Meeting . . . Page 30f4 lan.d use application, the applicant is encourC3ged to identify which blJildings, or portions of the .buildings, will likely be dedicated to specific uses. The parking regulations specify standard stall dimensions of 9 feet' x 20' feet and compaCt di~erisions of 8Y2 feet x 16 feet (not to exceed 30% of the parking provided). An aisle width of 24 feet IS required for 90 degree parking stalls. ADA acCessible stalls must be a minimum of 8 feet inwidth by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. In addition to a . detailed parking analysis, stall size and 'aisle width dimensions will be required on the site plan to be submitted with the formal land use application. If the proposal is to create 3 separate parcels, one building on each site, parking requires must be provided on-site for each proposed use. If the applicant wished to combine the site into one parcel, shared parking would be permissible at the following ratio: . . • Shopping Centers: A minimum of 4 to a maximum of 5 spaces for every 1,000 square feet of net floor area. Access: Rainier Avenue Business District requires access points to be consolidated. The applicant is proposing three, two for access into the parking area, one at the north end of the site for delivery. Please reference Public Works comments for additional access and traffic comments. Sensitive Areas: Based on the City's Critical Areas Maps, the proposed site contains steep slope areas located along the western boundary of the property, which qualify as "protected" slopes. In general, if "sensitive" slopes (25% to 40%) or "protected" slopes (40% or greater with a minimum vertical rise of 15 feet) are present on or within 50 feet of the subject site, the City's Critical Areas Regulations reqUire a geotechnical study prepared by a qualified engineer be submitted with the land use application. The study would need to include a slope delineation map that identifies both protected and/or sensitive slopes located on and within 50 feet of the site. The study must also address potential landslide and erosions hazards and include recommended mitigation, if necessary. . City regulations prohibit the disturbance of "protected" slopes and limit the extent of disturbance on "sensitive" slopes. Should the project include the disturbance of any of the steeply slopes areas, consultation with staff is recommended prior to establishing the final design of the site plan as variances from the Critical Areas Regulations, or at a minimum increase'd building setbacks, may be necessary. The applicant provided a site plan indicating a wetland located to the north of the. site showing a 25-foot buffer; No further information was provided with the pre-application letter. The City's Critical Areas Maps do not indicate a wetland in this area. Applicant is responsible to identify anyon-site ()r off-site (within 500 feet) wetlands or streams. Therefore, the applicant shall be required to provide a wetland report and stream study with the land use '!Qplication. The wetl~rid report shall comply with the City of, Renton n~w Critical Areas Ordinance adopted in May of 2005 Signage: Only one freestanding business sign is permitted per street frontage for each individual parcel. Freestanding signs are restricted to monument signs. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). In addition to the permitted freestanding signs, wall signs with a copy area not exceeding 20% of the fac;ade to which it is applied are also permitted. Permit Requirements: The project would require Hearing Examiner Site Plan and Environmental (SEPA) Review. The two land use permits would be processed as a single land use application and would require a public hearing. The review process would be completed in an estimated time frame of 8to 12 weeks once a complete application is accepted. The application fee would be $2,000 for the initiai review (Hearing Examiner Site Plan)~ half the fee for any additional reviews applied for: $500 (SEPA). The City provides postage and mailing label required for notification to all property owners within 300 ·feet of the site. Please refer to the attached application package for a complete list of submittal requirements. . .. The applicant may request a Lot Line Adjustment to reconfigure the parcels. To do so, a site plan clearly showing the original property lines and the proposed new property lines must be submitted. The' 05-113 Rainier Station (CA, mixed).doc\ Rainier Station Mixed-Use commerciA 'September 8, 2005 ., ere-APPlicatiOn Meeting Page 4of4 short plat process maybe preferred to establish the three proposed parcels. The ap'plication fee would . be $225 (Lot ~ine Ac;ijustment) or $500 (Short Plat): An Administrative Variance for setbacks would have a $50.00 fee. All the information required for the Land Use Application shall be specific to the subject site. I , . Separate building/demolition, construction and sign permits would also be required. The review of these permits may occur concurrently with Jhe review ofthe land use permits, but can not be issued prior to the completion of any required ap'pealperiods. . Fees; In addition to the applicable land use, building, construction and sign permit fees, the following mitigation fees will be required prior to the issuance of building permits: • A Fire Mitigation Fee based on $0.52 per square foot of new construction with credit given for previous development; and, • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project with credit given for previous development; . A handout listing all of the City's Development related fees is attached for your review. cc: Jennifer Henning 05-113 Rainier Station (CA, mixed).doc\ " ;-I '. ~ ,"" . aeVELOPMENT SERVICES DIVISION • ' WAIVER~F SUBMITTAL REQUIREiVf'ENTS' , FOR LAND USE APPLICATIONS Calculations 1 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DEVELOPMENT PLANNING CITY OF RENTON DEC 01'2005 RECEIVED Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls DATE: ____________________ ___ 07/29/2005 / aVELOPMENT SERVICES DIVISION • WAIVER 'C'F:.SUBMITTAL REQUIREMENTS FORLAND USE APPLICATIONS, Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section DATE: __ CZ~-_~=---_O-,'S=--_____ _ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 07/29/2005 .: \.\ -'.- D:·· DEC u 1:2005 RECEIVED \ e Raini~r, Station -Mixed Use Renton,Washington November 17, 2005 Project Narrative Introduction PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas Frye, Jr., AlA JDA Group proposes to develop approximately 52,000 SF in three separate buildings on a site adjacent to Rainier Avenue North; a grocery market, retail, office, potential restaurant space and parking structure of approximately 209 stalls. The site is designed with due consideration to the land use, topography, commercial market needs, in addition to introducing significant architectural appeal to the site. Site The subject property, Rainier Station, is located along the Rainier Avenue North between NW 6th Street and NW 7th Street, in the Rainier Commercial Corridor. The site includes multiple parcels totaling an area of approximately 140,881 SF (3.3 acres). The project site is currently developed with three auto centers which will be removed prior to development of the proposed buildings. The site topography is fairly flat, except for a portion along the north and west borders abutting the residential neighborhood, that have categorically exempt steep slopes. The soil is mostly comprised of sandy silt, further details covered in the Geotechnical report. The current zoning of parcels of the site is Commercial Arterial-CA which allow retail, office and/ or restaurant uses which are in compliance with the new proposed uses. The current use on the site is automotive service and sales. No modification to the zoning is requested as part of this project. With a total lot size of 140,881 SF, the allowable building coverage at 75% (for projects with structured parking) could be 105,660 SF; the proposed lot coverage is approximately 27,100 SF plus approximately 21,240 SF for the structured parking, yielding total of approximately 48,340 SF. 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 4254538013 www.boylisarchitects.com Rainier Station -Mixed Use·' Project Narrative Page 2 The building heights are estimated as limited to 45 feet due to the proximity to Renton Municipal Airport. The proposed heights will not exceed 38 feet at Buildings One and Two and 45 feet at Building Three. . Design and Project Goal This project is an effort to revitalize a portion 6f Rainier Avenue's commercial zone with new c()mmunity based services to support the adjacent neighborhoods. This meets the imperative demand and supply need that the increased residential development bestows on the infrastructure. Smaller buildings separated by landscape, walkways and parking provide a street scale that is appealing to the pedestrian. Although the site could accommodate building footprint areas 2V2 times greater than those proposed, the development is aimed at building size and content that fit the market demands in this area and maintain the neighborhood scale. The proposed three buildings vary in height from one to three stories and footprints ranging from 7,600 to 12,000 SF. Vehicular access to the site is provided by two main driveways along Rainier Avenue North, plus a third driveway that serves a loading area for Building 3. A two- level parking structure is set along the northwest of the site. The proposal also includes construction of shored and retaining wall and rockeries as recommended in the Geotechnical report. Grading and excavation work includes the stripping of topsoils and unsuitable ma~erials and cuts and fills, especially along the western property lines. The resultant is a net export of approximately 4400 cyds, much of which will be relocated to adjacent properties that are also owned by the applicant. Off-site improvements include a new frontage sidewalk all along Rainier Avenue North with landscaping that will be in accordance with the requirements of the City of Renton. Power for site lighting and utilities will be extended from existing services. The project construction cost for the sitework and the three buildings is estimated to be approximately $5,000,000. Project Phasing In order to accommodate market demands, the project will be constructed in phases generally described as follows: • . . ;(. Rainier Station -Mixed Use Project Narrative Page 3 Phase I -Clearing and mass grading of the entire site, except the parking structure. -Streetfront curb-cuts, sidewalks and landscaping for the entire frontage. -Shoring along the west property line behind Buildings One and Two. -Site utilities for the entire site and stubs to future building pads. -Building One grocery store. -On-site paving, curbing, sidewalks, plaza and landscape for areas south of Building Two. -ATB paving east of Building Two extending to the curb-cut south of Building Three. -Hydro-seeding of exposed soils. Phase II -Mass excavation for the parking structure. -Parking structure first level paving and footings. -Building Two retail and second floor offices. -On-site finish paving, curbing, sidewalk~ and landscaping around Building Two. Phase III -Completion of the parking structure second level. -Building Three first level retail, second level office and third level restaurant and office. -On-site finish paving, curbing, sidewalks and landscaping around Building Three and parking structure. Environmentally Sensitive Areas and Mitigations Steep Slopes: Portions of the northern and western edges of the site contain slopes greater than 40% which have been categorically exempted from the Criteria Areas Ordinance due to their manmade history. These slopes continue up, beyond the subject property on to other parcels, both north and west. Most of the proposed construction is kept clear of the steep slopes. The proposed construction does meet the toe of the slopes with some grading, fill and retaining. The impacts of such construction are acceptable to the geotechnical engineers as documented in their report. The project does propose cleaning the underbrush on the toes of these slopes and adding landscaping, as recommended by the geotechnical engineers, the landscape architect and as required by the City. Wetlands: An off-site, Class 2 wetland lies within 25 feet of the north west edge of the property and an offsite Class 3 wetland lies more than 100 feet from the southwest edge. There is no Rainier Station'· -'-Mixed . Use Project Narrative Page 4 construction within the required minimum 25' wetland buffer of either wetland as part of this application. Under separate and previously applied for permit applications, both these wetlands are being •. altered. Specifically , the north, Class 2, wetland is being expanded and enhanced and the buffers are being re-built where they adjoin the commercial project. The south, Class 3, wetland is being filled and a portion of the drainage course is being piped and covered. This environmentally sensitive work is comprehensively addressed in the Wetland Delineation . and Mitigation Report prepared by The Riley Group and previously filed with the city under a separate application related to the South Chang's Parking Improvements. None of the work related to the wetlands, drainage course and attendant buffers, is related to the proposed commercial project. Conversely, n~ne of the proposed commercial project is dependent on the wetland, drainage course or buffer work. However, given the co-ownership of all the properties and the adjacencies of all the works, the proponent thought it appropriate to make note here of the juxtapositions. Lot Line Adjustments Underlying the total commercial site area are numerous existing parcel lines, including a property line separating the north obtuse-shaped parcel north of Building Three from the main portion of the site. As a condition of the zoning, the proponent has agreed to move this property line to the south to assure that the obtuse-shaped northern parcel is not developed separately from the southern commercial site. Additionally, the building construction and construction financing will be executed in phases as discussed above. These two conditions require that the existing underlying lot lines be adjusted to allow for and conform to the proposed development. As a part of this Site Plan Approval application, the proponent proposes that the entire project be reviewed as a Master Site Plan for a mixed-use shopping center and that the Lot Line Adjustment be approved for separate application, for which the proponent will submit concurrent with or after the SPA approval. Included in the LLA will be Covenants and Conditions and Restrictions binding all parcels into one shopping center allowing and requiring joint access, parking, landscaping and maintenance. The proposed lot line adjustments are generally described here and shown on the Architectural Site Plan: Rainier Station -Mixed Use Project Narrative • -Vacation of all existing parcel lines, including the line defining the south edge of the existing north obtuse parcel. -Creation of a new parcel line to the south of Building Three and adjacent to the parking structure. -Creation of a new parcel line to the south of Building Two to include the parking structure. -Extension of the west property line to include most of the CA zoned property where the parking structure is proposed. The Lot Line Adjustments will yield three parcels, one for each of the three buildings. Vacations of Public Rights of Way Page 5 The site includes two areas of existing public rights of way. One is for power utilities and is located immediately adjacent to Rainier Blvd at approximately mid-site. The other is for water and sewer utilities and is traversing the site in the east-west direction immediately north of Building One. Both rights of way are shown on the drawings. Included in this Site Plan Approval application is the request that both of these rights of way be vacated and that easements be granted back to the beneficiaries. The utilities in these existing areas will remain and or be upgraded, so the need for the set-asides will remain. Requests for Land-Use Variances and Administrative Modifications Three Land-Use Variances and two Administrative Modifications are required and requested for the proposed development. Justification for each is documented on separate pages. Three Land-Use Variances apply to landscape and building setbacks and are generally described as: -Landscape and Building Setback Variances for the west wall of Building One, where the rear property line of the CA zone abuts the R8 zone. -Landscape and Building Setback Variances for the west wall of Building Two, where the rear property line of the CA zone abuts the R8 zone and a small triangular shaped portion of the Rl zone. -Landscape and Building Setback Variances for the north and south walls of Parking Structure, where the side property lines of the cA zone abut the Rl zone. It should be noted that all three of these setbacks abut property that is owned by the proponent and occur at the toe of slopes that rise far above the commercial property, yielding little impact on the adjacent residential properties. Rainier Station -Mixed Use Project Narrative • Page 6 The first Administrative Modification request is for allowance of 18 ft deep standard parking stalls. This modification request.applies only to those standard stalls in the parking structure and would not apply to other surface parking. The city's standard stalls, per code, are to be 20 ft deep. The second Administrative Modification is for the approval of the refuse pick-up locations where shown on Site Plan. The refuse and recycling collection points have been located to the rear of the project, out of view from Rainier Ave. North, but these locations put them within 50 ft of the residential zoned property, which is regulated by city requirements. Other Technical Documents: Geotechnical Report by The Riley Group Inc. -June 2, 2003 Wetlands Delineation and Mitigation Report by The Riley Group Inc. -June 7, 2004 Wildlife Reconnaissance, prepared by Raedeke Associates -September 4, 2004 Environmental Checklist, prepared by Baylis Architects -November 14,2005 DEVELOPMENT PLANNING CITY OF RENTON DEC 012005 RECEIVED Rainier Station -Mixed Use Renton, Washington November 17, 2005. Justification for Variances and Administrative Modifications Introduction PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas Frye, Jr., AlA Three Land-Use Variances and two Administrative Modifications are required and requested for the proposed development. Justification for each is documented below. The three land-use variances all apply to landscape and building setbacks and are generally described as; • Landscape and Building Setback Variances for the west wall of Building One, where the rear property line of the CA zone abuts the R8 zone. • Landscape and Building Setback Variances for the west wall of Building Two, where the rear property line of the CA zone abuts the R8 zone and an small triangular shaped portion of the Rl zone. • Landscape and Building Setback Variances for the north and south walls of Parking Structure, where the side property lines of the CA zone abut the R1 zone. It should be noted that all three of these setbacks abut property that is owned by the proponent and occur at the toe of slopes that rise far above the commercial property, yielding little impact on the adjacent residential properties. The first Administrative Modification request is for allowance of 18 feet deep standard parking stalls. This modification request applies only to those standard stalls in the parking structure and would not apply to other surface parking. The second Administrative Modification is for the approval of the refuse pick-up locations within 50 feet of the residential zoned property. The refuse and recycling collection points have been located to the rear side of the project, out of view from Rainier Avenue North, but these locations are adjacent residential zoned property. 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 425 4538013 www.baylisarchitects.com Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 2 Landscape and Building Setback Variances -Rear Yards of Buildings One and Two This request is to reduce the required IS-foot Landscape Buffer and the IS-foot Building Setback. The IS-foot rear yard setback is intended to reduce undesired impacts from commercial uses when such properties abut residential uses. In this particular instance, the adjacent property owner has expressed support for the application in order to protect the views and recognizes it has no consequential effect on either property. The particular request is reduce both setback requirements to a line paralleling the front property line and varying from 1 foot at the southwest corner of Building One to 3 feet at the northwest corner of Building Two. The criteria for approval (in italic) and responsive justification follow. 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building & Zoning Code is found to deprive subject property owner of rights and privileges e'!iqyed by other property owners in the vicinity and under identical classification. On this site, most of the property is level and accommodating of the small floor plates that are proposed, but the western sloped edge is most difficult. Over the decades, the adjacent commercial property owners have pushed their improvements all the way to and, in some cases beyond, the west line. Maximizing the development potential of this commercial site responds to the demands for efficient use of zoned property in the city, provides the retail and commercial services that can be made available to this underserved neighborhood and maximizes the existing and grossly underused infrastructure paid for by the citizens, including roads, sewers and water. These benefits come to the city with the full support of the most affected abutting property owner. 2. The granting of the variance will not be materiallY detrimental to the public weifare or i,!/urious to the property or improvements in the vicinity and zone in which subject property is situated. The granting of this variance has no impact on the public welfare. The location of any potential impacts is internal to properties owned by the same owner and will have no impact on other adjacent owners. Regarding the landscape variance, it is important to note, as graphically portrayed in the Site Sections of the drawings, that the landscaping between the commercial development, whether that development be building, parking or storage, is of no value due to the significant grade change between the two Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 3 uses. The grade change from the commercial building floor to the main floor of the future residences above is more than 50 feet. Even the new commercial buildings are not proposed to be of such height. Thus, any landscape buffer here will only be forgotten in the canyon between the shoring and the building. Regarding the building setback, without this variance, the commercial buildings would be set 15 feet away from the property line and the upper parapets would be more visible from the residential uses above. Further, the 1S-foot intervening space, although fenced and landscaped, would quickly be used as outside storage. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the viciniry and zone in which the su~ject pro perry is situated. Approval of this request would only grant reasonable relief from the unique site conditions. If such conditions also occur on similar sites in the city, they too would likely qualify for similar relief. Thus, approval here would not grant special privileges. 4. The approval, as determined by the Reviewing Official, is the minimum variance that will accomplish the desired purpose. The proponent had originally considered requesting approval of a zero setback. However, after close work with the engineers, it was determined that the varying dimension of 1 foot to 3 feet would be sufficient, practical and acceptable. A variance granted at anything less would not provide sufficient relief from the difficult site conditions. Landscape and Building Setback Variances -Side Yards of Parking Structure This request is to reduce the required 1S-foot Landscape Buffer and the 1S-foot Building Setback on both the north and south sideyards of the Parking Structure. The request is for the approvalS feet at the south side yard and zero feet at the north side yard. The 1S-foot setbacks are intended to reduce undesired impacts from commercial uses when such properties abut residential uses. In this particular instance, the adjacent property owner has expressed support for the application, since it has no consequential effect on either property. The criteria for approval (in italic) and responsive justification follow. Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 4 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building & Zoning Code is found to deprive subject property owner of rights and privileges e'!ff(Yed fry other property owners in the vicinity and under identical classification. Years ago, this portion of property was rezoned to reflect the commercial uses that had historically continued in the topographically flat areas to the rear of the commercial uses along Rainier Avenue North. The current proposal is to convert this historic commercial use to a parking structure to serve the new buildings. The structure remains entirely on the underlying commercially zoned property. This commercially zoned area is not a legal parcel. It is currently part of a legally platted and much larger parcel that is otherwise zoned R-l. It is, as a part of the Lot Line Adjustment discussed above, the proponent's goal to record a new property line around this area and include it in the larger commercial parcels. Although the property line can be redrawn 15 feet beyond the proposed structures, it would then embrace a portion of the R-l zone. It is the city's policy to discourage two zones across single parcels and it is thus requested by the proponent to align the proposed lot lines with the existing zone lines. However, it is the granting of the proposed reductions of the landscape buffers and the building setbacks that makes this trade-off possible. Additionally, it should be noted that, although it is the city's stated and oft reinforced goal to encourage parking structures, it is unique for one to be considered outside of the CBD. Further, maximizing the development potential of this commercial site responds to the demands for efficient use of zoned property in the city, allows the retail and commercial services that can be made available to this underserved neighborhood and maximizes the existing and grossly underused infrastructure paid for by the citizens, including roads, sewers and water. These benefits come to the city with the full support of the most affected abutting property owner. 2. The granting of the variance will not be materiallY detrimental to the public welfare or i,!/urious to the property or improvements in the vicinity and zone in which subject property is situated. The granting of this variance has no impact on the public welfare. The location of any potential impacts is internal to properties owned by the same owner and will have no impact on other adjacent owners. It is important to note that the landscaping between any commercial development, is of no value due to the significant grade change between the two uses. The grade change from the commercial building Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 5 floor to the main floor of the future residences above is more than 50 feet. The proposed building height of the parking structure is only 10 feet. Additionally, the existing dense third growth vegetation on the slopes between the Parking Structure and the residences is a minimum of 90 feet wide on the south and more than 150 feet on the north. This vegetation is proposed to remain in its natural state, except for the clearing of dead or diseased trees and the removal of non-native underbrush. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Approval of this request would only grant reasonable relief from the unique site and underlying zoning conditions. If such conditions also occur on similar sites in the city, they too would likely qualify for similar relief. Thus, approval here would not grant special privileges. 4. The approval, as determined by the Reviewing Official, is the minimum variance that will accomplish the desired purpose. The proponent had originally considered requesting approval of a zero setback at both the north and the south sideyards. However, after close work with the engineers and consideration of the parcels geometry, it was determined that although zero remains necessary a the north sideyard, five feet would be sufficient, practical and acceptable at the south sideyard. A variance granted at anything less than that requested would not provide sufficient relief from the difficult site conditions. Administrate Modification for l8-foot deep standard parking stalls This request is to reduce the required 20 feet length for standard stalls to 18 feet. This reduction would apply only to those stalls within the Parking Structure. A formal Administrative Modification may not be required (4-4-080F.8.b), but the applicant has been encouraged to provide a response by staff. The decision criteria for Administrative Modification (in italic) and responsive justification follow. Decision Criteria: Whenever there are practical dijjiculties involved in carrying out the provisions of this Title, the Department Administrator mcry grant modifications for individual cases provided hel she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: • Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 6 a. 5 ubstantial!J implements the poliry direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum atfjustment necessary to implement these policies and objectives; The 20 foot standard stall length is common and required for surface parking areas in the city. However, in parking structures, the code states that the minimum length parking stalls is 15 feet. The applicant proposes the stall length to be 18 feet. b. Will meet the o~jectives and safety, function, appearance, environmental protection and maintainability intended f?y the Code requirements, based upon sound engineeringjudgment; Cars and even SUV s have not been manufactured up to 20 feet in length for decades and those are now rarely seen on our roads. Additionally, when driving in a parking structure, it is natural to drive more slowly than on surface lots, giving each vehicle more maneuverable capacity. Thus the smaller dimension meets the objective of safety, function and protection and is commonly found in other parking structures. c. Will not be i,!jurious to other property(ies) in the vicinity; This proposal has no impact on any adjacent properties. d. Conforms to the intent and purpose of the Code; As noted in the code, a standard stall length of 15 feet would be allowed in a parking structure. e. Can be shown to be justified and required for the use and situation intended; and See b. above. j Will not create adverse impacts to other property (ies) in the vicinity. This proposal has no impact on any adjacent properties Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 7 Administrate Modification for the Dumpster Location This Administrative Modification is for the approval of the refuse pick-up locations. These locations occur in three places as shown on the architectural Site Plan. The refuse and recycling collection points have been located to the rear and sides of the project, distant to and screened from Rainier Avenue North, but these locations put them within 50 feet of the residential zoned property, which is regulated by city requirements. The decision criteria for Administrative Modification (in italic) and responsive justification follow. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator mqy grant modifications for individual cases provided hel she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: a. S ubstantial(y implements the poliry direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum at!justment necessary to implement these policies and ol?jectives; The policies and objectives regarding the location of the refuse and recycling collection points are intended to protect the adjacent residential occupants from the blight and noise that might sometimes be associated with their use. On this project, the uses remain topographically separated, will be screened by fencing and will be buffered by long distances of existing third growth vegetation. b. Will meet the ol?jectives and safery, function, appearance, environmental protection and maintainability intended ry the Code requirements, based upon sound engineeringjudgment; See b. above. c. Will not be i,!jurious to other property(ies) in the vicinity; This proposal has no impact on any adjacent properties due to the large topographic changes between the subject and the adjacent properties. d. Conforms to the intent and purpose of the Code; See b. above. • Rainer Station -Mixed Use Justification for Variances and Administrative Modifications Page 8 e. Can be shown to be justified and required for the use and situation intended; and See b. above. f Will not create adverse impacts to other property(ies) in the vicinity. This proposal has no impact on any adjacent properties due to the large topographic changes between the subject and the adjacent properties. • e JDA Group LLC 95 S Tobin st • Suite 201 • Renton. WA 98055. Ph 425-891-1002. Fax 425-687 1405. alhadeffjack@hotmail.com December 6, 2005 The City of Renton Land Development RE: Letter of intent to complete CC&Rs for Rainier Landing We will need to file CC&rs on the two or three properties that will comprise Rainier Landing. We also will need CC&Rs on the 6th Street Short Plat. These two projects will need to have the impact of the one development on the other addressed in the CC&rs. We will have these CC&rs created and filed after all relevant issues that impact the CC&rs are completed. Our CC&rs will needs to address the following (at a minimum): 1. Maintenance and repair of private utilities (particularly drainage). Drainage is going to be important to think about because the short plat will also be draining to one of the storm treabnent vaults within Rainier Station. Therefore, the short plat lots will also likely be part of the CC&Rs. With respect to sewer and water, I think the City will maintain the sewer and water main lines but maintenance of fire protection systems and private services/meters would be the responsibility of the building ownersitenants and described in the future CC&Rs. Maintenance of grease interceptor(s).? 2. Maintenance of landscaping and irrigation. Who will pay and how (proportionate to building size, lot size, equal??)? 3. Parking. Wh.o and how will responsibility be shared for general parking as well as the parking structure. You need to address maintenance, security, lighting, etc. AlSo, you need to describe how the parking spaces would be divided by the different building owners/tenants or if all parking is shared equally between the buildings and how that relates to maintenance, security, lighting, etc. Rich may have touched upon this in his project narrative, but I'm not sure. 4. Overall utility costs. How will on1Joing utility costs be divided (per building/tenant?). 5. How will the CC&Rs be enforced? Will each tenantlbuilding pay a monthly due? Will there be a managing entity? How will potential disputes between the participants be handled? 6. Building restrictions. Color, signs, tenants, etc. Those are the things that immediately come to mind. I'm sure there are others We will be looking to our team and the city for a complete set of conditions to be addressed in our CC&Rs. DEVELOPMENT PlANNING C/TY·OF RENTON DEC 072005 RECEIVED "e • DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whethe(an EISis required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary "delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information ,that will help d~scribe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the DEV~tRo~t to the words "project," "applicant," and "property or site" should be read as "proposal," " . Gfl11f~~Ngrected geographic area," respectively. DEC 012005 RECEIVED F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc11/18/05 A. BACKGROUND 1. Name of proposed project, if applicable: Rainier Station 2. Name of applicant: JDA Group, LLC 95 South Tobin Street 3. Address and phone number of applicant and contact person: Contact: Baylis Architects 10801 Main Street Bellevue, WA 98004 425-454-0566 Meredith Everist 4. Date checklist prepared: November 14, 2005 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Phase 1 (Building #1 and Site work) -Construction Start Date: Spring 2006 Phase 2 and 3 -Construction completion in 2011. Schedule dependent on economic conditions 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. There has been a Wetlands Delineation and Mitigation Report and a steep slopes and prepared by The Riley Group Inc, Geotechnical Engineers. There has been a Wildlife Reconnaissance conducted by Raedeke Associates. There has been a Traffic Impact Analysis conducted by Miria Associates. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are no other pending approvals or proposals related to this application. There are separate applications by the applicant on adjacent properties, which remain separate and independent from this application. P:\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 2 10. List any governmental approvals or permits that will be needed for your proposal, if known. Site Plan Approval. Landscape & Buil~ing Setback Variance Approvals. Construction and Building Permits. . 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project proposes'commercial development, a total of approximately 52,000 SF in three different phases along with parking structure and surface parking. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries . of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The total site area is apprOXimately 146,610 SF. The site is located along the west side of Rainier Avenue North at approximately NE 6th Street. The legal description, site plan and vicinity map are enclosed. B. ENVIRONMENTAL ELEMENTS ·1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other ______ _ The site is generally level with exempt steep slopes to the west and north side. b. What is the steepest slope on the site (approximate percent slope?) Steepest slolles on the site are greater than 40% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Mostly, the soil is dense to medium dense sandy silt with inclusions of peat, gravel etc. For details, see the attached Geotechnical Report. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The site and the vicinity is categorized, for convenience, into 3 slopes, the north slope, the central slope and the south slope. Most of the site is adjacent in the central slope and abuts the north slope. Neither slope faCing the project indicates any major landslide activity. The proposed developed portion of the site is also not included in the Renton Slide Sensitive Areas map. The. northeast .fCice of the slope does show some surficial landslide activity in the past. The south slope is on the outskirts of the proposed site and does not report any significant landslides. For further details, refer to Geotechnical Report. F:\projects\200S\MS-0106\01 Project Admin\06 Land Use\envchlst.doc 3 e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Cut Fill Net = = = 5,800 cy 1,400 cy. 4,400 cy. export f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. It is possible that some erosion could occur as a result of clearing and grading. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Final impervious area w,i11 be approximately 65% of total site area. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Some of the proposed construction is along the toe of the central slope but no work is proposed atop the steep slopes. . Measures to maintain slope stability, to reduce and control erosion will be implemented by using erosion-prevention practices such as structural supports and setbacks as recommended by the project soils engineer and approved by the City cif Renton. 2. AIR a. What types of emissions to the air would result from the proposal (Le., dust, automobile, .odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: During construction, emissions to the air would include occasional dust raised during the clearing and construction process, plus some diesel exhaust fumes from operating earth-moving vehicles and trucks. After the project is completed and 'in use, emissions to th~ air would be those associated with general parking uses: exhaust from automobiles entering and leaving the site. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None identified. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Periodic maintenance of all construction equipment and restriction of long-term idling of engine will be done. 3. WATER a. Surface Water: F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 4 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The site has a Category 2 wetland to the northwest of the site and a Class 3 wetland to the southwest. None of the wetland areas are on the subject site. There are two watercourses, one at each wetlands, that were routed decades ago through culverts beneath the commercial properties, Rainier Avenue, Boeing Field, and finally into Lake Washington. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes; there is a proposed parking structure and Buildings Two and Three that.lie adjacent to the northwest wetland, and Building One is within 200 feet of the southwest wetland. All construction is o~tside the designated wetland buffers. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None under this application. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No. F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 5 c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Storm water runoff will be collected from the impervious area and passed through a surface water bioswale as required by the City standards, then released into the City storm water sewer system. No detention of the surface water is proposed. 2) Could waste material enter ground or surface waters? If so, generally describe. Not likely. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: All exposed open land resulting from grading and construction will be landscaped with appropriate ground cover planting to hold the soil and mitigate the impacts of surface runoff. . 4. PLANTS a. Check or circle types of vegetation found on the site: Located only at toe of the slopes. ~ deciduous tree: alder. maple, aspen, other ~ evergreen tree: fir. cedar. pine. other ~ shrubs ~ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other _ _ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Limited alder, maple and cottonwood trees, and general lower canopy woodland plants will be removed for construction and paving. 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: Landscaping areas along the toe of the slopes will be planted with native vegetation to both provide suitable ground cover and visually blend into the surrounding area. Urban landscaping will be installed with irrigation along the frontage and interior planters. F:\projects\200S\MS-0106\01 Project Admin\06 Land Use\envchlst.doc 6 • 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 _________ _ Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. See Wildlife Reconnaissance. c. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for site and building lighting, power and equipment. Natural gas will be used for heating and food preparation. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The project will be constructed to meet the current standards of the Washington State Energy Code, as well as working with any energy conservation program established by the City of Renton. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. No special emergency services are anticipated. F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 7 2) Proposed measures to reduce or control environmental health hazards, if any: There are no environmental health hazards foreseen coming from this project. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The noise generated by airplane I jet takeoffs and landings at Renton Airport and the truck and auto traffic on Rainier Avenue will affect the site. 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. Short-term noises will be generated from construction equipment and materials delivery trucks. These noises would occur mainly Monday through Friday, between 7:30 a.m. and 4:30 p.m. On a long-term basis, noise would be generated by vehicles entering and leaving the site. 3) Proposed measures to reduce or control noise impacts, if any: During construction, this project will comply with all noise standards established by the City of Renton. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The entire site is currently zoned CA (Commercial Arterial) and contains three existing commercial buildings. Commercial properties (CA) and commercial buildings occur to the south, the east is zoned Medium Industrial (1M) and west and north are designated as Residential R-8. The west central anticline is designated Residential R-1. b. . Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. The three existing single-story buildings are auto sales and repair shops. d. Will any structures be demolished? If so, what? Yes, all three structures will be removed. e. What is the current zoning classification of the site? The site is currently zoned as CA, Commercial Arterial. f. What is the current comprehensive plan designation of the site? Site designated as Commercial. F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 8 g. If applicable, what is the current shoreline master program designation of the site? Does not apply. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. The steep slopes on the west and north are exempt. The water courses and wetlands adjacent to the site are beyond the property lines. Refer to the Geotechnical Report and Wetland Delineation Report. i. Approximately how many people would reside or work in the completed project? No residences are proposed. Approximately 250 people will be employed at the site. j. Approximately how many people would the completed project displace? Approximately 15 workers. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses-and plans, if any: See Project Narrative portion of the Site Plan Approval application. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate 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: Does not apply. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not inCluding antennas; what is the principal exterior building material(s) proposed. The maximum proposed height is 45 feet. b. What views in the immediate vicinity would be altered or obstructed? None. F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 9 c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? During hours of operation, the project will produce light associated with commercial buildings and parking lots, and lights from vehicles entering and leaving the site. No glare is anticipated as a result of constructing the parking lot. 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: All lighting will have fixtures selected to reduce glare. 12. RECREATION a. What designated and informal recreational opportunities are in the i~mediate vicinity? Walking, biking, eating and shopping. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Restaurant and retail . . 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. None. Does not apply. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. Does not apply. c. Proposed measures to reduce or control impacts, if any: None. Does not apply. F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 10 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site can be accessed from Rainier Avenue North directly. See site plans and vicinity map. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, it is served by Rainier Ave N. which runs along the east of the site. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will provide approximately 209 of parking spaces distributed between the 3 proposed commercial buildings. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No .. f. . How many vehicular trips per day would .be generated by the completed project? If known, indicate when peak volumes would occur. See Traffic Report. g. Proposed measures to reduce or control transportation impacts, if any: Payment of Traffic Impact fees as agreed with the City. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The project will not incur an increased need for special public services as the site has existing properties of similar land use. The additional commercial uses will have an incremental increase in fire, police and other emergency services. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 11 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Natural Gas: Water: Refuse Service: Telephone: Sanitary sewer: c. SIGNATURE Puget Sound Energy Puget Sound Energy City of Renton Waste Management Qwest City of Renton I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Contact: Name Printed: Date: November 14, 2005 F:\projects\2005\M5-0106\01 Project Admin\06 Land Use\envchlst.doc 12 ... crrv . )~ENTON .. ' ~athyKeollcer-Wbceler. Mayor PI ann ingIBuilding/P'ubiitW~rks Department Gregg Zimmerman P.E:,'Administrator '., """. '. ," . --~------------------------------------~--~.,~~~----------- April 12 ; 2094 Richard t. Wagner, Principal Baylis Architects, '1 0801 ,Main "Street Bellevue, W A 98004 Subject: Protected Slopes Exception through Modification Dear Mr. Wagner: I .• ,'. ,-.,;; .' ,,',' ~ .'.'. As you have requested, I have evaluated the gE;lotechnical report that you submitted as well as the ,slope ~valuation from The Riley Group, Inc. dated October 29, 2003 in order to determine whether or not the slopes on your site qualify for a.~ -exception through modific~tionn per Renton Municipal Code Section 4-3-050J .5. The'Slope Evaluation submitted by The Riley Group, Inc. concludes: ' ... [It] is our conclusion that the northern and southern east-fadng stenps/opes. and the top of the north-' facing slope associated with the southern ea~t-facing slopes. were man-made by WSDOT and/or th~' , subsequent site owner. and that they wl(1re the result of natural resourc:e recovery activities. utility , ' installation, and/or public and private road improvements. This includE!S the limited-height (typically about 10 feet tall) steep north-facing and south-facing slopes associate('J with the utility installation that ' traversed the top of !he steep ~outhern east-facing slope (e,ast of N,W. tf' Street).· 'Regarding the history of slopes not addressed above, .the Slope Evaluation states: , "The south-facing and the ref!laining north-facing slopes. directly adjacent to the southern east-facing slope. also may have been altered. ,However, b.as~d on. aeria1 photograp'hs from 7956 to 2002. the shape of the level area at the toe of the slope andfjlbng Rainier Avenue remitined.about the same. if!dicating that significant additional grading did not occur. No' other anecdotal or recorded evidence was found indicating additional work on these areas .• It is my delermination that the slopes,identifled,on Exhibit A qualify for e,xceptions lhrough modification, per Renton Munjcipal Code Section 4-'3-05P,J5.l:>n. Therefore. filling and grading . .could occur OR the, slopes , identified in Exhibit A. with the benefrt of the applicable permits.aod land use approv.als. Although the slopes qualify for ex¥eptions ~hn?ugh modificati~n', grading permits and/or, a .fill and grade land use approval may still . be required. Please submit plans to the DevelQprrienlServices Di-.jslon for the app.r.opriate permit processes prior to beginning any work on site. Furthermore, this determination that the slopes qualify for an exception through modification does not mean that development or construction will be allowed on the slop~s. RMC 4-3- 050.J5.bii aUows only filling and gr,ading on slope~ that qualify for the e>:peption. F'urther geotechnical review will be required as part <?f any proposed development on the subject ~it(l.· , , '" This determination will be final u,!less' a written appeal of this administrcltive determlnatio'n is filed with the CitYs Hearing Examiner within 14 days ofthe date of this leUer. See Section 4-8-11 of the Renton MUllicipal Code for further information ofthe appeal process. . Sincerely. j)l1ecn ~/1f!1Ifefl11~ Gregg zimlnlrm£ j Planning/Building/Public Works Administrator DEVELOPMENT PLANNING CITY OF RENTON DEC 072005 RECEIVED -------------lO-S-5-S-ou-t-h-G-ra-d-Y-W-a-v---R-en-to-n-.-W-a-sh-in-£-to-n-9-8-o-5-5--------~--~ \q~\.~ C-~ UT\\).\\~ c.c>T J. ~..> , H ' III ,II m I I ill ~I i ,II I'~ "I i I _ ,Y , I! H i Reference: Boundary & Topographic S~cy "Rainier Avenue Mixed Use". by Triad Associates. dated 26 September 2002 .. ~I ,q'N'~ G.VT) ~C>tJ~1 ,Q4Z QVr ~~ ... .. ::k.. ·l J I ~ fill' l II-It;i;~\'''> :. '\ l.l·· c.:-: :) ~f'r: ~.f~ ~~ -------.-~.,,?P. t9~ I~"",\al.... M''ll~·'''tE.. Y i Ii Gr.Iphical scale: '" • f!IJ +N 'Is 'The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728LAKECITYWAYNE . SEAmE. WASHINGTON 98J:tS Topographic Site Plan Figure J Site Addn...· 3~9 _ 62'l1LUni ... A".,.,un N. R ....... n Woch:nD1nrt Exh.b,t-A .. ' : .. ~,: ~'~~.,~~ , .. .... :. ~ . .::. , • 1 1-----· .' -"';-, WETLAND BOUNDARY MAP '-1 1, .. ~.:. .: . ~ .:. .," .; ',"" .. ; .: ~. J ·.··-·-,'~·-·<'::\-i:PWt~9t'~~~M-~~NG:;··· . : ~ ;.-", .' .: .... D~O :07 ·2005 " . ,. .' . .~ \. :~. -', STREET NW 4TH PLACE NW 4TH STREET ... ; SOUTH w :::> z w ~ SOUTH ZONE X 7 STREET STREET NORTH ZONE X NORTH :r: f-cc 0 z w :l Z uJ > « II> ~ « :::; ..J ~ 8TH STREET z 0 f-l:J Z :J: (J) « ~ u. '" :) 6TH STREET 0 z 5TH STREET w :::> z W ~ 4TH STREET >-"" ..J a: ..J « W a. a. 3RD STREET NORTH 2ND STREET " , '" 8 '/' CITY OF RENTON 530088 • APPROXIMATE SCALE IN FEET 500 0 500 = = = • NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 9TI OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY' ',,, NUMBER PANEL SUFFIX ' , KING CQUNTi, UNINCORPORATED .. REAS S3fJ071 0977 RENTON, OTY Of 53OO6S 0977 MAP NUMBER 53033C09n F 072005 -~ ,RECEIVED is an copy map. It ¥VaS extracted using F-M1T On-Une. This map does not reflect changes or amendments which may ha'lJe been made subsequent to the date on the t!tJe block. For the lateSt product information about National Flood Insurance Program flood maps check the FEMA Flood Store at www.msc.fem " ./ • Proje~t Memo/Report OJ TO: Rich Wagner, Baylis Architects FROM: Matt Weber, P.E. DATE: 4/15/05 SUBJECT: Rainier Mixed Use Parking Expansion -Stream Hydrology FILE NO.: 203615.10 I have reviewed the correspondence from the City of Renton dated October 20, 2004 regarding the Rainier Avenue Mixed-Use South Parking Lot. The following is intended to satisfy their request for additional information regarding the hydrology of the stream/watercourse and the effects of filling and culverting the existing drainage. The proposed parking improvements will fill a portion of an existing wetland. From review of City of Renton storm system mapping and from field observation, surface flow to the existing wetland is from the adjacent slopes and from the City's storm system on Taylor Place NW. The headwaters to the ditch/watercourse generate from surface water discharged by an existing culvert from Taylor Place NW. The total tributary area is approximately 10 acres. Surface water from the drainage system in Taylor Place NW drains down a relatively steep ditch/watercourse until it reaches the flatter reaches which have been delineated as a wetland. The existing wetland is drained by a 24"CMP culvert which connects to the City's storm system in Rainier Avenue. The culvert is located at the lowest point of the wetland and therefore drains the wetland before significant ponding can occur. We have calculated the peak 100-year/24-hour flow from the upstream basin and the existing culvert is more than adequate to convey existing surface flows (see attached calculations). It appears that the wetland is formed and hydrated as drainage descends the adjacent slopes and watercourse and meanders to the existing culvert. The proposed parking improvements will fill the lower portion of the wetland and the existing culvert will be extended to continue to intercept the existing upstream drainage. With construction of the proposed improvements, there will not be a significant alteration to existing hydrology. In addition, because the culvert is located at the lowest point of the wetland, no increased ponding over existing conditions is expected within the upstream. I trust this information is adequate to satisfy the City's concerns and for approval of our proposal. DEVELOPMENT PLANNING CITY OF RENTON DEC 072005 HECEIVED Withrro Address _---..------.,--______ _ Date ,//1.5-:65:' ~" ~A~/'1 ''''r I ) f/.". .Y ~:-' _ Fax# -/ .~ / 203f?;>/-. 0 # Faxed Pages ________ _ By /t/l. We 6.~~r o page. of J/ o Calculations o Fax o Memorandum o Meeting Minutes o Telephone Memo ull 01. m : Civil Engineers Structural Engineers Landscape Architects I . Community Planners ?J/;iec-hve. l)e~~II?'1/l1e, .;'/,w~ Ir;~"~Ii!J.:J/~· e;yJsh'YIj · ,. Ct4.!'yerl r a"1~1&e 1Jcl!-~/;/'11 "t ~lfJh/~terCd«t~e, Land Surveyors '+ /(? 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Suite 320 Seattle, WA 98104-4421 206.267.2425 206.267.2429 FAX • . ..., ... 7//.':::-/.) ojec( No. ,?V_' t?!'...,e; " - Phone _________ _ With/To _____________ _ Fax# ___________ ___ Address ___ ---;--____ _ /J I - / _ Date __ --Lr-,l./~"/_;,_""-',-!"'-O-=~'------- # Faxed Pages _______ _ By /11, I~...:::~c...::·. 6e:..:::..:~r ___ ___ ?2.1'i/~¥-'-t -.:2. ;;?~ erA q i>o -?-/ ~</-I ... -?~/fJ d's , ..... o Page I. of _11_ [] Calculations o Fax o Memorandum o Meeting Minutes o Telephone Memo :L /1 II Civil Engineers Structural Engineers Landscape Architects Community Planners : Land Surveyors Neighbors 7:i t>-;;,{'1' (1 (!~(/ar.1 ~..{IZ. /, ~~ I (f! 'Y3-7~;~~ ..• /&'0c::Y~/r:2Y.'~L ~-t'-:~1' #O?-~ ~<.t?qc:"'/~V4A//"V .£~4U#d.- c.f' /I 0 ~J6110/t,;/. . V If this does not meet with your understanding, please contact us in writing within seven days. THANK YOU. 253.383.2422 253.383,2572 FAX 'DsEATTLE 316 Occidental Ave. S. 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I J II II ~!I~!! iJi," ~JI P.':' III • r~'I! ~(I' , ~.J ~~!I 1iiI ... iii Rainier Mixed Use -Parking Expansion Culvert Analysis M. Weber, 4/15/05 Culvert Basin Event Summary: BasinlD Peak a Peak T (cfs) (hrs) Culvert Basin 2.26 8.00 Culvert Basin 6.18 8.00 Drainage Area: Culvert Basin Hyd Method: SBUH Hyd Peak Factor: 484.00 Storm Dur: 24.00 hrs Area Pervious 6.5000 ac Impervious 3.5000 ac Total 10.0000 ac Supporting Data: Pervious CN Data: landscape 2nd growth forest Impervious CN Data: CN 83.50 98.00 81.00 86.00 Impervious Area (ex. lots & ex. roadway) Pervious TC Data: Flow type: Description: Fixed Tc Impervious TC Data: Flow type: Description: Fixed Tc Peak Vol Area Method Raintype Event (ac-ft) ac floss 0.9070 10.00 SBUH/SCS TYPE1A 2 yr 2.2829 10.00 SBUH/SCS TYPE1A 100 yr loss Method: SCS CN Number 0.20 SCSAbs: "Intv: TC 0.17 hrs 0.17 hrs 3.2500 ac 3.2500 ac 10.00 min 98.00 3.5000 ac length: 0.00 ft length: 0.00 ft Slope: 0.00% Slope: 0.00% Coeff: 10.0000 Coeff: 10.0000 Travel Time 10.00 min Travel Time 10.00 min 71 I '\ 180 168 156 144 132 2: 120 d .., I-"' 108 ..J a.. ..J "' 96 a: ~ l-t> ~ a: I-84 en 72 en w :t: en 0 z u.. 60 0 z z 0-54 § .... W a: C) W' 48 a: > <l ..J :t:-" ::, /0 0 42 . en /" -u.. 0 0 .-/ a: w ~6 .... w :E 33 <l 0 ::E 30 d 0 27 a: "' 0 z ·24-·--·----- "' l- e/) 21 18 15 --L 12 BUREAU OF PUBLIC ROADS JAN. 1963 10,000 8,000 6,000 5,000 L,OOO 3,000 2,000 1,000 800 600 500 400 300 200 60 50 40 30 HW o 20 10 8 EXAMPLE 0= 36 inch~s (3 0 lui) Q. 66 cfs !!.!.* HW 0 (lee') (I) 1.8 5.4. (2) 2.1 6.3 (3) 2.2 6.6 -0 in feet .-/ /"" / ~ .... ~/ 1-~ > .-/ . '= SCALE ENTRANCE TYPE (I) H~odwall .- (2) Mitered to conlorm ....... to slope (3) Projecting CHART 4 (I) 1.;..~o .~ r- I=-5. ~ t--ct. f-3. ~ f-2. F- (2) {;~.? (3) r-6. ~ ... O I-5. ..... 6. I-5. t-4. ~ f-4. f-3. I-3. /. --:-------r Z. -2. 0-~ t--1.5 :t: -(/) -f-1.5 a: .. -1.5 w .... w-. :E <l -0 Z - :t: E:-1.0 ~ 1.0 .... 0.. l-I-1.0 w 0 f-.9 t--.9 a: w . ~--.. .... I-.9 <l ~ 1-' .8 f-.8 0 <t W I-.8 :t: r--: .7 -.7 . ~,~b -I-.7 6 5 4 Ute scale (2) or (3) project To ho rizontall, 10 scale (I), then - 1--.6 us e straight inclined line through r-.6 3 D and 0 scales, or rever sa as I-.6 ill ustroted. 2 1.0 '-.5 '" '-.5 , '-- \ Lr l .5 tU ,0 I'" 1Q\rl ),~I -(/ \' A'EADWATER DEPTH FOR \>~V \ \ // I C. M. PIPE CULVERTS \>Xlf" WITH INLET CONTROL \ $-20 KING COUNTY, WASHINGTON,SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNQFF CURVE NUMBERS (PubUshed. by SCS In J982) Runoff curve numbers for selected agricultura/, suburban and urban land use for Type lA rainfall distribution. 24-hour storm duration. CURVE NUMBERS BY HYDROLOSIC SOIL GROUP lAND USE DESCRIPTION A. B C D' cumvated 1and(1): winter-conditton 88 91 9t .95 .- Mountain open areas: low growing brush and grasslands 74 82. 89 92 Meadow or pasture: 6S 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 '~81 Wood or forest land: young second gr9.Wth or brush. . 55 .~.8= Orchard: with cover crop 81 " Open spaces,.Iawns..parks, goD courses, cemeteries. landscaping. ~ good concfJtlon: grass coyer on 75% 68 or more of the area 80 fair condition: grass coyer oil 50% to 75% Of the area n 85 90 92 . Gravel roads and parking. lots 76 85 89 9t Dirt roads' ai1d parking lots 72 82 '. 87 89· ~ ImpervioUs surfaces, pavement. roofs. elc. -98 98 r~ 98, Open water bodies: . lakes. wetlands. ponds, etc. 100 100'100·· 100 Single FamDy Residential (2) Dwelling Unit/Gross Acre "'Impervious (3) . Sepal1!t9 CUMt nUmber t.O DU/GA 15 1.5 DU/GA ' . 20 shaH be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 Impervious portion 3.0 DU/GA 34 of the site or basin· 3.5 DU/GA 38 .. "" 4.0 DU/GA 42 4.5. DU/GA .46 5.p· DU/GA" 48 5.5 DU/GA .. .. .50 .... .. . 6.0 DU/GA 52 6.5PU/GA .. 54 .. 7.0 DU/GA. 66 .... Planned unit deveiopments. % Impervious . . .. condominiums, apartments. must be computed .. -.' commercial business and IndusUlal areas. .. .' . (1) For a more detailed descriptIon of agricultural land use curve numbers refer to NatIOnal Enganeenng Handbook, Section 4, Hydrology, Chapter 9. August 1972.· (2) Assumes roof and driveway runoff Is directed into street/storm system. - .. , -' U ...... (3) The remalnJng pervious aress (lawn) are considered to be in good condition for these CUtVe numbers. r--. .. 3.5.2-3 11/92 KIN G C 0 U N T Y. WAS H I N G T 0 N.S U R PAC B W ATe R D B 51 0 N MAN U A L . '--' .. FIGURE 3.5.1C 2.YEAR 24-HOUR ISOPLUVIALS r~' 2-YEAR 24-t-tOURPREC1PITATION " .. //. . __ 3.4 --ISOPLUVIALS OF 2~YEAR 240HOUR . TOTAL PRECIPITAtiON IN INCHES o 1 a S 4 5 • .7 .......... . 11300.000 3.S.1-8 1190 ---,Z ___ '1~I2.,-,,="--"'z. .... ,,-,=,O=---iLL"'~ __ '~'~· ".11" tZ . ..D.),~, \,ZI_" ____ KIN G C 0 U N T Y. WAS H I N G TON. SUR PAC B W A T B R [) B S I G N MAN U A L FIGURE 15.1H lOO-YEAR 24-HOUR ISOPLUVIALS. Oo-YEAR 2+HOUR PRECIPITATION 3.4 ---ISOPLUVIALS OF 1OG-YEAR 24-HOUR . TOTAL PRECIPITAnON IN INCHES o 1 2 S 4 5 , 7 8Mlles 11300,000 3.5.1-13 ·-----II.=a>::....!'4H'".-~--. ~ .:.-~.:... .. .1!,~~. __ _ ------_._--------------.,--,..-. -- September 4, 2003 AECEIVED· . SEP 082003. 'P, • Mr. Jack Alhadeff IDA Group LLC 95 Tobin Street, Suite 201 Renton, W A 98055 BAYLIS ARGHIT~CTS . Re: Wildlife reconnaissance of AlhadeffUplands, Renton Washington Raedeke Project 2003-029-001 Dear Mr. Alhadeff: As you requested, I conducted a wildlife reconnaissance of the AlhadeffUplands project site located in the City of Renton, Washington. The project site consists of approximately 6 acres located west of Rainier Ave. South, south ofNW 7tlt Street, east of Stevens Avenue, and north ofNW 5tlt St. if extendeq to Rainier Ave~ So. as per the IDA Group Townhome 2003 CPA Rezone figures provided by Baylis Architects. The specific objective of the survey was to respond to the August 26,2003 letter from Mr. Gil Cerise of the City of Renton, Item 1 regarding the presence of herons and bald eagle habitat or nests on the subject site. My reconnaissance was conducted on the morning of September 3,2003. At the time, the weather was clear and warm, with only a mild breeze, thus offering excellent conditions for observation of wildlife on site. The reconnaissance was conducted by scanning the site from Rainier Ave. South, NW 5tlt, 6tlt, and 7tlt Streets with binoculars, and traverses across the site down the ridge slopes, and up the two draws. My observations are summarized below by species of concern. Bald Eagles No bald eagles or bald eagle sign was observed on the project site or on the surrounding lands. No bald eagle habitat has been mapped for the area by the Washington Department ofFish and Wildlife in the Priority Habitats and Species program inventory. The closest bald eagle habitat is the nest and associated territory on the south end of Mercer Island. . DEVELOPMENT PLANNING CITY OF RENTON DEC 072005 RECEIVED 5711 Northeast 63rd St. RAEDEKE ASSOCIATES, INC Seattle, ~ 98115 C J 'J4;. SCJo· -Z leA EJ (206) 525-8122 ... . ',,"'. " ... ... ,,' ..... . Mr. Jack Alhadeff September 4, 2003 Page 2 Given the lack of conifer trees of sufficient size or configuration for nesting or roosting, the high degree or urbanization 'and disturbance in the area, and the lack of foraging areas in the vicinity, the area does not provide any habitat for bald eagles. The few larger conifers that are found on the site are generally rooted in the lower areas of the site, and do not provide the type of access that eagles prefer. Also, the immature tops do not provide adequate branches to support a nest structure. An occasional transient bald eagle may be seen in the area, such as is common for most oft.'le region, but this site would not provide any of the life requisites for eagles. Great Blue Herons No great blue herons, heron sign, or nesting sites were observed on the site. Again, the Washington Department ofFish and Wildlife in the Priority Habitats and Species . program does not map any great blue heron nesting habitat on the site. The wetlands on the site likely do not provide substantial foraging areas for great blue herons, as they do not contain the hydrologic conditions conducive to supporting amphibians and other prey for herons. In addition, the wetlands are overgrown with exotic vines and shrubs that would make foraging by herons very difficult. Four great blue herons were observed to the south of the site, 75 to 100 feet northeast of ili ' the east end of the NW 5 Street (see attached figure). At least one of the herons was an adult. The herons were observed sitting and flying into a western hemlock tree within sight of the eastern most house on the north side ofNW Sili Street. The tree is located about halfway up the slope. , The tree in which the herons were observed is approximately 250 feet from the nearest edge of the proposed townhomes, and likely woald be out of site of the development. It is approximately 50 to 75 feet from the closest house on NW 5th Street, and would be in clear view in the spring when the trees do not have their leaves. No nests were observed, however it is likely that one or two nests are present in th~ as local residents reported seeing nesting herons in this location. If nesting occurs at this location, this is likely a temporary satellite nesting area for herons that are periodically forced to abandon the Black River colony when the bald eagles attack. Similar temporary colonies have been found in other areas to the south, and they are eventually abandoned and the birds return to the main colony at the Black River site. The current • Mr. Jack Alhadeff September 4, 2003 Page 3 site is very marginal great blue heron nesting habitat due to the extensive disturbance in the area and the lack of substantial foraging areas nearby. . '.... ~ If you have any questions aboutthe results of this reconnaissance, please feel free to call me at 206-525-8122 at your convenience. . Sincerely, Ke th J. Raedeke, Ph.D. Wi ife Biologist ~~~~:"':--+--+---r-Heron Tree .-.-- o 'JDA Group Townhome 2003 CPA & Rezone .. J03-M-11 (LUA 02-143) -Erosion Hazzard Map o Corporate Boundaiy Study Area Erosion Hazzard Boundary 300 600 1 : 3600 ........ Rainier Station -Mixed Use Renton, Washington November 17, 2005. Construction Mitigation Description: PRINCIPALS Brian Brand, AlA Richard L. Wagner, AlA Thomas Frye, jr., AlA The project proposes to develop approximately 52,000 SF in three separate buildings on a site adjacent to Rainier Avenue North; a grocery market, retail, office, potential restaurant space and parking structure of approximately 209 stalls. The three buildings vary in height from one to three stories and a foot print ranging from 12,000 to 21,000 SF. Vehicular access to the site is provided by two main driveways along Rainier Avenue North, plus a third driveway that serves a loading area for Building 3. A two-level parking structure is set along the northwest of the site. The proposal also includes construction of shored and retaining wall and rockeries as recommended in the Geotechnical report. Off-site improvements include frontage sidewalk all along Rainier Avenue North with landscape that will be in accordance with the recommendations from City of Renton. Power for site ligh ting and utilities will be extended from existing services. Construction Dates: Construction is scheduled to commence in the Spring of 2006, upon issuance of the Site Plan Approval and the Construction Permits. The project will be constructed in phases, commencing with . site work and Building One. Hours and Days of Operation: The hours of operation for the construction will be from 7:00 am to 4:30 pm, Monday through Friday, unless specifically approved by the City. Proposed Hauling and Transportation Routes: Reusable topsoils will be stripped and stockpiled for use in landscape areas. Most of the excavated materials will be re-used on the subject sites and on adjacent sites that are also under the applicant's ownership. Excess and unsuitable materials will be exported to approved dump sites using haul routes approved by the City prior to commencement. Measures to mitigate the impacts of the proposed construction will include installation of an approved Temporary Erosion and Sediment Control Plan, installation and maintenance of a mud wash-off area, periodic sweeping of paved access areas and roads adjacent to the site, periodic wetting of dry soils to reduce dust, and periodic maintenance of equipment to reduce emissions. ... -NT PLANN\NG : ::::',:~~LOPME RE"I'TON .. ' erN OF ,'I I DEC 012005 'RECE\VED 10801 Main Street Bellevue, WA 98004 T 425 454 0566 F 425 453 8013 www.baylisorchitects.com , .' '- Rainier Station -Mixed Use Construction Mitigation Description Preliminary Traffic Control Plan . . Page 2 Construction traffic and all egress will be via the frontageart~rial of Rainier Avenue North. Egress is not projected to be problematic due to the existing distances of visibility, anticipated traffic volumes, and the existing center left turn lane. WHEN RECORDED RETURN TO Name Address Jack D Alhadeff JDA Group, L L C SUite 203 11661 Southeast First Street Bellevue, WA 98005 Escrow Number 01200037 1111111'-!f~~~'VI~t.u02197 E1866388 tz/04/Zee2 13:5a KING COUNTY, lolA TAX ~4 eal ee SALE $I,a5',~ee e 12." PAGE 001 OF 001 Filed for Record at the Request of STEWART TITLE GUARANTY COMPANY STATUTORY WARRANTY DEED ~TE\':,'\I"\T Til LE dct'21 3c:)~ '-1' The Grantors, DOROTHY MEYER, Individually and as Trustee of the Eugene ~eyer Testamentary Trust, and RICHARD GIOVI and PATRICIA GIOVI, 'husband an~ wife, DBA Richard GIOVI and Gene Meyer Partners, a Washington general partnership, In and for . consideration of Ten Dollars and other good and valuable consideration, and as ,Part of an IRe Tax Deferred Exchange In hand paid, conveys, and warrants to JDA Group, L L C , as to an undivided 70% Interest, and I D KLINE CORPORATION, an Oregon corporation, as to an undivided 30% Interest, as tenants In common, and not as partners of a partnership, the follOWing described real estate, situated In the County of Kmg, State of Washington AbbreViated Legal Ptn of Bk 1, 2, 3, 5 & 6, Woody Glen Addition, Vol 47, pgs 91-92. and a Ptn' of Bk 17 & 22, Latimer's Lake Park Addition, Vol 18, pg 63 Assessor's Property Tax Parcel/Account Number 956480-0007-05, 956480-0106-05, 956480-0110-09, 956480-0175-01, 956480-0070-07, 956480-0170-06, and 420240-1210-04 That portion of Lots 1 and 2, Block 1, lYing southerly and easterly of the center hne of vacated South 123rd Street, Except that portion thereof lYing northerly of a line which IS 110 feet southerly from and parallel to the southerly margin of South 1220d street, DEVELOPMENT PLANNING CITY OF RENTON DEC 072005 RECEIVED " Together with that portion of Lot 3, Block 1, lYing westerly of the center hne of vacated South 123n:1 Street, And together with Lots 4 and 7, Block 1, except that portion lYing northerly and easterly of vacated South 123n:1 Street, And together with the north 150 feet of Lot 2, Block 2, the west 61 72 feet of the north 150 feet of Lot 3, Block 2, the north 125 feet of the East 28 28 feet of Lot 3, Block 2, . the north 125 feet of Lots 4 and 5, Block 2, the north 140 feet of Lot 6, except the west 14 99 feet thereof, of Block 2, and all of Lot 7, Block 2 and together With the southerly 100 feet of Lot 7, and all of Lot 8, Block 3, all of Block 5, Block 6, except the south 192 feet thereof, All In Woody Glen Addition, according to the plat thereof recorded In Volume 47· of Plats, pages 91 and 92, records of King County, Washlligton Together With that portion of Block 13 and 22, L~tlmer's Lake Park Addition, according to the plat thereof recorded In Volume 18 of Plats, page 63, records of King County, Washington, which hes east of said Woody Glen Addition and west of a hne drawn parallel With and 50. feet westerly when measured at right angles and/or radially from the center hne of Primary State Highway No 2 (Rainier Avenue), and extending from Highway Engineer's Station 80+30 southerly to Highway Engineer's Station 88+75, Except that portion thereof lYing east of the south 192 feet of Block6 of the Plat of Woody Glen, And together with Lots 1 through 6, Inclusive, Block 17, Latimer's Lake Park Addition, according to the plat thereof recorded In Volume 18 of Plats, page. 63, records of King County, Washington, Except portion conveyed to King County for road purposes by deeds recorded under Recording Numbers 956173 and 2032137, Together With that portion of vacated Northwest 7th Street as vacated pursuant to Ordmance No 345, recorded under Recording Number 801103052, WhiCh, upon vacation, attached to said property by operating of law, And together With that portion of vacated South 123n:1 Street as vacated pursuant to Ordinance Number 4357, recorded under Recording Number 9206181901, which upon vacation, attached to said property by operating of law t"-- SUBJECT TO Matters of public record only Dated January 29, 2002 STATE OF WASHINGTON COUNTY OF KING On this day personally appeared before me Dorothy Meyer and Patncla GIOVI, to me known the Jndlvldual(s) desCribed In and who executed the within and foregoing " inS ment, an acknowledged that they Signed the same as their and voluntary act for 1he uses a d purposes therein mentioned' STATE OF WASHINGTON COUNTY OF KING I hereby certify that I know or have satisfactory eVidence that Dorothy Meyer IS the person who appeared before me, and saId person acknowledged that she SIgned this Instrument, on oath stated that she IS authorized to execute this Instrument and acknowledge It as the Trustee of the Eugene R Meyer Testamentary Trust to be the re~ and voluntary act of such party for the uses and purposes mentioned In thiS Instru (printed name) residing at _---!......:....lIL-.&ooi~= _ _=~l_+_-- My commiSSion expires on -""""f---:-+-",""-C:..--- STATE OF WASHINGTON COUNTY OF KING I hereby certify that I know or have satisfactory eVidence that Patncla GIOVI IS the person who appeared before me, and said person acknowledged that she signed· thiS Instrument, on oath stated that she IS authorized to execute thiS Instrument and, ackno as the Attorney In Fact of RlchardGlovl to be the free and voluntary act such pa y for the uses and purposes mentioned ·In thiS Instrument Notary ubllc In andJ~.tDE":::i1::Bti! of Washington ROaERTE. (printed name) /1 _ residing at 4:j,!/$~ My commlsslonexplres on -~t.....;..,~ ......... --- --80/11,'03 "'Err· f:' ~1=l~.HSL CrrY OP ~ENTON, WASHINGTON ORDINANCE NO • ...lill.._ 5.00 ,\:*-I'*5.QO 11 AN ORDINANCE OP THE crry OP RENTON, WASHINGTON, VACATING A PORTION OP N.W. 7TH STRBET ('!AC-3-8D- DICKSON) WHEREAS a Propel" petition fOt vacatiqr a portil)Jl of N.W. 7th Street, . F.el'lton, Ki"l County, Washington, was duly fned with the City Clerk on or about May 23, 1980, tIJld aid petition having been signed by owners representing more ~an two-thirds of the l)roperty abut~ng upor. such street sought to be vacated; and WHEREAS the ctty· c.ouncn by Resolution No. 2343 passed and approved on June 9, 1980, and af\er due investigation, did fix and determine the 14th day or July, 1980, It the ilOUr of 8:00 P.M. in the City Councn Chambers cf the City of Renton to b~ the \imp and place for a public hearing thereon, and the City Clerk having given due noli'!8 ot 31~h helil'lng In the manner provided by law, and all persor.s having been heal'd nppenrirrg in favor 01' in opposition thereto, and WIIEREAS the Depnrtment of Public Works and the Planning Department of ti18 City of Renton having duly cor:'Iidered said petition for said vacation, and havir.g found Sf.mc k be in the public interest and for the pul)lic benef:., and no. injury or &iinage to an~' person .or ?roperties wal result from such vacations; NOW THBREFORB, THE CrrY COUNCIL OP THE CrrY OF RENTON, WASHli'l·JTON.DO ORDAIN AS FOLLOWS: 3£, :nON I: The (onowing described por~ion of street, to-wit: See Exhibit nAn attached hereto· and made a part hereof as if fully set forth herein. BE ANQ ,'HE SAMB IS HEREBY VACATBD SUBJECT to an easement over, QCrcSf, under ,lI:d on all of the aforedescribed property in favor of the City for utility elld related P'4rp08oB. ~TlON Dt TIle City Councn hereby elects to charge a fee of one~alf )t $1 .~N pel' square toot to Petitioner-Owners, said amount not exceeding one-half of &.3 Chy's (1.[::~I'I1aal of the right-of-way int8l'68t herein vacated, and such charge being 'flU< ne 'e :u proper. STAn OF WfoSHtMTON} SIo r.OURTY OF IIII.'1l ! L) .. -.• ~JI:!.c,:.. .. "L._-,.VJ.w.D .... City Clift In Irld la till ~ ell 1tIIItuft. W"h,.··I"o. do ~ .. tby certlly lhr. 'hi !~ Ortllllll1Cl II I IN. Ind carretl "Pt "1 0"".10<'1 No . .J..~ . .) . .!>.: ...... cl 'III CIty oIl1w1lon. " II ",pes" on rll' at RequeStI~otc •. DnG Go lunhlf t.nlly Ihillhe 11Il10 ft .. lIIIn pUbl",*, ICco,d ... I :~I 1'1.1 ..... WIt ...... , I 116 .. j_ID lei !!If ~ IIId aHiUf 'he 1M! .1 Ih • . 1WI1RII. ..... 6hWI-fLt. ..... ~!iIW..g;;Rw:....:J:· '::,.:o',.:lItnIon, Ihll ••• 4~._~ __ ..... _._ oI.'-'I.-~"'.~J;,.. .. .ts.JI ... '_ ....... . ~ . /l '--.h'" "'.C'/ . .. -.... k.-•.. ¥ ... _...cL.t.. • ..Y.. ••••• ~ ~ C"'~ .' -. .. ," .~"'.~,~,,,~,~ -~':' '~:'f.~,:>.",.t:.~~i;,,".~.-.,:.,:~~-;)~:~7:.~~~i~~'~~i.E~~~·~~<1r~~~J~r~~5:!f~~:~\~ -- ~~C'l10N m= 'lbls Ordinance shall be effective upon its passage, approval and five days after its i'UbU~at1on. A certified copy of .his Ordinance sha!l be fil{.d with the O!fice of Records and Elections, King County, and as otherwise provided by law. PASSED BY THB CITY COuNCIL !biJ ~ day of July, 1980 ~~;.e~~ H8z1~a E. MOtor. Deputy' City Clerk APPROVED BY THBMAYOR this J.!lsbday of July, 1980. Approved as io form: 6, r "S .. ~ld:r ••••• I ••••• i!I ," I I I I I I .'. . N M ~ o ", --... EXHIBIT IWI N.W. 7th Street VAC-3-80 All that portiun of N.W. 7th St. (5. 122nd St.) baving a width of 60 ft. lying southerly of Block 4 N. H. latimer' s Lake Washington plat as re- corded in Volume 6 of plats. page 70 records of King County Washington and that portion of vacated 90th Ave. S. adjacent; northerly of the nortn lines of Blocks 16 and 17. latimer's lake Park Add •• as recorded in V~l. 18 'of Plats. Page 63 records of King County Washington. extended;' east!l!r1.v, of the easterly right-of-way line of Taylor Ave. N.W. extended from the N.W. corner of lot 1. Block ill said plat, of latimers lake Pari: Add. across Ncrthwest 7th St. to the ,Jlll'the;'ly right-of-way Hne ther:-eof. and westerly oT u'e westerly rignt-Of-Way iine of Rainier Ave. n. (State Highway No. Z) extended. As situated within the S.W. 1/4 ~f Section 7. Township 23 N •• Range 5 E •• W.M. ) 84/04/09 *0614 B ~ REeD F 4.00 i! CASHSL *';:11:1.:4. 00 ~ UTILITIES 55 ( _, _. ~ \-Q.\.c::.~f\~ (;..'0" \ 1"f\eT~t4· , ~ EASEMENT ,t"':> ~,",. ,-(,..fC.t.)2. ('(\ ~'i , .' "d THIS INSTRUMENT/made this ~i day of ,::3~u I.l,l ~ ~ t 19!r. by and between AG & M . Auto a es, Inc. herei nafter call eel ~. "Graf'tvr(s), II and the CITY OF REi'HON, a Municipal Corporation of King ~. County. Washington. hereinafter called uGranteeu• ~ WITNESSETH: t Thiltsaid Grantor(s). for and in consideration of the sum of paid by Grantee, and other 'valuable consideration, do by ~t'l:"F1e::-::s:-::e~p-=re::-::s:-::e:':::n:-:ts::-, grant, bargain, se11. convey. and warrant unto the said Grantee its successors and assigns, an easement for public utilities (including water and sewer) with necessary appurtenances over, through, across ~nd upon the following 'described property in King County. Washington, more particularly describ'ed as follows: LOCATION: SW Quarter Section 7, Township 235. Range 4E Tax Lot '7. and Block 5 of the Woody Glen Addition, and Lot 19. Block 22 latimers Lake Park (Auditor File Nos. 956480-0070 and 956480-0170 respectively) LEGAL DESCRIPTION: . LOT ~O. 7 LOT 7, BLOCK 2 WOODY GLEN ADDITION SWLY 100 FT. BLOCK 5 AND LOT 19 BLOCK 5, WOODY GLEN ADDITION AtiO POR lOTS 24 THkU 30 BLK 13 AND'LOTS 1,2,3, AND 19 BLOCK 22 LATIMERS lAKE PARK lY WLV OF 6N PLW AND 50 FT WLY OF C/l OF PRIM. ST. HWY . NO.2. PERMANENT UTilITY EASE~ENT: LOT NO. 7 BLOCK 5 AND LOT 19 THE SOUTH 10 FEET OF THE PREVIOUSLY DESCRIBED PROPERTY (AUDITOR FILE NO. 956480-0070) THE SOUTH 10 FEET OF BLOCK 5 WOODY GLEN ADDITION AND THE SOUTH 10 FEET OF LOT 19 BLOCK 22 LATIMERS LAKE PARK OF THE PREVIOUSLY DESCRIBED PROPERTY (AUDITORS' FILE NO. 956480-0170) Said heretofore mentioned Grantee. its successors or assign.;. shall have the right, without prior notice or proceeding at law, at such times as may be necessary to enter upon said above described pennarent easement for the purpose of constructing, maintaining, repairing. altering or reconstructing said utilities, or mating any connections therewith, without incurring any legal obligations or liitMlity therefrom, provided. that such construction, maintaining, repai ring, altering or recon~truction of said utilities shall be accompl i shed i" such a manner that 'the private improvements I!y.isti ng in the easement area shall not be disturbed or damaged, or they will be replaced in as good a condition as they were immediately before the property was entered upon by the Grantee. The Grantor shaH 'ul1y use and enjoy the aforedescribed premises, i nel udi ng the right to use the surface of said pennanent easement if such use does Pllt interfere with installat10n and m~fnt(!nance of the RltD fOR RECORD AT amum Of UmI tf \1E em CUll __ lUll .... JIa ....... w-7/6, /{P-8'-1 /. ," utllities. However, the Grantor shall not erect buildings or structures over, under or across the pennanent eGsement during the existen~e of s~ch utilities. This easement, shall be a covenant ,. .. nning with the land and shall be bi ndi n9 on the Grantor, its successors. and assigns unless or untl1 such time as the aforedescrib~ premises become abandoned with respect to said use for public utilities at which time the full rights of ownership wnhout encumbrance of easements shall revert to the Grantor. its SUC!e5sors, and assigns. ('rantors convenant that th~ are the lawful owners of the above properties and thcit they have a good and lawful right to execute this agreement. In witness wh\!'reof, the said Grantor(s) has executed this· easement. Dated this ~\A-1:.day of .=rc&...-.. 1991at Rce.tJ1-oJ. Washington. ~?~ ~ cJZ,~91~J.u§J"~:"'" and Ig·~ 'L ~. ~ ?J,y; -t7d</?a'" ~"'7'<h'< and. ___________ _ ~~Q.\tVe-Q..~t+ ,..p C@RPBRA'I'E FORM: STATE or --=Lv~A~ ____ ) , } ). ss courn'f OF K, "'0--) On this Cl. \ day of ~ . • 19 ~'f before me. the undersigneC ~ ~ota"J Publlcinand for the ~tate ofW-Pr' . • duly commissioned and sworn persoiiiT1y appeared ~)ct\"RP (db'» \ aila~..:>£.roe."tCR..-to me known to be the --.. __ . ana • respectively. of ---£. ... :rt~Q:n.l=~s;~e~;ii:~tt-~l~ the .8,.~8Fat19A that executed the foregoing instrument:and acfnowfeifged the said instrument to be the free and vd unta ry Jct and deed of said corporation. for th~e uses and purposes therein mentioned, and on oath stated that ~~ __ . authorized to execute the said instrument a·-:n~a~t::i:h~aTt:;t~e~s~ea~"1~a7.ff~1~x~ea':l"'""li~s .,\;\~~~.:~~rate seal of said corporation • .; ,~,~SI~~l~~~S my had and official seal hereto affilced the day and year .~ ;.; tIQt:~9t\~~ificate above written •. 11': ... t;i" ~ ... Plu... a/IO '. ;: ;.;. ......... Nit·' . ~ .... ~ .• "./~. . ~~ . J, .. ~P'n'i\s\\\\\~·· ~' m u . .....~r.r. t.F 'f.1«e Pt. of J \ .. ) A= • resldlng at~",TO vV-7 /(~ / & -rt,-/ r ~ . '. ..: z t.J :E ;:) u 0 0 ... :J: ~ I.t. 0 >-~ .... -I < :::> 0 'oJ !.oJ :.: ~ 0 ~ !.oJ :::> 0 VI ~ ~ c:c § --=r WilEN RECORDED RImJRNTO: omce or Ihe CUy Clerk Renlon Municipal DuUdlnll 200 Mill Menuc Soulh Henton. Wit. ~5 o • Utilities EASEMENT TiIlS INSTRUMENT. made this -'.ruLtby of_'wlc ... tdjo:llibel:.lr::..-____ 19 91 by and between Poretby Meyer ........... 0<_, and and and and Gene Meyer hereinafter called "Grantor(s)," and the CITY OF RENTON. a Municipal Corporation of King County. Washington. hereinafter called "Grantee.' . That said Grantor(s). for and in consideration of the sum of $ One Dollar and 00/100 ($1.00) paid by Grantee. and other valuable consideration, receipt of which Is hereby acknowledged, do by these presents. grant, bargain, sell, convey. and warrant unto the said Grantee. its successors and assigns. an easement for public utilities (including water and sewer) with necessary appurtenances over, through •. across and upon the following describ.ed property In King County, Washington. more particularly described as follows: TIlat portion of Lot 4, Block 17. I.:1tlmers Lake Park Addition as recorded in Volume 18 of Plats, Page 63, Records of King County, Washington. more particularly described as follows: A 15 foot wide strip of land lying parallel and contiguous to the northerly boundary of said lot 4; except any portion lying within State Highway No.2 (Rainier Avenue North). Together with a temporary construction casement described as: All that portion of lots 1,2,3 and 4 of Block 17. I.:1timers l.:1ke Park Addition as recorded in volume 18 of PI:llS, plges 63, Records of YJng County. Washington; Except that portion within Slate Highway No.2 (Rainier Avenue North). Said temporary construction easement shall rem3in in force during construction and until such time as the utilitics and appurtenances have been accepted for the operation and maintenance by the Grantee but not later than one year from the d3te of execution of this document. UIUilio Easement "#-0/-'11 Ck.d4t 'fOljot)() /1''6. 53.5. ~. q.q. /'f 00'" U I. AM a; ¥ .. . :( .:: ",;.: --. J ;> ~ -~ ,I I I-% W :E ::> u c o W % l- ll.. a >-I-.... <I. ::> C1 uJ :J: I- o I- uJ ::> c <Il I-.... I , , rr- o • Said heretofore mentioned gr.mtec. its successors or assigns. shall have the right. without prior notice or proceeding at law. :It such times as mar be necessary to enter upon s:lid above described property for the purpose of constructing. maint.1ining. repairing. altering or reconstructing said utilities, or making any connections therewith. wilhollt incurring :In)'lcgal obligations or lliIbilitytherefore, provided, that such construction, mainUining, repairing, altering or reconstruction of said utilities shall be accomplished in such a manner that the private improvements existing in the right(s}of-wa}' shall not be disturbed or damaged, they wiJ! be replaced in as good a condilion as they were immedi:ttcly before the propert)' was entered upon by the Grantee. 111e Grantor shall fully use and enjoy the aforcdcscribcd premises, including the right to retain the tight to usc the surface of said right-of-way if such usc docs not interfere with instaU:ttion and maintenance of the utilities. However. the grantor shall not erect buildings or structures over, under or across the tight- of-way during the existence of such utilities. TItis casement, shall be a coven:lht running with the land and shall be binding on the Grantor, his successors, heirs and assigns. Grantors coven:tnt that tJ1CY are tJu: lawful owners of the above properties and thatthcy have :I good :IOd lawful right to execute this agrcr:ment. Signatures of Grantors: . f::;i:& ~ .. ~ and and and and ~ STATE OF WASHINGTON INPMPUAL FORM OF ACKNOW'..f,DGEMENT ) ) 5S COUNTY OF KING ) . I certify that I know or have satisfactory evidence that ~~~ 11~r<f and r/;{n r .4~.c..V signed this instrument and acknowledged it to be his/her~ rre :1m(v ntary act for the~~ d purposes mentioned In the instrument. DatedjOj/U , I j N ry Public m and for th~tate of Washington residing anJi.,eAaJ ~ LVGL My appoinunent expires: 1-7-95"" Ulftj~cs £,u..""mcnl Shccl20rz IndlridualForm ," .... i., ... ' '~4jJhiiiM)3bk£J=A: 11.'t·.: xc .Rn '". . " , '·r .~ .. .•.. ~ .. j t .t 'j o - -..J !lO ~r- 1'1 - ,,¢ 9Z7 " AI .. ,,() Q .. ~~ ,,~ CI b ... ';'c/ :! ~ 0° ~FAR ETT ..: _ENZ :z 0 <> • w 4 /5 ~"6 ," :I: Oj~ 0 :::> u .' 0 7" 0 0 :. Q.~'.SJ·/~ L-7l0 ---------------------------4 W x I-121ST IJ.. ~O .. 0 >-1° ~\ I-~'1tP ... '" -Q ...J ~ . "I < '( '" , :::l ... It) a ~ '> oW ; ~ -:::c I-CI'l: " () 0 0 ..... " I-"01) ~ !! ,ol "IV 0 Q .:;~ 0 w ........ JrP I ''I 00 ::: ~ :::l ~ ,,~ 0 N.H. LATI <Il ... I-7D 7D a: § ~ ~8· S.J. 3Z Eo ~ -' ~o~" , "- --.In .... .J ..... ..: ~ ... . ..JI-Jz, .... ~~ III -'0 c, .", -I hi ;!1= ~ 'L: .: ,,> ,.' '1-, -,-II . .=..J -~ = t~' WHEN RECORDED RETURN 10: orn..; althe Ci!y COlk Ronl ... ).Iunldpl BulIdIng 2DOMWMenueSoutb Rmlol\, WA 98055 o· - CITY OF RENTON, WASHINGTON ORDINANCE NO. 4357 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, VACA~rING A !'ORTION OF 123RD STREET (MEYER/DORSEY -VAC 001-91). WHEREAS, a proper petition for vacating a portion of 123rd street located in the 600 block of Rainier Avenue N. was duly filed with the City Clerk on or about November 5, 1990, and s~id petition having been signed by the owners representing more than two-thirds (2/3) of the property abutting upon such street sought to be vacated; and WHEREAS, the City Council by Resolution No. 2834 passed and approved on March 11, 1991, and after due investigation did fix and determine the day of April 15, 1991, at the hour of 7:30 p.m. in the City Council Chambero of the City of Renton to be the time and place for a public hearing th.er,:on, and the City Clerk having given due notice of such hearing in the manner provided by law, and all persons having been heard appearing in favor or in opposition thereto, and the City Council having considered all information and arguments presented to it; and WHEREAS, the Board of public Works of the City of Renton having duly considered said petition for said vacation, and having found same to be in the public interest and for the public benefit, and no injury or damage to any person or properties will result from such vacation, NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: -. ... ~ ! ... 5! ~ ... 8 ." '" ~ '" .. g ~ "" g ~ on ~ ~ ;;; 8 i I ~ I rJ l~ F ·t .:" f'li .~ I.'~ r~ -1 f;.~ I~ ~ I.i ~; ~ -I ", fi t"~ r~ :fi: j;} I~ .~ ~:::. ti 1,1 rr' ~. , r I I • . 1 c v;;-./7:::,:_':':;;.; "I L . :c =: o.J • ........ J:::' ...,~ 'l;> . Il' ...JQ L) -, -hr '. ~.a.: ~ ... ~". :0 ,.. '1-~.~ ,:...J -..; :, = t' -I~ i:- ~o :> .... .:> :>W :>:::> p .J :VI .J .:> .. :: I: ~: I . II "-; !~ . t .J :\ ..;: .,-- • • • ___ ......... f .'. . .. a ._.' '. _ ........ , ORDIN»XCE NO. ~ SECTION I. The following described street, to wit: See Exhibit "A" attached hereto and made a part hereof as if fully set forth herein be and the sarne is hereby vacated subject to an easement over, across, under and on all that portion as deecribed on Exhibit ·s· attached hereto and made a part hereof as if fully set forth herein in favor of the City for utility and related purposes. SECTION II. The City Council hereby elects to charge a fee of $5,100.00 to the petitioner-o\mers, said amount being 50% of' .. the City's appraisal of the right-of-way interest herein vacated, and such charge being reasonable and proper. SEcnOH III. This Ordinance shall be effective upon its passage, approval, and thirty days after its publication. A certified copy of thio Ordinance shall be filed with the Office of Records: and Elections, and as otherwise provided by law . PASSED BY THE CITY COUNCIL this ~ day of ~.I~II~D~e ____________ __ 1992. City Clerk APPROVED BY THE MAYOR this 15 ~~=-__________ , 1992. Lawrence J. Warren, City Attorney 2 "'. .,'P. • " ,. ~l '. \ - .-"-~P-.;...: .. ~ .... :.:.. __ .. :. .• : .. _ •• :._" .... _ ..... ,-.: •••••• :.:.::~ ..... ;, .... • •• h· ••• _____ ._ ORD:lRAHCB RD. 4357 ---- Date of publication: June 19. 1992 ORD.23B-S/2B/92-6B . ..... <..J .... I-Q ::::0: VI " ~ ::I: :z -t ::t: ::c c( .oJ -II-:J:::. 'f"4 w ./J :.: ./I::> 0 •. 1 Ll a') ....I.;:> L.l 'f"4 .... -It I ; CD :..: ~ .... ~ • i ; c.o ~ -:.,IL I "";,.:::1 0 . ! : "t=1 : til ~~I , en -...:.: :~ : c' ! -. '" -.: .r-., .. ;0 :>1-J J. :>L&.I =>::>. Q. oJ :ell) ~t: ., i i I " .... 1 oJ I . ... j .< \ " I· .... \ 3 .:\,' ~ ....... ~. --;~:'---.--:'-:'~',.' .: .......... ~ ..... ; ... ~ ..... ,,:~'··:··r '-" ~ ..... '-:::> ::.: :Jl " ~ ;z: ~ :::t: :x 'f"4 c:t ... 0 ""'1-J:.:. (7) w /l:.: ... /lJ Cl) -'u -'0 ... L' " tD .-ohl ~t: 0 ~t-N :: II. .. : ,,) (7) ". ,.. '">1- -.~ :.J -...; '} : to -. 0.' - o • EXHIBIT "A" That portion of strccl right-of-way IcJKnm as Ohio Place and Cambridge Boulevard (also known as South 123rd Street), as sh<nm on the Plat of Latimct's Lake Park Addition, as n:cordcd in Volume 18 ofPlals, Page 63, Records of King County, Washington, said plat situated in a portion ofthc Northeast quam:r oflhe Southeast quarter ofScction 7, ToWnship 23 North, Range 5 East, \V.M., King County, Washington, said rigbt-of-way being bounded as rouows: Ohio Place: A) lying southerly ofthc south right-of-way margin ofvacaled Northwest 7th Street (as vacated by City of Renton Ordillilllcc 3455) sho\m as Bingh:unpton SITCCl on said Plat of Latimer's L:1ke Park Addition (also known as South 122nd Street); B) . lying westerly oflhc westerly lot lines ofiols I through 6 inclusive, Block 17, of said Plat of Latimer's L:1ke Park Addition; . C) lying easterly of the most easterly lot lines of Lot I, Block 16, said pial, and ro;.1erly of Lots 5, 6, and 7, Block I of the plat of Woody Glen Addition, as recorded in Volumc47 of Plats, Pages 91 and 92, Records of King County, Washington; . D) lying northerly of the northerly boundary of Block 5, of said Plat of Woody Glen Addition; Cambridge Boulevard as shown on the Plat of said Latirncrs Lake Park Addition: A) lying wcsterly of the westerly· right-ot:way line of Rainier Avenue North, also known as State Route 167 (formally known as State Route 2); B) lying southcrly of the southeasterly lot line of Lot 6, Block 17 said Plat of Latimer's Lake Park Addition; C) lying northerly of the northerly boundary of Block 5 said Plat of Woody Glen Addition; D) lying easterly of the most easterly lot lines of Lot 7, Block 1 of said Plat of Latimer's Lake Parr. Addition. As sho\m on the nl:t:lchcd map. .. 9l·J32.DOCIMDDIb!J i .. -':---~::'~-;;.;;;~11 ::. ;,:: " -< ::: ;:: ::c ::: "" 5 -'I-...>::. w .., :~ ,~ 'll -'0 U ./ _1'" :c ;11- 211. ::: ~) -;-, ':0 :>1- : ~w ,I :>:. o .J =VI -... -I-....... , ... , -::' .' e_ • EXHIBIT"B" An =t tor the purpose of utilities situatl:d within the parcel described in Exhibit "An, nttachcd hereto, being more particularly described as follows: BEGINNING at the Northwest comer of Lot 4, Block 17, Latimer's Lake Park Addition as recorded in Volum<: 18 of Plats, Page 63, Records oflGng County, Washington; Thence North 0° 34' 44" West along the westerly exlcosion of the north boundary of said Lot 4, a dist.'lllce of IS feet more or less, 10 &1\ inll:m:Ction with the eastcrly boundary of Lot 6, Block I, Woody Glen Addition, as recorded in Volume 47 of Plats, Pages 91 and 92, Records of King County, Washington; Thence South 0° 34' 44" East along said easterly boundary of said Lol6, a distance of20 feet; Thence easterly along a lin~ par.illel .... ith and 20 fi:ct sou!hcrly of said westerly extensiun of the North line of said Lot 4, a distanc:: of IS feet, more orJc:ss, 10 the westerly boundary of said Lot 4, Block 17, Latimcr's Lake Park Addition; . Thence northerly along said westerly boundary of Lot 4 \(; the POINT OF BEGINNING. As situated in the Northeast quarter of the Southwest quarter of Section 7, Township 23 North, Range S East, W.M. 9l.JJl.JXlCJMDDIbh p. l· • .oJ ...> -::> 2: ., -~ :: 0 NORTH~ ~ al :: ..t Cl) :: ..t ::; CD -'I-0 03:'::' UI N , :~: .,:;, al .1 tl ".'~ ~. .: f .. .~ .. .. ~ .. .. . ~ .. .. .. -'.:;) c, ., -tl,1 .~ .. .~ .~ .,. ::!i= o ~'''' : ,) ,.. "1- ~...J -..,: :J :-V r,! -:-1 ';0 :>1-:> :>UI :>::> 0 >.J = If) _1- ~>~ .J :> (4). ( Plat Map) f .- I i I l I I I I I ~ I I I I I \ ~ :1 :1 .~ ~ .J ., . ~~ , ',~ ;~ ~i ., ~ .. ~ ~ ,\ J ,i '. " , ., 1 j , t i ; 1 ~ ' .. ~.'.' ~ ,. / i'ermi t liLaY 29 ... 40 ~ 31C3g31 /" e_ ~lc.j' 1-40 $5. and ben &ovc ,.,' ~ ... In the matter of t'rimary vtate Hwy Uo 5 ..»eattle to Aenton ~8ot1on .i.~y ·;.La timer t Naval Air ~tatlon, .['ens&0018, b'lorlde to .:..tat A !)f fisshlngt on l!'p hby grant to sp the rt p.i:'1v and permit to remove 8I!d/or place an' deposit ea~th ~AtvfrOm and/or upon the hlnafter des ld. t1djttoen~ t.o the hwy in Cllie oxtn of slcpos ct. ox!)avation 2rld/or embankment; as surve yed over and aoross ~ ./ ,. -M"' .. Lots 1 and 2 Blk 16 ~ Lots 1-2-3 and 4 B1It 22 J.'l"H.Latime~tf\ .wake ~ark Add (Vol 16 ~ of plata pg &3) The speoifto details concerning allot weh are to be tound within tht certain mftp ot daf'in! te loel'\tion no·.i of rae He;,. on file in che ort of the ~ir of Hwy. at Olympia, and bear;ng date ot approval Feb 8 .... 38 8lope lines !ievised .Feb 6-40 . 'l'h,e rt, priv and permit of ingress a~~d egress to and from 8d ld for the p\!rp hin speoif' ano for the pup of maintaining sd slopes is hby granved. MY N.Lat1mer Esoambia 00 Florida, ~1 1-40 by Ray NeLatimer~ bet F.M~ ~bert np tor $lorlda res at Pensaoola De Feb 17-41 . (Fld by liept ot Hwys) ---,q6~ . ./ rerad t ~y 29-40~ ~~.G"l!7':t:;"" III 5 5 5111CC03932/ MB y 7 -40 i'l. and t. dll &ovo _~ ~ In th~ matter of' Primary :::Itate ow • .:fO;) ueat 1e to c-enton Stev~ T.Merrlll, by assmt b~ing the owner an. holder ot 8 oertain mtg oovering thehinaftier db, lds of Clallam 00 Wn. . to $tate of ~~eslllngton ---sm 8S 931 --- h. strip ct Id sit in KCW being ail tht ptn of Lots 5 and 0 Blk 2 1n the f1d and ree plat of Dixon's "ake cark First add as kl101IIl on pg 9 in vol 24 of plats reo of kcw lying and being nel, of a 1n. drawn plw and 60 ft dlst swly, when measure. at rt angles from the oEln tel" 1n survey of sd hwy. The speoific details ---form to si8 --- It 1s hey understood tht this per.m1t is grantdd by the unaeraigned only as his ints in sd lds mBy appear as mtgee Steve T .Merrill ~1allam Uo Wn lV1e."1 '1-40 by fmly Jeannette Aldwell np (Fld by uept 0: Hwys) dtavd ~.Merrill, bef Jeannet~e u&vis, for sow res at rort Jiltg lea ns llIia~ 29-43 Ib I~I P.t".&¥1 ~y .2 9=-10 •• .lay '7-40 .... e.l reed 5103935 Tn the ~e.tter of Primary ~tate Hwy No 5 ~eattle to R~nton Steve 1'.kierrill p by assmt to Cassie P .,;,,'m.a11, indiv and as ext:x of ~he est of Jfrank L • ,jm.all. deod lflp nby rel and d is from t:'~ lie:t of. sp tsp 0 f ~2000. and int a nd reo in in vol 1;5&3 of !UtE..' PC 2:)6 Bud fi le of t~e mtged pram sit in kcw ~he ~tg dtd May 1-36 8XO by the ao of kcw on Apr ~1)-3& ii!O 2895599 the tol des ptn " ~trlp of ld being all tht Sitn uf .LOt.8 ;;. and 5 Blk: 2 in ~he f1d and "'HO !Jlat ot' uixon's .... eke "'ark J!ir5t aad as shown IJn pg'll in vol 24: of pls('s r"'!o of' kow lying amueing ncly of' Ii 1n drawn plw an(j I.JrU ft di st 9wly, when measured at rt 811g1es from the ceIl t~r 1 n survey oJf so. hwy. lh6 speoif;o· i~tal1e ounoerning all o~ wch are to be found within t.ht J;:,~·t.'l~n .:lop of :iefinlte ,)catior: "ow of ree and on f.il~ ~,n t.n~ o:r.r of Lfle vi>:' l!f Hwys ':It Olyn.pil:l, "ash ana oeering date of appro \[31 ·0b b-..)8 8.!1i..l ravl~ed ./~b 0-40 . ~t~Vb T.werrl11 :\(!X ,'l!L~ li::UO. Go ··n .. fJ.V '7-4,; ;,y cit-eva J. •• ,,~rrill, bIOi!' JE>dnnette uavia. --ro ........ _~ ..... ~ ......... ,...... ._ T"t+-.~· .... ,.-.1 .... a~ .... _ .... 'I'r !)~_An .. t •• D Sep 27~jt 4733794- ~ep ] 3-56 State of WdBhlngton To Rob~rt L. Edwards and Jane I. !dward., hue ar~ _r In the matter or PrImary State Highw.y No 5, Seattle to Renton (Bryn Mawr-Blaak R1vfH' fp, for and1n consideRation of a t..jsnce to theStateof 18naS requ1red· for Highway'purposes hry cyand qc to 8P all Ita right, t1tle .. and lnt. xoept as hrlnafter set forth 1n and to the fIg delad lsnd s1t 1n QovtlotB b "nd 'I. Sec 1-23-5 EWM All,that; ptn of tae eXlatlng r/w of Pr1mary State Highway No. ~, Seattle to Rento~, 1n lota 24, 25, 26, 27, 28, 29 and 30, blk 13 and lots 1, 2, 3, 17, 18 and 19 bU. 22, N. H. Lai.iIUtH"S Lake Park add, ly1ng Wlyor II ln atawn pl", and 50 rtWly I When meal at rt angles and/or radlall~r, frm the oente,' In of ad highway and extending frm H1[th"~y engr 'a stat10n 80+30 Sly to highway engr'a atat1.on 811+75, the ,spec 1ric details concerning all ofwch are to :)8 found withln that certain map of def11te locat1on now of J'ocd and cn fl in theofflceof the Director of H1gh •• ys at Ol!T!lpla and bearing dt of approval Peb 8-38; . - Sub however, to theparpetual rlght,' perallt, llcens. and ealJ1t 1n the grantor t u.~ nd occupy thepty ayd hrln 4733794-2- ~or the p..u'pose L,f constructing and nalntalnlng highway !!loP~i 1n excavat Ionand/vr embankment; xceptLhst • In the @v~nt the $ranteea, his heirs or Eo:Balgns, shall exoavate SOd/Oi' yiac;;v !n embankment upon t~ •. area oovered oy thi8 slope esmt to the leval of the ~!'8de of theabv mentioned highwaj abutting throl1, all rights of the State ahall cease and t~rmlnate. Xcept 88 hl"ln sGtt forth, th~laocl'\l a'1v de8cd are not . __ ""~"'.AA 4'",. m+o-re h-\,..hlMft" n.' .... ""ntl!e.a· Gl-"I-I Q~ n,.Tl"l !"'\""lfIll~rit: t:o -.' o • • • • •• <!I. e 4.733794-2- ~or the [Urpoae l..,r constructing and .intalning highway .lop •• 1n eXc8vatlonand/vr embankment; xcept that • in the eVf:int the $I'ante.e, hi. heir. or &!slgna, shall exoavate and/or plalJii !'en Gllbank.Mot 'Ipan t:te area covered by this slope eamt to the leval of the grade of theabv mentioned h1ghwal abuttir~ thron, all rights .of the State shall cease and terl1l1nate. Xoept 88 hrl n sClt forth, th91a ~8 ahv deacd ara not rqu1red ror state highway purpoaes and are oyd pursuant to theprovi8tol1sof Chapter 38 /t,laWB of 1'55 and 1n acoordance with a Judgment and decree entered 1n the SC of KCW cause 1-191927 xcn ok;slgned by Arthur B. Lang1le and Earl Coe Ml to R')bert L. Edwards Bo l49~ Rent-on f'ld by STco *RES* r. . D &: ssm It Cont Sep 2'7 -'Jb 4733795- Sap 25-56 Val Reo James C. Wlliiams and Nola Wllltams, To LarryL. Stevena and Gloria it.--: ,I~lunll Stevens, hwf' ; RETURN ADDRESS: EvergreenBank Attn Loan Services Dept 301 Eastlake Ave E Seattle, WA 98109 DATE: August 7, 2003 20030821001939.001 DEED OF TRUST FlLED BY PNWl' 9I-/~9/~ y Reference # (If apphcable) ____________ Additional on page __ Grantor(s} 1 JDA Group, L L C \ 2 I 0 Khne CorporatIOn ~ Grantee(s} @) ? 1 EvergreenBank VI 2 Pacific Northwest TItle Company, Trustee Legal OescnptlOn All Block 5, ptn Block 6, Woody Glen Add, Vol 47/pgs 91-92, Lots 1-6, Block 17, ptn Lots 24-36, Block 13, Ptn Lots 1-3 & 15-19, Block 22, latimer's Lake Park Add, Vol 181Pg 63 Additional on page __ Assessor's Tax Parcel 10# 420240-1210-04/956480-0170-06/956480-0175-01 THIS DEED OF TRUST IS dated August 7, 2003, among JDA Group, LL.C., whose address IS 95 S Tobin Street, Suite 201, Renton, WA 98055, as to an undivided 70"A. Interest, and I. D. Kline Corporation, an Oregon corporation, whose address Is 1494 NE Stephens Street, Roseburg, OR, as to an undivided 30% Interest, , as tenants 10 common, and not as partners of a partnership ("Grantor"); EvergreenBank, whose mailing address Is 301 Eastlake Ave E, Seattle, WA 98109 (referred to below sometimes as "Lender" and sometimes as "Beneficlaryn)i'and PacifiC Northwest ntle Company, whose mailing address Is 215 Columbia St, Seattle, WA 98104 (referred to below as "Trustee"). '.- DEED OF TRUST (Continued) 20030821001939.002 Page 2 ===--=================== CONVEYANCE AND GRANT For valuable consideration, Grantor conveys to Trustee In trust With power of sale, nght of entry and post.eSslon and for the benefit of Lender as Beneficiary, aD of GlSntor's nght, IIl1e, and II'lterest II'l and to the lonowll'lg describecI real property, together with all eXlSbng or subsequently erected or affixed buzldll'lgs. unprovements and IJXlures. an eas€'ments, FIghts of way. and appurtenances, an water. water rights and dllCh nghts (including stock In UIIldles WIth ddch or "Flg~tlon nghlS). and all other nghlS. royalbes. and profits ISIebng to the real property. mcludU19 without hrrutabOn all rrunerals. od. qas. geothermal and sdTlIlar maltalS. (the PReal Property") located In Ktng County, State of Washmgton: PARCEL_8i Lots 1 through 6, inclusive, Block 17, Latimer'S Lake Park Addition, according to the plat thereof IE'COrded in Volume 18 of Plats. page 63, In King County, Washington; EXCEPT portion conveyed to Kmg County for road purposes by deeds recorded under Recording Numbers 956173 and 2032137; TOGETHER WITH that portion of vacated Northwest 7th Street as vacated pursuant to City of flenton Ordinance Number 3455, recorded under Recording Number 8011030532, whiCh, upon vacation, attached to said property by operation of law; AND TOGETHER WITH that portion of vacated OhiO Place and vacated South 123rd as vacated pursuant to City of Renton Ordinance Number 4357, recorded under Recording Number '3206181901, which upon vacation, attached to said property by operatln of law. PARCEL B: All of Block 5; and all of Block 6, EXCEPT the south 192 feet thereof; all m the plat of Woody Glen Addition, according to the plat thereof recorded m Volume 47 of Plats, pages 91 Hnd 92, In King County, Washington. PARCEL r:: That pOlllon of Blocks 13 and 22, latimer's Lake Park AddHlon, according to the plat thereof recorded m Volume 18 of Plats, page 63, In King County, Washington, which lies east of • ... Id Woody Glen, Addition and west of a line drawn parallel with and 50 feet westerly when measured at right angles and/or radially from the center line of Pnmary State Highway No. 2 (Ramier Avenue), and extending from Highway Engineer's Station S0+30 southerly to Highway Engineer's Station 88+75; EXCEPT that pcirtlon thereof lYing easterly of the south 192 feet of Block 6 of the Plat of Woodya,len ' The Real Pn.perty or Its address IS commonly known as 595/601/625 Rainier Avenue North, Renton, WA 9S055.' The Real Property tax Idenbflcation number Is 420240-1210-04 I ,9564S0-017()'OS/956480-0175-01 CROSS-COUAl E ~AUZAnON In addlbOn to the Note. this Deed of Trust secures an obbgabons. debts and hsbdlbes. plus mterest thereon, c.1 Grantor to Lender, or any one or more of them. as well as an claims by Lender agBU1St Grantor or any one or more of them. "hether now eXlSbng or hereafter anslFlg, whether related or unrelated to the purpose of the Note. whether VOluntary or ofhnYISS, whether due or not dua. da'ecI or II'ldD'BC~ detamuned or undetal1T'lUled. absolute or conbngant. liquidated or unloqu Idatad whether Grantor may be hsble IndMduslly or JOIFltly WIth others. whether obligated as gualSntor. surety. acoommodabOn party or OlhelW1Se, and whether reoovery upon such amounts may be or hereafter may become barred by any statuta of IIIllIlBIJons. and whe1her the obbgabol'l to repay such amounts may be or hereafter may become otherwISe unenfolc~sble GI8nIor hereby a':EolgF1S as secunty to Lender. all of Granto~s FIght, lIIle. and urteresI In and to an leases. Rents. and profits of the Property TIm; assognment IS recorded In accordance with ROW 65 08 070. the ben creatad by thIS assignmerd IS D'dended to be spectllc. perfected and choate upon the recording of thIS Deed of Trust Lendsr grants to Grantor a hoanse to coIIecI the RenlS and prollto. which lICense may be revoked at Lender's opbon ami shan be autornsbcafiy revoked upon acceferalJon of an or part of IhP Indebtedness THIS DEED OF TRUST, INCLUDING THE ASSIGNMENT OF RENTS AND THE SECURITY INTEREST IN THE RENTS AND PERSONAL PROPERTY, IS GIVEN TO SECURE (A) PAYMENT OF T1fE INDEBTEDNESS AND (B) PERFORMANCE OF ANY AND ALL OBLlGAnONS UNDER THE NOTE, THE RElATED DOCUMENTS, AND THIS DEED OF TRUST, THIS DEED OF TRUST IS GIVEN AND ACCEPTED ON THE FOlLOWING TERMS PAYMENT AND PERFORMANCE Except as othEllWlse provided In thIS Deed of Trust, GlSntor shaD pay to Lender an amounts secured ',y thIS Deed 01 Trust as they become due. and shan stnctiy and In a bmely manner perform an of Gl8ntor's obllgabonS under 1,(> Note. thIS Deed 01 Trust. and the Relatad Documents POSSESSION AND MAINTENANCE OF THE PROPERTY Grantor agrees that Grantor's possessron and use of the Property shaD be governed b)' the lo00WUl9 proviSiOns Possession and Use Unlil the occurrence of an Everd of Default, GlSntor may (1) remam 111 possessron and control of the Property. (2) use. opelSte or manage the Property. and (3) collect the Rents from the Property (this pnvdege IS s IIcensa from Lender to Grantor aulomallcally revoked upon delault) The loIIOWIng provISionS ISIete to the use of the Property or to other IlIllIlBbons on the Property The Real Property IS not used pnnctpally for agncultural purposes Dutv to Maintain Grantor shan malFllam !he Property In tensntabfe conddlOll and promptly parform all repa.rs. replaceme~, and mBlntenance necessary to preserve Its value Comphance Wrth enVIronmental Laws Grantor represerns and warrants to l..8nder that (1) DUMg!he penod of Gl8ntor's ow,lUShop of the Property. there has been no use, genelSbon. manufacture, storage. treatment, dISposal. release or thlmtened release of any Hazardous Substance by any person on. under. about or from the Property. (2) Grantor has M knowledge of. or reason to belIeve thai there has been, except as prevIOUSly disclosed to and acknowledged by Lender III wnbng. (a) any breach or voolatJon of any EIMTOI1ITI8nIal Laws. (b) any use. generabon. manufacbJre. ~loraga, trestment, dosposal, release or threatened release of any Hazardous Substance on. under. about DEED OF TRUST ·(Contlnued) • 20030821001939.003 Page 3 or from the Property by any pnor owners or occupants 01 the Property, or (e)' arr( actual or threatened IItJgalJon or claims 01 8trf land by any pfl/Son relatlfl\l to such matters, and (3) Except as prevIOusly dlsclosed to and acknowledged by Lender Itl wn!lng. (a) nedhar Grantor nor any tenant, contractor, agent or other authonzed usar 01 the Property shaD use, generate, manufacture, store, trea~ dISpose 01 or release 8trf Hazardous Substance on, under, about or lrom the Property, and (b) any such acbVlly shall be conducted In compliance WIth aU applICable fedaral, state, and local laws, regulatIOns and Ordinances, II1clOOlOg WIthout hmllallon aU EnvIronmental laws Grantor authonzes Lender and lIS agents to enter upon the Property to make such 1tlSp8C\Ions and tests, at Grantor's expense. as lander may deem appropnate to determlOe comphance 01 the Property WIth thIS seebon 01 the Deed 01 Trust An/ltlSpeebons or tests made by Lender shaD be for lander's purposes only and shan not be construed to create any responsibllrty or habdrty on the part 01 lander to Grantor or to 8trf other parson lhe representallons and warrenltes contained herem are based on Grantor's due ddlgatlCe 10 InYBstgatlOg the Property lor Hazardous Substences Grantor hareby (1) releases and waIVes 8trf future claims agamst lender lor mdemnrty or contnbutJon 10 the event Grentor becomes hsble for cleanup or other costs under 8trf such laws, and (2) agrees to Indemruly and hold haIm1ess lander agam 8trf and aU claImS, losses, habdlbes, damages, penalbes, and expenses which lender may dJrecIIy or IOdlrectly Sus\alll or suffer resultmg lrom a breach 01 this sectIOn 01 the Deed 01 Trust or es a consequence 01 any use, generatIOn, manufacture, storage, disposal, release or threatened release occumng poor to Grantor's ownership or Interest III the Property, whether or not the same was or should have been known to Grantor lhe prOVlSJOnS 01 thIS section 01 the Deed 01 Trust, IIlCIuding the obhgatJon to Jndemndy, shan survIVe the payment 01 the Indebtedness and the sabsfacllon and reconveyance of the lien of thIS Deed of Trust and shaD not be affected by lender's acqulSdJon 01 8trf mterest 10 the Property, whether by foreclosure or otherwISe NUisance, Waste Grantor shall not causa, conduct or permrt eny nUlS8Tlce nor COITII1III, pemut, or suffer arr( stnpplOg of or waste on or to the Property or any portIOn of the Property Wdhout bmrtmg the generalrty 01 the Ioregomg. Grantor WID not remove, or grant to 8trf other party the nght to remove, 8trf limber, RIIOerals (lOcludmg od and gas), coal, clay, scona, sod, gravel or rock products wrthout Lender's poor wntten consent Removal of Improvements Grantor shaD not demobsh or remove 8trf Improvements from the Real Property wrthout Lender's pnor wnlt9ll consent f'.J3 a condrtlOn to the removal of any Improvements, lender may reqwre Grantor to make arrangements sabsfactory to Lender to replace such Improvements With Improvements 01 at least equal value Lender's Right to Enter, I..ander and lender's agents and representallYes may enter upon the Real Property at aU reasonable tunes to attend to lender's mterests and to D'lspect the Real Property lor purposes of Grantor's compliance WIth the terms and condJbonS 01 thIS Deed 01 Trust Compliance With Governmental Requirements Grantor shall promptly comply, and shaD promplfy cause compliance by aD agents, tenants or other persons or enl1l1es of every nature whatsoever who rent, lease or otharWJse use or occupy the Property III any manner, wrth all laws, ordmances, and regulal1ons, now or hereafter D'l effect, 01 an govemmental authontles applICable to the usa or occupancy of the Property, mcludlng WIthout lumtallon, the Amencans Wrth Dlsabdrues Act Grantor may c:ontest In good farth any such law, ordmance, or regulalJon and withhold complJance dunng any proceedD'lg, Includmg appropnate appeals, 60 long as Grantor has no\JfJed lender 10 wntmg pnor to domg so and so long as, 10 Lender's sole opmlOn, lander's Interests In the Property are not Jaopardtzed lender may reqUire Grantor to post adequate secunty or a surety bond, reasonably sabsfactory to lender, to protect lender's mterest Duty to PrOtect Grantor agrees nedhar to abandon or leave unattended the Property Grantor shall do aU other acts, D'l addition to those acts set forth above III thiS sectJon, which from the character and use of the Property are reasonably necessary to protect and preserve the Property DUE ON SALE· CONSENT BY LENDER. Lender may, at lender's opl1on, (A) declare rmmedl8tely due and payable aD sums secured by thIS Deed of Trust or (8) mcreasa the mterest rate provided for D'l the Note or other documant eYIdencmg the Indebtedness and lIl1pose such other condlllons as lender deems appropnate, upon the sale or transfer, WIthout lender's prior wntten consent, of aU or any palt of the Real Property, or 8trf Intarest U1 the Real Property A "sale or transfer" means the conveyance of Real Property or any right. tJIIe or Jnterest 10 the Real Property, whether le~ beneficial or eqwtable, whather voluntary or InVOluntary, whether by outfight sale, deed, D'lsla11ment sale contract, land contract, contract lor deed, leasehold inlerest WIth a term greater than three (3) years, Ieas&oplJon contract, or by sale, asslQnment, or transfer of 8trf benefJcUII D'lterest D'l or to 8trf land trust holdmg tIIIe to the Real property, or by any other method 01 convByel1C9 of an Interest m the Real Property H 8trf Grantor IS a corporatIOn, partnership or bmtted babdlly company, transfer also II'ICIOOes 8trf change III ownerstup 01 more than \WariIy·flVe percent (25%) of the vo1lng stock, partnBlShtp mterests or 1III1I\ed babrtily company mterests, as the case may be, of such Grantor However, thIS opllon shaD not be exercISed by lender d such exetCJS9 IS prohtbtted by federal law or by Washington law TAXES AND UENS The follOWIng proVISIOns relatmg to the taxes and bens on tha Property are part of thIS Deed of Trust payment. Grantor shaD pey when due (end U1 aU events pnor to dellOquency) an taxes, special taxes. assessments, charges (including water and sawer), flOes and II11poSdJons levied agamst or on account 01 the Property, and shall pay when due aU cIatms for work done on or for selVlCBS rendered or matenaf furniShed to the Property Grantor shaD mamtain the Property free of all bens havmg pnonly over or equal to the mterest of lender under thIS Deed of Trus~ except for the, hen of taxes and assessments not due and except as otherwISe prOYIded 10 thIS Deed 01 Trust Right to Contest Grantor may wdhhoId payment of any tax, a~ or claun III connectlOl'l WIth a good farth dispute over the obhgal1on to pay, so long es lender's mterest m the Property IS not J90P8rdlZed If a hen anses or IS fded as a result 01 nonpayment, Grantor shaD wdhtn fifteen (15) days after the hen anses or, d a ben 18 !lied, WIIhm fifteen (15) days after Grantor has noI1ce 01 the fJhng, secure the dIScharge of the hen, or d requested by lender, deposit wrth Lender cash or a SuflJclerrt corporate surety bond or other sacunty Sabs\actory to lender 11'1 an amount sullJcl9nt to dIScharge the hsn plus 8trf costs and attomays' lees, or other charges that could accrue as a result of a foreclosure or sale under the hen In 8trf contest, Grantor shaD defend rtseIf and lender and shaD saIIsfy 8trf adverse Judgment before enforcement egamst the Property Grantor shall name lender es an adclJtJonal obligee under 8trf surety bond IutnlShed In the contest proceedmgs EVidence of Payment. Grantor shaD upon demand fumlSh to lender sa\IS1acIory 9YJdence of payment of the taxes or assessments and shan authonze the appropnate governmental oflJc181 to dellYBr to lander at 8trf lImB a wntten statement of the taxes and assessments against tha Property NotICe m Construction. Grantor shall nOlJly lander at least lJIteen (15) days before 8trf work IS commanced, any serJlces are fum,shed, or 8trf ma:enals a..l supplied to \I.e ~rly, II 8trf mech,lntC'l. ben, materUllmen's lien. or other ben could be asserted on account 01 the work, SerYlCBS, or matenals Grantor WJ!I upon request of Lander furmsh ID Lender advance assuranoes sabslaclOry to Lender that Grantor can end WJ11 pay the cost 01 such unprovemanta PROPERTY DAMAGE INSURANCE The foIlowmg plOYlSJOns relallng to msunng the Property are a part 01 thIS Deed of Trust Maintenance of Insurance. Grantor shall procure and maIntain pohCJes 01 IJra IOSUrance Wrth standard extended coverage endorsements on a replacement basIS for the lun Insurable value covenng all Improvements on' the Real Property Itl an amourd Sulfletenl to BVOId appltcallon of 8trf comsurance clause, and WIth a standard mortgagee clause m e_ DEED OF TRU~T (Continued) ee 20030821001939.004 Page 4 favor of [.e"ler Grantor shall also procure and mam1aJn comprehensIVe general babdrty InsUlBllC9 m such coverage amounls 11", Lender may requesf WIth Trustee and Lender bamg nsmed as addruonal InSureds m such Ilabdrty msursnoe poIlOIes lVldtltonaUy, Grsntor shaD mamtllm such other tnsurllnce, Inctudlng but not Ilmrted to hazard, bUSiness mterrupbon, Md boder msurance, as Lender may reasonably reqUIre PoliCIes shall be wntten m form, amounts. coverages d.1d baSIS reasonably 80Ceplabie to Lender and ISSued by a company or oompantes reasonably aooeptabla to Lender Grantor, upon r9quest of Lender, WIU dellVar to Lender from tII1I9 to tII1I9 the polICIeS or certtflOBtas of Insurance In form sallsfaotory to Lender. tnCludtng Slipulalton8 that oovarsges will not be cancelled or dmtnlShed Without at least ten (10) dar> pnor wntlen noboe to Lender Each D'\suranoe policy also shall mude an endorsement provtdD'\g that covarage n lavor of Lender wtU not be nmpelred In any way by any BOt, omtsSlOI'I or default of Grantor or any other person &hould the Real Proparty be located In an area designated by the Dtr9Olor of the Federal Emergertey Managemer~ Agertey as a specral flood hazard area, Grantor agrees to obtatn and mamtam Federal Flood Insurance, d available, wdlttn 45 days after noboe IS grven by Lender that the Property IS located m a speol8l flood hazard area, for the full unpatd rUI1C!paI balance of the loan and any prior bens on the property secunng the loan, up to the maxmum poboy lundS sat under the National Flood Insursnce Program, or as oth9lWl8e reqwed by Lender, and to rnatnlatn such msurance fClt !he term of the loan . ApplicatlOl' IIf Proceeds Grmltor shall promptly notdy Lender of any loss or damage to the Property If the eslimated . cost of rep.tn or replacement exceeds $500 00 Lender may make proof of loss d Grantor fads to do so Wlthm fdtaen (15) day! of the (nsualty Whether or not Lender's S9CUnty IS nmpelfed, Lender may, at Lender's election, receIVe and relatn the proceerll. of any Insurance and apply the proceeds to the reductton of the Indebtedness, paymerd of any ben aHectmg thr' Property, or the restoralton and repair of the Property If Lender elects to apply the proceeds to restoration and repelf, '::'1 erdor shall repair or replace the damaged or destroyed Improvements m a manner sattslaOfoly to Lender Lender shan upon sattsfaotory proof of such expenditure, payor reunbulSe Grsntor from the proceeds for the reesori8ble eelSt of repair or restorsllon d Grantor IS not In detault under thts Dead of Trust Any proceeds wtuch have not been dI! h ned WIthin 180 day! alter thelf necetpl and wtuch Lender has not commd!ed to the repatr or restorslton of the Propert" shall be used fllSt to pay any amount owing to Lender under thiS Deed of Trust, then to pey accrued mteres!, an'llhe remalllder, d any, shaD be applied to the pnmctpal balance of the Indebtedness If lender hcdds any proceeds aflo' payment m tutl of the Indebtedness, such proceeds shall be peld WIthout tnlerest to Grantor as Grantor's mleresls m.J)' appear Gran1or's Iloaort on Insurance Upon request of Lender, however not more than once a year, Grantor shall furnish to Lender a rex It on each eXlSlmg policy of InSurance showmg (1) the name of the InSurer, (2) the nsks msured, (3) the amount J( the policy, (4) the property ,"sured, the then current replacement value of such property. and the manner of determtrll10 that value, and (5) the expiration date of the polICy Grantor shall, upon request of Lender, have an D'\dependenl olppralSer satISfactory to Lender determme the cash value replacement cost of the Property LENDER'S EXPENDITURES II any acIton or proceedmg IS commenced that would matanally affect lender's tnlerest In the Property or d Grd110r fads to comply with any prOVISion of thIS Deed of Trust or any Related Documents, Including but not InTuted to GranIoI'~ failure to dISCharge or pay when due any amounts Grantor IS required to discharge or pay under thIS Deed of Trust or any Re ated Documents, Lender on Grantor's behalf may (but shall not be obligated to) take any acIton that Lender deems appropnatE', mcludmg but not Inmted to dlSchargD'\g or paytng aU taxes, liens, securJ\y tnleresls, encurnbrsnces and other Olalms, at eny bme lev18d or placed on the Property and paymg an costs lor D'\Surmg, mmlatnmg and preservD'\g the Property An such expendtlures Incurred or paid by Lender lor such purposes WIll then bear mterest at the rata charged under the Note Iron the date mcurred or paid by Lender to the date of repayment by Grantor An such expenses WIll become a part of the Indt-b edness and, at Lender's opllon, will (A) be payable on damand, (8) be added to the balance of the Note and be appJlltoned among and be payable WIth any Installment payments to beoome due durmg either (1) the farm of any appllCBble '"' U'ance polICy, or (2) the remaJrllng term of the Note, or (e) be treated as a balloon payment whICh will be due and payable al the Nota's maturJ\y The Deed of Trust 8Iso wdI secure peyment of these amounts Such nght shall be m addrtton to au othrt nghts and remedies to whtch Lender may be entrtled upon Defaua WARRANTY, DlFENSE OF mLE The IoIlowmg provISionS relating to ownership of the Property are a part of thIS Deed of Trust. TlUe Grsnlto! warrants that (a) Grantor holds good and marketable tdle 0/ record to the Property D'\ fee stmple, free and clear 01 all hens and enoumbrsnoes other than those sat forth III the Real Property descnptton or D'\ any trtIe Insurance pol cy, trtIe report, or final Idle opmlOl'llSsued m favor of, and aooepted by, Lender D'\ connecbon WIth thIS Deed of Trust, and (b) Grantor has the tuU ngh!, power, and authorrty to execute and delIVer thIS Dead of Trust to Lender Defense of Title Subtect to the exceptlOl1 D'\ the paragraph above, Grerdor warrants and wdI forever dafand the trtIe to the Property agamst the lawful ctalfllS of au persons In the event any acIton or prooeedmg IS commenced that qUestlorlS Granto~s IIDe ~ the tnlerest of Trustee or Lender under thIS Deed of Trust, Grantor shaD defend the actIOn at Grantor's expense (,ldI1for may be the nommal party D'\ such prooeedtng, but Lender shaD be entrtled to partICIpate D'\ the proceedtng dnd to be represerded m the proeeedD'\g by oounsel of Lender's own oholce, and Grantor wdl del rver, or 08USe to be delivered, to Lender such D'\struments as Lender may request from bme to lime to perrnd such per\lCtpBlton Compliance Wtlh Laws Grsntor warrants that the Property and Grsntor's use of the Proparty oomphes WIth all extSttnQ appllC8b1e laws, ordmances, and regulabons of govemmental authorrtJes SUrvIval of Representabons and Warranties All representaltons, warranlles, and agreements made by Grantor D'\ thIS Deed of Trust shall SUMve the execubon and delivery of thts Deed of Trust, shall be conIInumg m nature, and shaD remam m full force and eIIee! untd such tme as Grantor's Indebtedness shaU be paid m fun CONDEMNATION The foIlowtng ProvISIOns relatmg to oondemnalton proceedmgs are a part of thIS Deed of Trust Proceeding'> II any prooeedtng III condemnation IS flied, Grsntor shall promptly notify Lender In Wnbng, and Grantor shall prompt~ take such steps as may be necessary to defend the actlOl1 and oblatn the award Grantor may be the nommal party m such proceedmg, but Lender shall be entrtled to parltctpate '" the prooeedmg and to be represented In the proceedmg by counsel of Its own cholC9 au at Grantor's expense, and Grantor will delIVer or cause to be delIVered to Lender such .nstruments and documentatIOn as may be requested by Lender from bme fo bma to perrnd such parltctpallOll Appltca1lon I)f Net Prooeeds If au or any pert of the Property IS oondemned by emD'\erd dornam proceedmgs or by any proceeding or purchase m beu of oondemnalton, Lender may at tis election requwe that an or any porIton of the nat proceeds of the award be apphad to the Indebtedness or the r9081r or restoralton of the Property The nat proceeds of the award shall mean the award after payment of aU reasonable costs, expenses, and attomeys' lees trlCUrred by Trustee or Lender m OOnnecllOn WIth the oondemnalton IMPOSITION OF TAXES, FEES AND CHARGES BY GOVERNMENTAL AUTHDRmES. The follOWIng pfOVlSlOl'lS reiallng to govemmental taxr!, fees and charges are e part 0/ this Deed of Trust Current TIDle'.., Fees and Charges Upon request by lendar, Grantor shall exeoute such documents D'\ addJlton to thts Deed of Tnr-t and take whatever other acbon IS requested by Lender to perfect and oonbnue Lender's lien on the Real Property Onntor shall reimburse Lender for au taxes, as desonbed below, together WIth an expenses mourred In e_ DEED OF TRUST (Continued) 20030821001939.005 Page 5 recording, perfecting or contlllUlng ttus Deed of Trust, Includlllg wllhout hnutabOn aU taxes, fees, documantary stamps, and other charges for recording or reglStemg this Deed of Trust . Taxes. The foRowlng shall constrtute !aXes to whICh thiS Section applies (1) a specdlC tax upon this type of Deed of Trust or upon all or any part of 1119 Indebtedness secured by ttus Deed of Trust, (2) a specmc tax on Grantor which Grantor IS authorized or reqUired to deduct from payments on the IndebtedneSs secured by thIS type of Deed of Trust, (3) a tax on ttus type of Deed of Trust chargeable agaIIlSt 1119 Lender or the holder of the Nota, and (4) a specdlC tax on all or any portion of the Indebtedness or on payments of prmCipal and mterest made by Grantor Subsequent Taxes If any tax to whICh thIS SectIOn applies IS ertacled subsequent to the date of thIS Deed of Trust, thIS event shaD have the same effect as an Event of Defeult, and lender may ex9l'C1Se any or all of Its avBllable remedtes for an Event of Defeult as p!'OVIded below unless Grantor either (1) pays the tax before d becomes delinquent, or (2) contests the tax as prOVIded above 111 the Taxes and lrBrlS secl10n and deposits wdh Lender cash or a SufflCl8I1t corporate surety bond or other securdy satlSfectory to Lender SECURITY AGREEMENT; RNANCING STATEMENTS. The foIIOWIIlg proVlSIOIlS ralabng to this Deed of Trust as a securdy agreement are a part of this Deed 0/ Trust Security Agreement thiS mstrurnant shaD constrtute a Securdy Agreernerd to the extent any of the Property consbtutas fIXtures, and lender shaD have all of the TIghts of a secured party under the Undorm Commercial Code as amended from bme to bme Secunty Interest Upon request by lender, Grantor shaD execute fl!1anCll1g slatllmEints and take Mlataver other acbon IS requested by lender to pertect and contIIlUe lende~s securdy Interest III the Rents and Personal Property In addIbon to recording this Deed of Trust In the real property records, Lender may, at any bme and wdhcut further authorlZabon from Grantor, file executed courderparts, coJlles or reproducllOlls of thIS Deed of Trust as a fmancmg sfeternant Grantor shalll'9lmburse Lender for all expanses InCUrred m perfectlllg or coobnUJng this secunly mlerest Upon default, Granlor shall not remove, sever or detach the Personal Property from the Property Upon default, Grantor shaD assemble any Personal Property not affixed to the Property III a manner and at a place reasonably oonvenlent to Grantor and Lender and make d aVBIlable to Lender wdhll1 three (3) days after 19CeqJt of wntten demand from lender to the extent pennrtted by apphcable law . Addresses, The mBJllI1g addresses of Grantor (debtor) and lender (secured party) from whICh IIlformabon concernlllg the S9Curdy IIlterest granted by thIS Deed 0/ Trust may be obtallled (each as reqt.nred by 1119 Undorm Commercial Code) are as stated on the lust page of this Deed of Trust . FURTHER ASSURANCES; ATTORNEY~N..fACT The foIIowll1g PIOVlSIOIlS reiallng to further assurances and a!tomeY'In-fact are a part of this Deed of Trust Further Assurances IU. any bme, and from bme to tme, upon request of lender, Grantor wdI make, execute and deliver, or wdI cause to be made, executed or delivered, to lender or to lender's deSIgnee, and whan requested by lender, cause to be flied. recorded, rehled, or rerecorded, as the case may be, at such tlTllBS and 111 such offlOBS and placas as lender may deem appropnate, any and aD such mortgages, deeds of trust, securdy deeds, securdy agreements, fmanclng stataments, contmuabon stataments, mstruments of fwther assurance, certdlCBtes, and other documents as may, m the sole opauon of Lender, be necessary or desirable m on:!er to effectuate, completa, perfect. contmue, or preserve (1) Gran~s obhga\lons UIlder the Nota, thIS Deed of Trust, and the Related Documents, and (2) the hens and securdy mtarests created by this Deed of Trust as fast and pnor hens on the Property, whether now owned or hereafter acquued by Grantor Unless prolubrted by law or lender agrees to the contrary 111 wnllng, Grantor shaD rel111burse lender for all costs and expenses InCurred 111 COMecIIOn wdh the matters referred to to this paragraph Attome)MII..fact H Grantor fads to do any of the thmgs referred 10 111 the preceding paragraph, lender may do so for and m the name of Grantor and at Grantor's expensa For such purposes, Grantor hereby DTevocably appourts lender as Grantor's attorney-m.fect for the purpose of maklllg, executIng, dehvenng, fdlllg, recordlng; and dOIng all other things as may be necessary or dBSll'8llle, 111 Lender's sole OJllnIOll, to accomplISh the matters referred to 111 the precedtng paragraph FULL PERFORMANCE If Grantor pays all the Indebtedness when due, and OthelWlSB pertorms an the obhgatlOllS lI1IPOSed upon Grantor under this Deed of Trust, Lender shaD execute and dellV9r to Trustee a request for full reconveyance and shaft execute and clehver to Grantor sudable statamants of termll1atlon of any fl!1BnClllg statement on hie evu:\encll19 lende~ securdy mtarest 111 the Rents and the Personal Property MY reconveyance fee shan be paid by Grantor, ~ permdIed by apphcable law The grentee 111 any reconveyance may be desCnbed as the 'person or persons IegaDy entrtIed thereto', and the recrtals 111 the reconveyance of any matters or fects shaD be concluslV9 proof of the truthfulness of arry such matters or fects . EVENTS OF DEFAULT. Each of the foIlowmg, at L.enda~s opbon, shaft consldute an Everd of Default under thiS Deed of Trust Payment Default Grantor fells to make any payment when due UIlder the lndabtedness Other Defaults Grantor fads to comply wdh or to pertorm any other term, obllgabon, covenant or condIbon contall19d 111 this Deed of Trust or 111 any of the Related Documents or to comply WIth or 10 perform any term, oIlbgallOll, covenant or condlbon contained ., any other agreement between lender and Grantor Compliance Default failure to comply wdh any other term, ObligatIOn, covenant or condIbon contall1ed 111 thIS Deed'of Trust, 1119 Nota or 111 any of the Related Documents If such a fadure IS curable and ~ Grantor has not been glVBn a nobce of a breach 0/ the same provISIOn of this Deed of Trust WIIhIn the precedll1g twelve (12) months, d may be cured (and no Event of Default will have occurred) If Grantor, after L.endar sends wnttan nolJce dernandD'lg cure of such fadure (a) cures the fadure wdhln tan (10) days, 01 (b) If the cure reqUIres more than ten (10) deys, unmedlaIely mdl8tes steps suffICient to cure the fBJIure and thereafter continues and completes an reasonable and necessary steps sulflClent to produce compliance as soon as reasonably pracbcal Default on Other Payments FBllurs of Grantor within the lImB mquued by thIS Deed of Trust to make any payment for taxes or lI\Surance, or any other payment necessary to prevent fIImg of or to effect dISCharge of any han Default to Favor of thIrd PartIes Should Grantor deleult under any loan, extensIOn of credl!, securdy agreement, purchase or sales agreement. or any otner agreeman', m favor of any other creddor or person that may r'latenally aftect any of Grantor's property or Granto~s abdrty to repay the Indebtedness or perform thell" respechva obIl\jBtrcns under thIS Deed of Trust or any of 1119 Related Documents False Statements, MY warranty, representabon or statement made or furnIShed to Lender by Grantor or on GranlOr's behalf under this Deed of Trust or the Retated Documents IS false or mlSleadll1g III any malenal respect, either now or at the lImB made or fumrshed or becomes false or mrsIeadmg at any Irme thereafter Defec:lIve Collaterallzatlon ThIs Deed of Trust or any of the Related Documents ceases to be In full force and effect (lIlCIudmg failure of any coIlalerai document to create a Valid and pertectedsecurdy rnterest or hen) at any tune and for any reason DEED OF TRU~T (Continued) 20030821001939.006 Page 6 Insolvency The dISsolutIOn or tennmatJon 01 Granlo1's existence a8 a going busmes8, the Insolvency Of Grantor, the appointment ~f a r9CelVer for any part 01 Grantor's property, any asSignment for the bene1tt 01 credrtors, any type 01 creditor workout, or the commencement 01 any proceeding Wlder any bankruptcy or II'lSOIvency laws by or agamst Grantor Creditor or Forterture Proceedings Commencement 01 foreclosure or fOlfelture proceedingS, whether by JUdiCial proceedlllg, ~e1f-help, repossession or any other method, by any creddor of Grantor or by any govemmen!al agency against any property secunng the Indebtedness "ThIs InCludes a galTllShment 01 any 01 Granlal's accounts, lnCIudmg depasrt ace:>unts, WIth Lender However, thIS Event 01 Default shan not apply ~ there IS e good fadh dispute by Grantor as to the VP I rilly or reasonableness 01 the claim which IS the basis of the creditor or forfeiture proceedmg and If Grantor gIVes LendC'l wnllen nabce of the credrtor or forfeiture proceeding and deposits WIth Lender momes or a surety bend for the credrtar nr forfeiture proceeding, In an amount del9lmmed by Lender, m Its sola dlSCra1ran. as being an adequate reserve or I ("d for the dispute Breach of Olher Agreement Any breach by Grantor under the leons 01 any other agreement between Grantor and Lender that IS not remedied WIthin any grace pened provided therem, mcludmg wrthaut "rmtallOn any agreement concemlng any Indebtedness or ather obligation 01 Grantor to Lender, whether exIStIng now or later Events Aile! ling Guarantor Any of the preceding events occurs .W11h respect to any Guarantor 01 any of the IndebtednM b or any Guarantor dies or becomes mcompelent. or revokes or diSputes the valldlly 01, or babdlly under, any GUBI'III Ii 01 the Indebtedness In the event 01 a death, Lender, at Its OpllOll, may, but shan nat be reqwed to, permit the (1 uarantor's estate to assume uncondrtJonaDy the obligations allSlng under the guaranty m a manner sabSfactary tr Lender, and, m doing so, cure any Event 01 Default Adverse Ch~ngeA malarial adverse change occUrs In Grantor's ~nanclal condrtJon, or Lender believes the prospect of payment or ~f'rfonnance of the Indebtedness IS anpauecf Insecurrty. I ender In good faith believes lIself D'lSecure Right to CI liD If such a fadure IS curable and If Grantor has nat been gIVen a nobce oIa breach of the same proYISlOft of thIS Deed of Trust WIthin the precedmg twelve (12) marllhs, rt may be cured (and no Event of DefaUlt WIll have occurred) d (lrantor, after Lender sends wntten nObca darnandmg cure of such fadure (a) cures the fadure wllhm ten (10) days, or (b) ~ the cure requires mare than tan (10) days, ImmedlBtely Inmabas steps SuffiCient to cure the fadure and the_fter Co) booes and compfetes"aD reasonable and necessary steps suffICIent to produce compliance as soon as reasonably p ,lcbeSl • RIGHTS AND RE MEDIES ON DEFAULT. II an Event of Default occurs under thIS Deed of Trust, at any tune thereafter, Trustee or Lende' rnay exercISe any one or more of the faUOWIIIg nghts and remedlas ElectIOn of Remedu;s ElecIIon by Lender to pursue any remedy shall nat exclude PUlSUlt of any other remedy, and an election to m.lke expenditures or to take action to perform an obligation 01 Grantor under thIS Deed of Trust, after Grantor's laW'll to perform, shaD not affect lender's light to declana a default and exelClse !Is remedies Accelerate Indebtedness Lender shan have the nght al lis option to declare the enbre Indebtedness lITU'IIediatety due and payable, tncludmg any'prepayment penalty which Grantor would be reqtllred to pay Foreclosul't' With respect to an or any part of the Real Property, the Trustee shan have thE! nght to exelClSe lis power of sale and to ~:reclase by nabce and sale, and Lender shaD have the nght to foreclose by JudICIal foreclosure, III edner case m &CO .clanoe WIth and to the IuD extant. prtMded by applicable law UCC Remad,os With respect to all or any part of the Personal Property, Lender shan have aD the nghts and remedies of a secured p<~ly W1der the Uniform CommerclBl Code CoUeCI Rent-Lender shaD have the ngtrt: wdflout nobce to Grantor to take POSSBSSIon of and manage the Property and collect It 0 Rents, IIlcludmg amounts past due and unpaid, and apply the net proceeds, 0V91 and above Lender's casts, agam~ the IndebtedneS!l In furtherance ot thIS nght, Lender may reqtJITII any tenant or other user of the Property to make paynents of rent or use faes dU'ectIy to Lender If the Rents 8Ie collected by Lender, then Grantor Irrevocably designates Lender as GranlaI's attomey·lJlofacl to endorse IIlStrUments recewed In payment thereof 1ft the name 01 Grantor and to negabate the same and coUeCt the proceeds Payments by tenants or ather users to Lender III response to lender's demand shaD satISfy the obligallOns for which the payments are made, whether or not any proper gl"OWlds for the demand exISted Lender may exercise lis nghts Wlder thIS subparagraph either m person, by agent, or through a receIVer AppOint Receiver, Lender shall have the nght to have· a r9C&lVer appOInted to take POSSSSSlO/1 of aU or any part of the property, with the power to protect and preserve the Property, to operate the Property preceding or pending foreclosure or sale, and to ooUect the Rents from the Property and apply the proceeds, over and ebov9 the cast of the 19C8IIIerstup, agamst the I,clebtedness The receIVer may serve wrthaut bond d permrtted by law Lender's light to the appomtment of a recelVBl l>haU eXISt whether or nat the apparent value of the Property exceeds the Indebtedness by a substantral amount Employment by Lender shaD not disqual~ a parson from servmg as a receIVer . Tenancy at Sufferance. If Grantor remams 1ft possessIOn 01 the Property after the Property IS sold as pTOVIded above or Lender athPlwlSe becomes enbUed fo possession of the Property upon dafault of Grantor, Grantor shaD became a tenant at sufferance of Lender or the purchaser of the Property and shan, at Lender's opllon, either (1) pay a reasonable rental for the USE! 01 the Property, or (2) vacate the Property unmediately upon the demand of Lender Other Reml'dles Trustee or Lender shaD have any other nght or remedy provJded m thIS Deed 01 Trust or the Nate or bylaw Notice of Solie Lender shaD gIVe Grantor reasonable noIIce of the tune and place 01 any pubhc sale of the Personal Property or of the tune after wtnch any prlYBte sale or ather Ultended dlSposrtIon of the Personal Property IS to be made Reasonable nObca shaUmean natlCQ QlVSn at least ten (10) daYs before the bma 01 the sale or dlSpaslllon Any sale of the Personal Property may be made m collJW1Cbon with any sale of the Real Property Sale of the Property To the extent permrtled by applicable law, Grantor hereby waM!S any and aD nghts to have the Properly malShalied In exelClSltlg lis nghts and remedlBS, the Trustee or Lender shall be free to sell all or any part of the Property logl'fher or separatety, m one sale or by separate sales Lender shaU be enIJIIed to bid at any pubhc sale on all or any porllon of the Property Attorneys' Fees, Expenses H Lender Instrtutas o.-ry SUIt or action to enforce any of IIX' terms of thIS Deed of Trust, Lender shaD be entllled to recover such sum as the court may adjudge reasonable as attameys' fees at Ina! and upon any appeal Whether or nat any court aellOn IS mvoIved, and to the extent nat prohibited by law, aU reasonable expenses l.o mer moun; that 1ft Lender's opIIIIOIl are necessary at any lime for the protacbon of lis Interest or the enforcement c4 lis nghls shaII become a part of the Indebtedness payable on demand and shaD bear mtarest al the Nate rate from thn :late of the expenditure untd rap8ICI Expenses covered by thIS paragraph mclude, without IUTIIIabon, however sub,E'(:t to any lanils W1der applicable law, Lender's attorneys' leas and Lender's legal expenses, whether or not there IS a Ia AM.urt, mcludmg attorneys' feas and expellSBS for bankruptcy proceedings (mcludmg efforts to madlly or DEED OF TRUST (Continued) 20030821001939.007 Page 7 vacate any automatic stay or InJUllC!lcn), appeals, and any antICipated POSt1udgment colleclJon SGMC9S, 1he cost 01 searchmg records, obtallllllg Idle reports (Includmg toreclosure repolls), surveyors' reports, and appratSal lees, IlIle /llSUrance, and lees lor the Trustee, to the extant permttted by applICable law Grantor also Will pey any court costs, m addition to all other sums pl'OVlded by law Rights of Trustee Trustee shan have aU 01 the nglrts and dulles 01 Lender as set torth 111 thIS sec1JOn POWERS AND OBUGATIONS OF TRUSTEE. The loDowmg proVISIOns relating to the powers and obIlgatrons 01 Trustee (pursuant to Lender's mstrucIIOns) are part 01 thls Deed 01 Trust Powers of Trustee In addrtJon to aU powers of Trustee ansll1g as a matter 01 law, Trustee shaD have the power to take the loUowll1g 8.CIIons WIth respect to the Property upon the wntten request 01 Lender and Grantor (a) lom m prepemg and Idlng a map or plat of the Real Property, 100ludll1g the dedlCatlOl1 01 straets or other nghts to the publIC, (b) JOII1 m grantll1g any easement or creating any restnclJon on the Real Property, and (e) lom 111 any SUbordlnatlOll or other agreement alfecbng this Deed of Trust or the Interest 01 Lender under thIS Deed 01 Trust Obligations to Notify Trustae shall not be obligated to notify any other party 01 a pending sale under any other trust deed or lien. or 01 any acIIon or proceeding In which Grantor, Lender, or Trustee shaD be a party, unless reqUIred by applicable law, or unless the adlon or proceeding IS brought by Trustee Trustee Trustee shall meat aD qUabllcallOllS reqwred tor Trustee under appllC8ble law In adddJon to the nghIs and remedies set torlh above, WIth respect to aU or any part 01 the Property, the Trustee shall have the nght to toreclose by notice and sale, and Lender shaD have the nght to toreclose by JU(bcIaI foreclosure, 111 either case 111 accordance WIth and to the full extent provtded by appbcable law Successor Trustee lender, at Lender's option. may from urns to tl1'l18 appoint e successor Trustee to any Trustee appointed under this Deed 01 Trust by an Instrument axecuted and acknowledged by Lender and recorded 111 the oIfICa of the recorder 01 Klng County, State 01 Washmglon The InStrument shaD conIalll, In addlbon to all other matters required by state law, the names 01 the onglnal Lender, Trustee, and Grantor, the book and page or the AudItor's Fde Number where thIS Deed 01 Trust IS recorded, and the nama and address 01 the suocessor trustee, and the lnStrumant shall be axecuted and acknowledged by Lender or lis successors III D'lIerest The successor trustee, WIlhout conveyance 01 the Property, shall succeed to all the bile, poWer, and dulles conferred upon the Trustee III this Deed 01 Trust and by appllCBble law ThIS procedure lor subsututlOll 01 Trustee shan govem to the exclusIOn 01 all other provISIOns for subslllubon NOTICES Subject to appllCllbla law; and except lor nollCe reqUired or allowed by law to be gIVen III another manner, any nollCe reqUired to be gIVen under thIS Deed 01 Trust, II1c1udmg Wltheut IIIIIIIaIlon any notICe of default and any noIlce 01 sale shall be glV8ll In wntmg, and shall be effacl1Ve when actuaUy delivered, when actuaUy rec8lV8d by telefacslmde (unless otherWISe requred by law), when deposited WIth a nabonaily recoglllZed overmght couner, or, " madad, when deposded In the United States niall, as first class, certified or regIStered mad postage prep8Id. dlraded to the addresses shown near the baglllnlllg of thIS Deed 01 Trust AD copies 01 notices of toreclosure from the holder 01 any ben which has pnonty over thIS Deed 0' Trust shaD be sant to Lender's address, as shown near the baglllT1ll19 of thiS Deed of Trust Any party may change lis address lor notices under thIS Deed of Trust by gMng lormal wntten nollca to the ether parI1es, speclfymg lhatthe purPose of the noUee IS to change the party's address For nollca purposes, Grantor agrees to keep Lender mtormed at aU limes 01 Glanter's current address Subject to applicable law, and axcept fer nobce requred or allowed by law to be gJVBn III another mannar, If there IS mora than one Grantor, any notice gwen by Lender to any Grantor IS deemed to be notice gIVen to all Grantors MISCELlANEOUS PROVISIONS. The foIIcwmg lIIISeeUanecus Pl'OVlSlOns are a part oI!tus Deed 01 Trust Amendments ThIS Deed 01 Trust. together WIth any Related Documents, constnutes the entire undarslandmg and agreement of the pames as to the matters set ferth m !tus Deed of Trust No alterallon 01 or amendment to thIS Deed of Trust shall be elleclrle unless gIYBIllTl wnIIIlg and SIgI'led by the party or parbes sought to be chargad or bound by the a11erat1On or amendment Annual Reports. If the Property IS used tor purposes other than Grantor's residence, Grantor shaD furrush to Lender, upon request, a Cerbfled statement of nBl operatmg mcome r&C8IIIed from the Property dumg Grantor's PRMOUS Iiscal year In such form and datad as lender shall r&qulTe "NBI operallng mcoma" shall mean aD cash recalpls from the Property less an cash axpandltures made In cormecbon WIth the operatlCn 01 the Property CaphOn Headings Caption headlTlgs m thIS Deed 01 Trust are tor convenl8nee purposes only and are not to be used to D'lIerpret or de'lTle the prOVISions 01 thIS Dead 01 Trust Merger. Thera shaD be no merger 01 the D'lIarest or estate created by thIS baed 01 Trust With any other JIlIerest or estate In the Property at any I1ma held by or tor the.beneId 01 lander III any capacity, WIthout the wntten consent 01 Lender Governmg Law. This Deed of Trust will be governed by, construed and enforc8d In acconlance With federal law and the taws of the State of Washington. This Deed of Trust has been accepted by Lender m the State of Washington ChoIce of Venue. If there IS a laWSUIt, Grantor agrees upon Lender's request to sUbITlll to the JunsdlCllon of the courts 01 KlIlg Courrty, State of Washmgton Jomt and Several L1abllrty. All obllgabons 01 Grantor under thIS Deed 01 Trust shall be JOIn! and several, and aD references to Grantor shaD mean each and every Grantor ThIS means that each Grantor slgIllTlg below IS responslbla fer an ebhgauons In thIS Deed of Trust Where any one or more 01 the parbaS IS a corporallon, partnership, bmrtad hablhty company or sandar entrty, d IS not necessery lor lander to Inquwe mto the powers of any 01 the oIflOerS, dlr8Clors, partners. members, or other agents acbng or purportmg to act on the antrty's behalf, and any obhgatrons made or created III rell8l1OO upon the professed eXercISe 01 such powers shaD be guaranteed under thIS Dead 01 Trust No WaIVer by Lender. Lender shaU not be deemed to have WaNed any nghts under thIS Deed 01 Trust unless such wawer IS given III wntmg and SIgned by lender No delay or OmISSion on the part 01 Lender III axerclSlng any nght shall operate as a walll8r of such nght or any other right A WBlV8r by Lender 01 a PI'OVlSlon of thIS Deed 01 Trust shall not pTBJudlCe or conslltule a waIVer 01 lender's nghI otheTWISe to demand stncI compIllII1ce wIIh thai pI'OVISlOII or any other provISIOn 01 thIS Deed 01 Trust No pnor WBlII8r by Lender, oor any course 01 dealmg between lender and Grantor, shaD consblute a WSlVer of Btri of Lender's rights or 01 any 01 Grantor's obhgallOns as to any future transacbons Whenever the consent of Lender IS required under thIS Dead of Trust, the gUlnllng 01 such consent by Lender III Btri mstanca shaD no! constrtute contmUlllg consent to subsequent mstances where such consent IS rBqUIred and III an casas such cOnsent may be granted or Wlthhllld III the sole diScrebon 01 lander Severability, If a court 01 competent JUrlsdlCbon finds any pI'OVISlOT1 01 thIS Dead 01 Trust to be dlegaI, mvalld, or unentorceable as to any person or cncumstanee, that fmdmg shaH not make the oIfendtng provtSIOO IDegaI, 1llVIIhd. or unentorceable as to any other person or cucumstance If feasible, the olfandmg provISIOn shall be consKfered modified so that d becomes legal, valid and enforceable If the offending provISion cannel be so modlhecl, rI shall be considered deleted from thIS Deed 01 Trust Unless otherwISe requn-ed by law, the lIlegahty, mvalldrty, or unanlorceebdlly 01 any ee DEED OF TRU:;T (Continued) 20030821001939.008 Page 8 =====-======================================= provISIon of tllS Deed of Trust shall not affect the Jegalrty, vahdrty or enforcesbdrty of any other plOVlSlOn of this Deed 01 Trust SUccessOI B and AssIgns Subject to any lunltatlons stated In thIS Deed of Trust on transfer of Grantor's tnlerest. tills Deed of Tnl'l' shall be bInding upon and mure to the benelrt of the parnes, thefT successors and asstgns II ownershIP 01 the Properll :l8COIlleS vested In a person other than Grantor, Lender, WIthout noooe to Grantor, may deal WIth Grantor's successOIt. WIth relerence to thIS Deed of Trust and the Indebtedness by way 01 forbearance or extensIOn WIthout releasing Ol"3ntor from the obhgatlOns of thIS Deed 01 Trust or Ilabdlty under the Indebtedness Time 18 of lhe Essence TIme IS 01 the essence In the performance of thIS Deed of Trust WBlver 01 II omestead Exemption Grantor hereby releases and walYBS all TIghts and benefits of the homestead exemptIOn laws of the Stata of Weshlngton as to aU Indebtedness secured by thIS Deed of Trust DERNmONS The follOWIng capltahzed words and terms shall heve the follOWIng mearungs when used In thIS Deed of Trust Unless specdlCaU) stated to the contrary, aU references to dollar amounts sheD mean amounts In lawful money of the Untted States of Arne", a Words and terms used In the slllgUlar shalll!lClude the plural, and the plural shaD mclude the 8l1lguiaIT, as the context may "'<lulTe Words end terms not otherwlSB dell!led III thIS Deed of Trust shan have the meanl!lgs attnbuted to such terms III the Untform CommeI'Cl8l Code BenellCl8TV The wonI "BenefICIary" means EvergreenBank, and Its successors and assIgns Borrower fhe wonI "Borrower" means JDA Group, L L C, and I D KlD'le CorporatIOn, and all other persons and entdles S1Q'.r g the Note In whatever capacity Deed of TruJt The words "Deed of Trust" mean thIS Deed of Trust among Grantor, Lender, and Trustee, and IIlciudes without hm ~llOn aU 8SS'gnmant and Secunty lI1!erest PlOVlS,onS relating to the Personal Property and Rents DefauH 11,r wonI "Default" means the Default set forth D'l thIS Deed of Trust In the sectIOn bUed "Defaull" Envlronmrntal Laws. The words "Env1rorunentaILaws" mean any and all state, federal and local statutes, regulatIOns and ordlll8l'1f'es relabng to the protectIon of human health or the enVIronment, Includlllll wrthouI lunIIabon the Compreh8ll!. ve env,ronmental" Response. CompensatIon, and lJabdlty Act of 1980, as amended, 42 USC SectIon 9801, et Sf q ("CERCLA"), the Superfund Amendments and ReaulhoTlzabon Act of 1986, Pub L No 99-499 ("SARA"), the Hazardous Malenals TransportatIOn Act, 49 USC Secbon 1801, et seq, the Resource ConservatlOl'l and Recovery Act, 42 U <; I~ $ecbon 6901, et seq • or other applICable state or federal laws, rules, or regulatIOns adopted pursuant thereto Even1 of Cr,ault The words "Evant of Default" mean any of the events of deteult sat forth III thIS Deed of Trust III the events of d9f'lult SectIon of this Deed of Trust Grantor I h 9 wonI "Grardor" means JDA Group, L L C , and I 0 KlIne Corporatton Guarantor The word "Guarantor" mearlS any guarantor, surely, or acoommodatoo party of any or aD of the Indebtedness Guaranty fhe word "Guararrty" means the guaranty from Guarantor to Lender, tncludl!lg WIthout lundabon a guaranty 01 all or part of the Note " Hazardou', SUbstances The words "Hazardous Substances" mean materraJs that, because of IhBIr quanbty. corn:enIrab)r or physIcal. chermcal or mfecbous characteflsbcs, may cause or pose a present or potanbal hazan:! to human he.~tn or the envIronment when unproperly used, treated, stored, dISposed of, generated, manufactured, transporte!. nr otheTWISB handled The words "Hazardous Substances" alTe used In their very broadest sense and Ulelude Wlh>LtI hmrtattOn any "and aU hazerdous or toXIC substances, materraJs or waste as defl!led by or hsted under the Envn'onmen ,d Laws The term "Hazardous Substances" also II1c1udes, WIthout IlTJ1IIatlOl'l, petroleum and pelnlleurn by-product<. or any fractlOl'lthereof and asbestos Improvements. The word "mprovements" means aD eXlSllng and Mure unprovements, buddU'lgs, structures, mobIle homes af!JxPd on the Real Property, fac~ltJeS, addtbons, replacements and other consIructJon on the Real Property Indebtedness The wonI "Indebtedness' means all pnnctpaI, tn!erest, and other amounts, costs and expenses payable under the Note or Related Documents, together wdh all renewals of, extensIons or, modIfICabons of, consohdaborlS 01 and substrtu1'ons lor the Note or Related Documents and any amounts expended or advanced by Lander to dISCharge Granto~s obltgabons or expenses Incurred by Trustee or Lender to enforce Grantor's obhgallOns under thIS Deed of Trust. together WIth tn!erest on such amounts as provtded VI thIS Deed of Trust Lender. The word "Lendar" means EvergreenBank, tis successors and asSIgns Note The word "Note' means the proinossory note dated August 7, 2003, in the onglnal principal amount of $1,900,000.00 from Grantor to Lander, together WIth all renewals of, extensIonS of, moddlC8bons of, refmncongs of, consohdabons of, and substrtullons lor the promISsory note or agreement NOTICE TO GRANTOR THE NOTE CONTAINS A VARIABLE INTEREST RATE Personal P, operty The" words "Personal" Property" mean all equipment, fixtures, and other arbctes 01 "personal property now or hereaftar ~ by Grantor, and now or hereafter atteched or Bfltxed to the Real Property, together WIth aU accesslOl'l~, parts, and addItIOnS to, aD reptacemenla of, and aD subsbtubons for, any of such property, and together WIth aU ISSues clnd proflls thereon and proceeds (mcludlng WIthout lunllatlon aD IIlsurance proceeds and refunds of premrums) from any Sd 0 or other dlSposdJon of the Property Property, T'18 wonI "Property" means coI1ecbVely the Real Property and the Personal Property Real Property. The words 'Real Property" mean the real property, IIlterests and nghts, as further descnbed III thIS Deed ofTnust Re1eted Documents The words 'Related Documents" mean all promISSory nOles, credd agreements, Joan agreements, BI'1V1ronmBl~,~ agreemertts, guaranlleS, S9CUnty agreements, mortgages, deeds 01 trust, securrty deeds, collateral morlgages, and aU other IIlS1rUmBnts, agreements and documents, whether now or hereatter exlSlD'lg, executed In connectJon wrth the Indebtedness Rents TI>G wonI "Rents" means aD present and future rents, revenues, D'lcome, ISSues, royaltJes, profits, and other benefIts denved from the Property Trustee lhe word "Trustee" means PacdlC Northwest Tl\le Company, whose madtng address IS 215 CoJumbuI St, Seattle, WA 98104 and any subsbtute or successor trustees --20030821001939.009 DEED OF TRUST (Continued) Page 9 EACH GRANTOR ACKNOWLEDGES HAVING READ ALL THE PROVISIONS OF THIS DEED OF TRUST, AND EACH GRANTOR AGREES TO ITS TERMS. GRANTOR. D KUNE CORPORATION By~ ~ . .9~A<r iii{ti 'Kii'ne, PresldentolDKiiii8Corporation LIMITED LIABILITY COMPANY A STATEOF kAa.,?~ COUNTY OF K~ Kmwl1lmGllJSm NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES APRIL92007 On thiS ,fti day of ~f-It4= 20~ before me, the undersigned Notary PUblIC, personaDy appeared Jack D Alhadeff, Manager of JDA Group, L L C, and personaUy known to me or proved 10 me on the basIS of sallsfactory evidence 10 ba a of the bmrted habdlly company lhat executed the Deed of Trust and acknowledged the Deed of Trust 10 be the free and voluntary act and deed of the lunrtacI babtllIy company, by authonty of statute, lIS aroclas of orgarnzatJon or lIS operating agreement, for the uses and purposes therein menbonad, and on oath slated that he or she IS authorIZed 10 execute thiS Deed of Trust and In fact executed the Deed of Trust on bahalf of the Iunrted S hsb y drty~CO~ y. ~ Resldmgat laI:e'"::c~ Notary Public In and for tile State of W~ My commISSion expll1lS If/91/(il i-~' ~; ~\ Sil'" i~~. !iF ' .• ,.,0"PI'·"1 ' ... \\\'" , It", ... ~~""',...,,''..I_; -,\ __ :"~ STATEOF __ --~r;,;...rJ _____ _ CORPORATE ACKNOWLEDGMENT )SS ~·I •• ·'" \.\:, ~ LI., I I'''[:i'''' ' .... ~.".-COUNTY OF ""ILI-I!\f\"s:..,# ) §'::-.: '"'-••• iV ;: ~i J\f :~. TV I\. ... • 01 l'" : Onlhls \ 1. day of ',\.,)611''''' 20 ~ before me;;~tbi' ~'<J:~ : Notary PublIc, personally appeared IMne D Kline, Preshdent of I D Kline Corporabon, and persO/lllll't ~ ~-~ proved to me on the basis of satISfactory evidence 10 be an authonzad agent of the corporatIOn that ex~ m"GoQaed' -:~ ,l Trust and acknowledged the Dead of Trust 10 be the free and voluntary act and deed of the corporatIOn, tOC'< ~ Bytaws or by resolutlOll of board 01 dIreCtorS, for the uses and purposes tharem mentIOned, and on oath ~if6 ,.. ~~\ .. she IS authonzed 10 ex IS Deed of Trust and m fact executed the Deed of Trust on behalf of the COrporatIOn '~''''''I!l''I\\~' s;===:::s 0I\h-. R8Sldlng at ~ . Notary Public: In and for tha State of ~ My commission expll'BS 2 -"l. '1...-2J;u'1 REQUEST FOR FULL RECONVEYANCE To ________________________________ Trusme The undersrgned IS the legal owner and holder of aD IIldebtadnass secured by thIS Deed 01 Trust You are hereby requested, upon payment of an sums owmg to you, to rPCOllVey wrtho.Jt w!ll1'Bnly, to the persons anlltlad thereto, the ngh~ lI\Ie and 'I1terest now held by you under the Deed of Trust Da~ ______________________________ _ Beneficiary. ________ _ By------------ I~.--------------- ~ J • :."! .. ~'~ .\',' ~~ :':" ':~M'" '" ~ ·'~.8 ~ ,'tL g; ..... , ...... , ~L '.'.' :..,' ":'!' .: .. ::.\:.:': .. : .. :::. ... \\\.:~. .... ::.' .:\\'. ... \\ •. ' .,'~. '., .: .• :: ...... . :,i' .,' :,:,:., .,,: .. /.. . ... ,:: ..... OF RECORD .. / -./"" ".,. PORTION OF (~'·" .. "~.,,,i'·· THE :i :~! ~~ :~! OF SECTION KING COUNTY I r~;>~/;.·'::::/:.:"·)~Rt;; __ .... 1 I 1~ ~QI'~ ijh:; l!~ ,.::; .. ltl~! .' ., ~; ~~ I!~ ~~ ~~: 'I! F{)fJNO CUED MNlIIMZNT· -}2"lJIUJ.JlfN WI", I'rINCII IN fr)NllI~T6 .a:.\ ..... W'!.. ~"v.~1"",:,9,. .... ~.~ %:<i5 '!L& ;. ... ~;.;. ~ ... ~~'\ ~ .. "'" '~~. " ~:~. '-,~ ~ ~ , \ I'fJlINQ CUE/) AtIONIIMt!I'Ir-Ir 1:.t:~:'t 1W11( IfI/fC/I t?/J/ SURVEY 7 , TWP. 23 N WASHINGTON 6~-&1'J n RGE. 5 E ., W.M. SCALE ,-. '00' o 100 200 300 ""~ .i·"'·., .. "';"!:' :;.·:·=~~=~·t~·A' : RJUNP aNmwN4 MtJNVM~Nr lET' /lUMANJ) CAl' "DM l.J,I/SIM'~ ' .. :-., 7;ED 1N •. ~~v;n.,:~ .. r·I'tAD./*'U () :1I':D1EDC6IfNE~ Aj NOT'£D fWlSAr: '~,AJo~'':t:ulJti!'#'*~''l::',;.: II t.CJ AAOIAL B81ltfNG J(I/ttj"'('()II1ITY A~ !'LAN" ~ lIU~r .. ~'M) • (INA) .nJIIn N/oIfWAJ(·Nd. ~ (A/f"A.s: JIJJiji . CD MY (P SVrJf44CNWNr-SEE .:\.:::''1l/Ef r.1:~!f .. lJ • SN. • ···\:··:f,r.":. S:::::'O AND r.q,,("~::'.::: •. (q'~.: naMO tU'J~r !IU~ IN Itn.UHE» " .:.\. 3; ~'.' .,.::':":'" ... ,.:~~f.::.:':~:~':::~::.':::>:: ,.,,)) ",.:.:;:.,,/:·:.:.:::/ ..... f "'.,,' SE~ LEGAI;.:. DESC!tIPTlON, NOTES .AND CURJE DATA ON "'~::::~'. ~~:::~.:: ,. ..:::.,::::.':",:.":''':'' ,:.' .. ,.: ...... ,.:." ...... ::: , SURVEYOR·IS CERTIFICATE Thl, mop ·~·~';.'i·I' I"Iprl"nh 0 lunl, madl b, m. or under m, dlr.cllan In tonformanc. wilh ,,,. flqutflm,ntl of thl SURVEY RECORDING ACT 01 thl reque.t 01 ti6N~ M/!.yor I ItfAIfCII .19~. A'?~~ It, StOrT IMCJNTWH L.S. NO. ~J "RECORDING CERTIFICATE Fllld'::tor flcord thlladO~.!r~ 19&.eL·dt~M. in VoI.~al Suru, • on P:O\tI.~.O~ .. t~,. requllt of ::. 1M: ,(II' .. ~:. ,. i'<4A t.OJToS JANf'kA~6 aA,II.~ A~ fM~'!"'" "!;i ': .. S.p'. o •.. ~".,d, .: ...... .. :: \I~·"~··':~.,::';·::,'··: .':, . . ..1 Potrell Ali •. S.W. SuIf_ 100 " "·AElI'rON. y!""SHINGT~lrg8055 Phon.: (~.ae) 228.S~.28 .108 NO. f~·(JI·"'" DRAWN (.$N1%HEA, tide,. Mi'iiN"I' .... I I ·b,.J .. HilTS ...... • e r /~ .... ",/;' ......... :: . .;.: . :.~:.::: ... /":':'" ::', :.;.~:!: .:.:?' :::.: ./'" :~: .. .:: " ,.\,:, .... j): .. : '. : .:.\ : : '. : '. : .. : : ~; .. .~ .. \.::,' "'~:" .... ... \,.' ", . ~.:.--.- ,':: .~: :::: ..... .. ,' ...... . "~ ,.-.. ' :~ . .. :' ~tf/)3]..UL~oL 6'5 ·ttJA RECORD OF SURVEY .. :.":.,,. ..:/!' ;:.. .: .... ,. NE 1/4 SW 1/4 :,' ./ .. ,:' .J' :.;' ...... \. PORTION 'OF THE SE 1/4 SW 1/4 OF SECTION 7 TWP. 23 N ., \"'" ,'" """",/<i'//":':;~): ,,,,,"'"'' K'NO COUNTY, WASH'NOTOO =..";';:':::.~ _, , __ , _._. __ RGE. 5 E W.M. ., ··'~I'''''''''''··· .:' '.:' .:: .: .,.... "'t'= ... .!b-. • ••.• ';:,,':' ~~~n::IJ=Uf':, L~:r~OIf7NUU' lJII"lIh~ WNIOI/J 110 n~r .jCt/THOILY RftJM AND /H/fAUI!L TD 11(E $lNlnle.LY ~/Jtf tJF J(JU", utlJi SmeETj ~i""~ ,/:"i"7}[ 4' ~""'>-:/"'/",:)'l'> ~~~;::':=:::~-:~, .......... >f~t: .·:,MATCH.:~lNe. Si~'>$HEerl"" .? " .. :, ...... ,.. "'./tDArNIVFUr"''''''''''rN.I8I'£Er''',.rJ._ TNEfWJItr"'lSFRrOl' __ ••• ____ ~_ _ .. ____ ... _~~"........, .... I .. ':.J: ___ ..... ~~ ____ .-::~::.. ____ ~:-_~..:.:.i. 0:,. ------': :M-::~I~~:L~;O:::xz:q~r;,,:w::~~~~:~;u:::,z' :.:' .:,' .:': " ....... :~ •• ",' •• ::.' AND LeT 7. AU. (N.MIO I/.«K I. , ~~ ......... ,/: . ..'" ... :/.:.: .,. ' ... ::/' .. : .. :./:,;:," '/':.'~'~:~"""" .... ' .. ,' ........ :.:.=:.~=Z:.~~::~:=,8. &O<K J. \ ~t ',"... .:. :: ,',' .... ~. , .. 1 ":'. ALL 1N"1Tf£ /f,AT 4F'wp:JDr tiLEN ADDITION, Aa:tJAIHNO T'(J I1IE IfAr TNeN:OF If~DI!J) ~!q .•...... \.:.... .:.. ::" :::. ..\"~ ::':" I'i YOL!!"E '" ~~~'I:~4S JI AND JZ, IN /lfJNO COIII/rr. WAJIIIN6171N1 '. ~~ ~ttl .. ( :::. .:.: .:" ~:~: ·····;laliilAr Nf!tiDN '" M.~; 8A110 II. 1."71M~'3 lAXE MAA:' ADDlnoN, A«tJMINQ • ... "0 ~tt •.•.•• ~:: :: ~ Ill· ffJ 1RE "..r:-,rTlEKEOF ItI!l1:ilfl)F.D IN '!JI.JI""'E" .... <Jfd(ATS, ~ Co IN K/116 aJ(lNTr, • ~ ~ •• :. ::.~: ~. • .. :. WiUNINO~"fI, fYHICII.I.IEJ EAsr."'11/E ffArOF iWiJn.~UII ADOmON 4110 MJ~.fP.1. ~"'~~-".~G"1' i I '.. .:, ~':I"'" •••••• tiNE a4f1W~AIfAlUI. WllH . .JfNl)S4l'UrIf'DT6tl.r iiklII Mi!ASVlfEDATRKJI('TNIt:JtE.t:: ~~:Ji.: -e.:, ~~~;" • S " /::r:OJ.~t.J';f:fc~:VMENr ';::. (f{f"lt "':':' AHolPt IWJ'ALI.(~~OM 'HE i:BrJ;?J.INE lII!.f'I1l!fAflY .JTA~~HI6HWlfrNo.I.~i:kAtNIEX .;/ "It,%-o ".'p~"'''''~" "t.J. 'lUI" ''':~~ ,.' AY(.NVl, £xCQJ'f1fArlfJA.'I()N~LYiil;'·:$srOl'f1I.6JDlIf1{m,¥TtJP6J.OC~"(, .,~:r-:" ~:.. "'::" ~~ :" i .... ,.~" ....... !'f"""r~ _r.~/.Ni."Pi'./!I.~r:.'. ): !! J' ::-., ::: ''7£.~ IfO.\~.J'?-"::~~ :rt: ,: ! h .... _ •. :.:U,T.J '''':,: 1Na.I/.Jf,i·, IJI.tlCK 11, LAnMU,rLAA'E I'f4Nt.co:i'indN, -!-f~/NrJ R!-::i:V.e-.... l!..~ . .,.~ .. ,'. "" ,\ 'lit .. -:' !'IAT 1NQ.EoF Mq#IJI!D II, #fJ1.QM/! 18. PF. RAl1, !IM/!~, IN J(IN().·,'mlll'lrl, WA.IHIN6T'(Wj CURVE DATA ... Y .~ ~. .:. __ oSiij • : ·'·'~f.ut;'",~rld"".€'Nr~rED.",7(/il6-i»iJ/.!rt FDA -'1i:~,.·".oeos.::if£cMOBJ t-::=-:::--':..:r.:..:,;~=o..:r-:7"=-~"~=-, .. ~~u:.. ':': ~-..... ~ IlNUe1f-MC'()N)/t!f NU~~: ,,.'1-' ~,p10 It'U/1. .':: .,:: .::- :::: '§1<' ::.,;' ~~l\l ,i lIt i!~' ":'.\:. ·····~:·:::··:~.,i::· ... ;.,;:/::' .. ,,";:/:" :::.;: .. :" ,,.,,.... . ... -==.. 'HI •. /.. .../ .·/'\Ii i···:·····.:. . . ~~} . ".,. SUR\!EYOR"~' CERTIFICATE . '.~4l"'oo: :: .. , .. / \ ~ '"". ':", ~~ ,:!M",;;'.(A'CI .. '~' ..... . _Jtf·flJ .... ~...~.. ',,'.., ' If' HJt1,OO' This map cdrrlell, rlpr, .. "t, a sur"', madt u,"IJ'Ir • /tN.OIl' ;'., 41,6Z' ....... :::-\....... ..:.: RJ~~ Jf'Ae6M AN{) G4" 'it L' kJlIJ.fl' b,. ml or ultdtr m, dlrlCtlon In conformanc. . . . I"'.~· . .... .:.: .~\: z;'::: "J..~~'"'" .. :,!~t:A5I!H''''''''''''' :-with Ih' r,qwlremlnh of Ih' SURVEY lHj /I ItJII.OO .".U :: .••. :~. :. ..... • •..• ~. RECORDING ACT at Ihl ,.qu .. , 01 ",',Nj" 7atM· QJU' ,,:: ~'. .~. ..' .:. '" 1fJf.fVD,,",,""(p((Jf~Mt1Nl/ItfINr -,G"_""--"",,,,E~!.::":!-______ -,-, __ or:,,',,: =: PA": -":':\... ~":"'.:'~.' , .. ,/' .. ::;t;, :'~lft'fte~;;.;;:. '::::; ... ';; ....... /"'111'4~ -; "': MMKfI)' In~M.WJ(=,,-__ _ '1~'1JI, HJd.IJO ,".J4 ........ .... ... ":,: .. ~ I"',' :' '.'/#1",'" .~ •• -lotez'" 1 ~, hlAC,ot ~'·I.·JJ· QIJ.OO· /-IJ,(J,' .. : ........... _1....... ;: 1f8J'"""~'/! S84,U ~";';l-'" .:. .:'~"" 00'1'.' ~ "·,H.'OO" IZI1,OO' H4.17 ;: #M'4~~(J'1t' sdlI,.,' (/fr.Wl .:': :.:' • :.: •••••••• :. ..... 3' ~/7~.-I_. ~. 11·~·'J· 1tJ.«J' IMU' .,'. . .•. , ..... -::. ".:;: '.:. r. tl....L.~~~ ,,'J6'lJO 'dOlJ' 10' JJ' .:. • . . '.:, , :,' .,'. :: ,',' 'I /t, .$ttlTr MACIMnu" :1 7:::: ::' ::. ,~o:;!: ., ... A/NO'" ",. fUrDl' .'"'"":::·~~:';.~";iXk;,~·~·:.;;-:· :.,./:: ;/:';::"1--.; .. :/.,: .:==:,... .... :.:, . ..:=' ":>~":' ............. ".:... 111/11 "lid. ' .. ., Izo,M, I) I.E6AL Ot!.JeN,rlO/I AND IfA5eM~N13 M~ Aft)M snWMr Tl1U Q:lMMA!r OF WAsH-". \'. ", 't' .:' .... .... 1:' .......... --------------1 eM ./'.11'4'" ::. 7J,'" Z;;:M:Z~ALA,~t;:;M:;z~N~e;:::ii,III.J1.7 lMTEI) tJ«$f661l18.',~,::, AfiD ._". ,: ~:t;"!'WO:'''h,~'A' .. ·~/tH :i.' 'R~~ORDING CERTIFICATE (DM IlZ ()(}Ot) /()(J.()O lIZ.'J 4) JVdJE(T 7D AN EAJ£MENT'RI rTI£ STATE OF WAJl/I/f(JTOi( RJA HJlJHWAY I'IIAPO$EJ ':'. '!:J,.. .' ;: .'. '. ••.. 19_1I1 ___ M. In VOI. __ o' Sur".,. (VII) az'tJtY(JO" HX1.()()' /U.'J' AFFECrIIrG &(JC)( LL ~ G.t71M""~ tAXI MAK ADl)lnoN~ 1'r~ IHJT1fIM1~rFIJ.ED t.W~ i-' ... ;' .:': :',' , DS~?t'~f :: on .~U·9' _~.~.pJ ... !~~. "qu .. , of (£JM n'lrOI-1DtJ.OO' "".Ir IfECtJItDINQ NO. 41~I.JI. i~' ::.' .:'. J""~ W •• 'Ii~ .:: ,'.' •••• ' ••••• ;. I.~) n"17'Or talcc!" 15t..a· 'J .JQ&JEtT7DAN~ENrm11fCClTY(JI6UH7lJNI'MI'fI6LI'(f77I.ITIe.sAJCM.SI'1II.CTED ••. : .•••• '.:' .' '4" .• c;. "~ .:'-,t.. :.... '. (DM. ".,,'IJ()" J(J(J,0tJ· 1Sd.!SI.' 4r~ A "",.'ItIN ",. WD I'!fnII,JE.1 ."ISC 1NSl1f(/M~Nr FIlL/) UN«R NtJJIlI)INIJ NO.IHM4,tll./f. 'a .. :.:: .' lei. ~ :. .:' ~. fl; E. !iN!' T I e;c. i "' ,,""'(}D" HJ().tXJ· I$A$" IJ $/MJE,r TrJ .4DTNCT1OIIS (X)NrAlNtD()II17I~IjfCE~ fN!l'lArO' .WdtlDYGUN!t. .:'.:.' •• M~.{U'9t' •• :-.~: .... i"dl n d.~ ... " .. M) .''''IJ()' IMIJO' lSd5/,' ADDlrl()N" IfEtJMDIf'(t) UJr SIZES AND .se:WA4I! DI.JIIOsAL. , 'if' .... ". ~~ C·Yl o' .::' tt-co,dlnQ !~O ':" : ::' .' '.J; . ".,,'IJ()" J(J(J,0tJ· ,,""'(}D" HJO.OO· • ''''IJ()' IMIJO' "'M'JO' 1ttJ.(}(J' , , , ." I(JO.()(}. , ,'411'£ t'OHrAIHJ /lUI! klfM (41I,JtIJ .J,F,', MMEOIfl£S$, ·••••• ••••• ··,·: •• \t\ :::' .::' :,':.' ~ ::. . .. ~ ... , FII.d·.:!.or r.cord Ihis_da, 01 ___ _ MJ I_t»' nu,J IN 1'H! /l,EAs()NA4U t.M'6INA~ (J4AiJINO (J;: TN~ sr~~~13 AJ Dl!/JlCATED IN THE. l f G11l~ .,:':. , ....... .<~I .• , .~ !.' I_t»' :: :~:::: ~~ :F 'lAr ~ _Dr OW{ AQD/71OIi. ~ ..•. ;:" ~: . • •. ":: .•• : .. : ... :: .... , •.. ::.:.. :< :; t'· _ ... ~,. ".~., .:::':'-·'·:I:r/· .:.::., !.~l U"JI'.J7" "5,00' ,H,4f' • 941 Ppifell A."': s.w. Suite 100 .'. ... . .u 4S'f"n' 1',tJ(J' JJ'" '1 I.~;:ON, W"SHINOTO/f9a055;: .:": ""'::.,. :.::: n:5.:: ~=~: Phong: (~dB) 228-'11.-8 .:: .:.,:-.. :::':' ' .• iII'M'1I/" I#J"-oo' N,"'" "0. NO. "~l.OI-IINJ dAn. AWOl "II' :.' .:' .::.' .::. IJ'n'tJl" 1tX).tX) ~J.'~' ORAWN C. (J;ftrLN/!If Z "'o, ,J .Alln': .. :',' ,/: :.: ......... ~.:'==' .;.:?' /::=~ .'.' .' " "\":":"'.":;>' :.:; .:::.::.~ .. ,,::'::":"!"::" :.: ... / .. / .. /.:.. .:,:: ...... '>.-,..... /;?et2.3 ?t?o / es -!'t> fJ . ?r '::;'.:. '~~~":;":"I: , RECORD OF SURVEY OF THE NE i/4 SW 1/4 OF SE 1/4 SW 1/4 KING . ,.i'/"·"·" "'''''' "'"'''' ::/:; ::.':::"""":;, '::. .~I' ...... : .. ' .. ~.:.: .. , eNcR;~~fj;'flrNT ':;'" .':: .~~: . ~ . .,::.,.::.".:: ,I:' , ,..,:"~"""'" .,' ... : ...... , .. ® .. 1,1 , .. ", :,:,,-:~'" :. J(;':JI'/DE.~r \':' ~:··:I .... '· ~1Wt1E~: ... :I:I,II .. , ....... ··1 SECTION COUNTY I 7 ., TWP. 23 N ., WASHINGTON eNCROACHMeNT ® -";;""./ ,;,:,,~i:' ~f ....... :: .. :> .:: .............. ::.;::::::., .... : RGE. 5 E ., W.M. .,:: «',' n '-·20' :.~: . :::::., .:.:-., .,:,:' suR;"V.EYOlf's CERTIFICATE Thl. map"'JOa'clI, repr ... "" a ... n., madl by ml or und" my dlrullon in conlormann with thl rlqulrlmlntl of thl SURVEY RECORDIN 0 ACT at th. ,.qu .. ' af 6EJI~ .tf~Y£if I hM~CH , t9.!l... 4{~~1 i..oJ. liD. I5UI 'ft~CORDING CERTIFICATE Flld,,·.fo, nco,d Ihh_day 011 ____ _ 19~·al ___ M. In Yol. __ ol Sun.,t on./,09. ~"t .. f~.~, .. ~~.qutt' of .11:::~;::,·()·~7~~:(, " '. 84~ .PO~~;I ~.;~: S.W. ~'i,~ 100 .' • I •• RtNTON, WASHINGTON BRO!S Phono, (106) 228.~28 :: .' .108 NO. .,~."·8~ "OA'.e---"'MCH 1141:: DRA"N Co Olf,ErzN~R .,····OF ., : :'H!lTl , .' ............ ::.' • e r So·'·········· ... : f /;;?'.::~..:< :': " ,.\,:" .... ,;:.}. ·~.::., .,::::/'" t',' .:.: ·~5. :}. r:~:"~)' c'~',Ii/:~::;:",,::; \ /' I -------------- ..... ::. rHD 1/2~ BR,t.SS. PLUG I""_'~~.~ CONC I .. ~ I DOWN 1.25'····,. 4-".. 0/12/02':".0 .;!' .. ::.""""'\' r ;:;'!:~":~::!.!:'" .,' e!;ND MONUM~NT. AS NOTED .:' ;{SEE SHSfT 2) :.i'./ " 0 ·rOUNO''CORNER. ¥i,'Ne.'I'ED :::. (SEE SHEET 2) ... :" ::" •• ' ·::····:,.:.~(T ·TR.I~(.)""~EBAR·:··~ND CA~/'\' II . SE'T·· .. MAG .. NAIL qF L::AD 4~O R3 ~E: RE~ERENCE ~;k: 3 ON·:··:' .... ,·::····:." SHEET 2 ··:: ........ ~.~.WIJ'.~.{,~~.;~.::'· ~'-1-~ ~~ ~~ IN CASE <e, , \I 91. e/12/0. IIVI 6'T 6111 a1.'~ H) FIIO 1/7' BRASS PLUG ~~"":!y S .;.". ,0 ,",0 wi PUNCH IN cc:»iC MON N 9'OJ:.i 225>.Oi' lME~ ~O:S~2' tl5O'OS'$' 8/12/02 ...... '.~:.:::~:;. , -SEE SHEET 2 UNE TABLE UI<E l£HOlH TBEAAiNO OJRVE lABLE .L! cu.»: lD<Q1H RADIUS o TA L2 ., C\ J5.B -'J" L..1 o· C2 \ 5 L4 o' CJ 6 B e' UI c. 0 --.l! 20.08' : N7O'JI'49"E c. I • I ~ L1 .£g-1 ~ -.:i C1 J :;;:;]'e" -.:i CII --uo co -10.00' 60 .... '·' ... -m cIa ... 00' .J2 LI2 25.0" -m- IT4 .. : ... : ...... :.:.!. 3/27/"3 I $ SCALE: l' = 100' SO' 100' 2OD' I' I BASIS Of BEARING ~~ ~~~ RDlT~ SURVEY CONTROL PONTS 1333 AND 1946 I [GAL PESCH/PEON THAT PORTION OF LOTS 1 AND 2. BLOCK I. L'fIHG SOl.lTHERLY "NO EASTERl .... Of' !HE CENTER UNE CF VACATED SOUTH 12JRD STREET; EXCEPT THAT PORnON Tl-IEREOF LYlt~G NORTHERLY OF A LINE .,.,I·nal IS 110 FEET SQUTHERL .... ~"ROY At'D PARAULl. TO THE SOUT:-tERLY MARGIN 5- ~ . ~: ~3 :-:-:11) Iljl!l w~ ;;~ .. I" ~~ • ../:':'::'.:::.~ SOUTH 122HD S7RE£T; ,.:: • .;"'TOCElliER 'MT1-I THAT PORTION OF LOT J, BLOCK I, LYING v.{Sl£RLY IF .{::: ..... ,-:/': .. :: ::E~N:A: L::~:N:~~B~:D!:S::;T THAT PQR1lON LYING NOOTHERlY AND EASTERLY OF' VACATED SOUTH 12JRD STREET: AND TOGETHER \¥.1M 'iHE NORTH 150 FEET Of' LOT 2, BLOCK 2: .. ~~.&~'J:!iii 8: J::i ~~:t~e~~g ~t.~ tgi i gt~ ~ .,"~ THE NOOTH 12s·'::&er.or LOTS 4 AND 5, BLopt(~:· .•. • ~:' THE NOOTH 125 F'EU:~F' niE WEST 1 .... f9 FEET or (Ol:: . .a, BLOCK 2: ',', :~:I:, ~E ~~tft~::w F£ET ~:.~OT 6. EXCEPT .~ 'IIEST ~Ji;l9 FEET THEREOf", •••• , ....... .-~ ALL Of'~T 7, BLot¥j 2 .::.~ •. ~. ..5"':' AND"tO«mbl WITH TH£·SooTH£Rt."'-·I00 fEn·at LOT 7. AND ALL Of" OETAI~j)_.~.~F.:t.~~: ./' .. ,,::' .. :::: :.' BLOC!(,·."6: EXCEPT Jt!~ SOUTH.:.i92 FEET 1,ijtREOf: \ ··:····.·.···''It.''~ ¥tUOOY ~ A0011l~. ACCMO.triC· TO ;liE PLAT ~EnEor '::'\ RECOROEJ IN 'I(lL'JME 47:()F PLATS •• P.ACES 91 AND 92, RECOOCS OF' fP' :·.· ... I~ ........ ~~O OOJ~ ... ·.W"SHI~.~ltN. ..:':: .~"'fO~E1liER.'\lTH rnlit POR110N Or: BLOCKS 13 AND 22, LATIMER'S LN<E' '''''5tJ< AQP(llON. ~i;ORI)!NG TO ;fHE PLAT THf.:REot' RECORDED IN VOLUME ." 18 oP':PlATS, p"GE 63, R(~OS or KtNC COUNT'!', VI"SHI~GTON. W:-Ila-t ... UES EAST OF' :,AID WOODY {)LEN ADDITION AND WEST Of II loNe DRAWN ~ PARAUEl WlTH·lulo. ~ ~EtT \l¥tSTERL Y WHEN MEASUR::D AT mCHT t;. NICLES AND/OR RAOIAL:L"I FROM THE CENTER UNE or PF;IUARY ~TATE S "i1G!iWAY NO.2 (RAINIER A\IEt./UE), AND CXTENOING mOM HIGHWAY • ENGINEER'S SlAlla.! 80+30 SOUTHERLY TO HIGHW.'Y ENGINEE~·.'i ~TATIOH 98+75; EXCEPT ThAT PORl1ON Tl~EREOF' LYING EAST Of lME SOUTH 192 FaT Of BLOCK G or THE PLAT Of" WOCDY GUN; AND TOGETHEP. ... ",rn LOTS I -rnROUGH 5. INCLUS'VE. BLQ::.( 17, LATIMER'S LAKE PARK ADDITlON, ACCORDING TO THE PlJ\T THEP.EClr RECORDED IN VOLUIJ.E 18 OF PLATS, PAGE 6:5. RECORDS OF KINO ccut>.lY. WASHINGTON; EXCEPT PORllOH COI~II('YED TO KING COUN1'Y rcR ROAD PURPOSES BY OEEDS RE~DED UNDER RECORDING NUMBERS 9'.~617J AND 2032137; TOGETHeR WIlI·1 'tHAT POOTletl Of VI..CATED '~ORn-twtS':" 711-1 SR~El AS VACATED PURSUANT TO ORDINANCE NO. 34.55. RECORDED UN08 ttECORDtNG NUMBER 8011030532, WHICH, UPQH VACATlO'f, ATTACHED TO SAIO PROPERTY BY OPERATION OF LAW; AWl> TOG£1HER WITH THAT PORllON OF" VACATED SCUll-! 12JRD STREET AS VACAT£O PURSUANT TO ORDINANCE NUMBER 43.S7. RECOFU>ED UND::R RECORDING NUNBER 9206161901. rHe;.!, UPO'" VA.CATlllN. ATTA::t-fED 10 SAID PROPERTY BY OPERATION OF LAW. ·:·i···N~~···LiG~ OESCR1PllOI'I FROM 'STEWAAT TillE GUARANTY COIIPANY, COI.IMllUEIH 'ro.~ nn.£ INSURANCE. CRlr..R NO. 200113525. O,t..1ED TO FEBRUARY 26;:~OO1 AT 8:00 "-1.4. !:~~': ... ':".:'~!! .. .:.:~~···liN A:».110N ,~. HA'IE SHIJv.tAA PptlllON OF THE V,t.CATEO RIGlH OF WAY :E :,FOR NW 51l;"."St'REET f$o'D(SCRI!!to''\-;''~:lTY a--RENTON ORDINANCE NO. .,:: .:. -4955, RECORDED lHjER RECORDING NUIlfiJEft 20020402002350 (COPY ..... SUPPLIECt BY QL1tNT). THE .... AP INCWOED 11"1: .frlE RECORDED (R)I'IIANCE :: ~:A ~SED BOUNDARY .JNE, 'Mi1O-4 wt HAVE SHOVt.-l ON THIS •••• SUR~l' Dft1,WlNO. F'UR1H~-R£!;~CH WIlL e(·.NEEDEO.ICJ·A~CERTAIN THE l.()CRriON OF THE f'ff0PE{tT'r UIIIES WlTHI'" ;nfE VACATED Rta-l-T. OF """ .. :.7 ~:::E':~:::!"~:~:~~:~!Jt'~:::io~~:~: .. !/' ". ":: ":'. INFORMM>O/II·'Qh!. SHi::t'T 7;:bF 2 .,""'"'''' ~~tE;"l;lf?~~~~ .. .9.t:I~~~,~!'<r'~ OF.:.?;:" )) .SEE LEGEND ON S)!i~ET 2 .9F 3 .... :.:.:. :: ...... ;: () 2 :g ...J ~ :6 >-...J -'" '!;! ill 5 !!i a....,:::; '" :::> VI z ~!5 0 ~ ~ ... CD « Q a:::1?" 8 C!I i!' g W ::J f-a: <t:7:~ o ttl '" "'",) '" q n ~ .;-5 ... E t"O ~ i:s-: ~ ad) '" a: 0". ::I w ~ 5:5 Q, <.) ~ 61; a <fl n~ 5 ~ :;. § t) ~ ~ ~.E ~ ~ s j ~ :l ~ ¥ ~ f/) E!; i : ~ 1£ 1 ',,9 -ri i s. ~ 'J ~ ffi':::~~ ", .... ;',<Jj oi o·:·.g .:: 'vi ~~~ ~ ~ .. ~ : I·" ,,; .'··f ~ f ~ J! 1_ O. 11 i~: E~~ N~ ~ i ti ~ g ::i: ~.: . ~.;:., ::~. . :.: :.:::::: ~. ";'.::~ ... "';'''::~''''':':'' I", ••.•• ..... ~ .. , .. I • .. ::., .. , .,.//; .. ., ..... : .. : .... .j:' .1:' ::.' .. ~.::" .:: : .... : ...... :. BOUNQARY NoTE BOUNDARY WAS lOCA TID PER RECORD OF SURVEY RECORDED IN BOOl< 65 or SURVEYS AT PAGES SO-808 UNDER RECORDING NU!.lBER 89032311001. HELD POSITlON OF THE MONUMENT AT THE INTERSECTlON Of TAYLOR PLACE N.W. (AKA 88TH PLACE. s.) AND NW 5TH STREET (AKA RAINIER AVENUE RIGHT Of WAy NOTE . THE RIGHT Of' WAY FOR RAINIE:R AVENUE WAS LOCATED PER RECORD OF SUR'w'EY RECORDED IN BOOK 65 or SURVEYS. AT PAGES 80 -809 UHDER RECORDING NUMBER 81103239001. I :~':' CITY:~ RENTOH..sjj·tUIn'·····.· • Il~" CONTROL PNT. HO.lf846 •• :. ~A~~J~:~ThINOTH~D~!TW~~~~W~F:~U~T ANO THE THE RIGHT or WAX WIDTH ON mE WESTERLY SIDE OF THE CENTERUNE or RAINIER AV(NUE WAS HElD TO BE SO.OO FEET ACCOROING TO SAID RECORD OF SURVEY AND lliE LEGAl DESCRIPTlON CONTAINED IN THE 111lE REPORT. HQ't.{VER ADOITlONAl. RIGHT OF WAY, HORniER\. Y Of' HIGHWAY ENGINEERS STATlON 80+30. MAY HAVE BEEN CONVEYED UNDER RECORDING NUMBERS 956173 AND 2032131. THE EXACT EXTENT Of ANY ADDITlONAL RIGHT or WAY TAKES HAS NOT BErn DETtRM1NED AT THIS TlME. e ). .... .:. MONUMENT AT'THE INTEflSECllON Of S. 122NO STREET AND gom AVENUE S. TO THE MEASURED BEARfHC. ~!'. 7' :j;-ND PUNCH.,IH. ~{~~ BRASS PLUG .,'. <t !Il) t5i~ ~.~ 0:10: SCALE: 1" = 200' 100' 200' 400' I I I . NOTES: 1. COORDINATES ASSOOATEO 'MTH THIS DRAWING ARE PROJECT COORDINATES WHICH !.lAY BE CONVERTED TO STATE PlAN'1'E GRID COORDINATES BY SUBiRACnNG 100,000 IoIETERS (328083.3333 FEET). THEN MULllPlYING I)Y THE AVERAGE COMBINED FACTOR (O.g9999886333). THf. INlllAL COORDINATE CONVERSION WAS PERFORMED USING THE LDCA SKI-PRO PRom ...... VERSION 2.0 2000. LS ,15661 LS,I15661 .... .~: .;' .~: .:: :~. FNO PUNCHMARK IN 2 MASS :';:" 0.06' W. Of' ( 0.1 W. X 0.15 $'.... .." .:' ~y ~" .,' .. tAP·IN"roN<;' .,,!~NUMENT IN .~'. • .::~~ PRIIoIARY CONTROL POINTS AND ACCESSIBLE MONUMENT POSlTlONS B rHO. TACK IN LEAO PLUG N FND. '12-REBAR/C~~···.,·:·' .:,.:' .:/ :.::,.. ::':: ••• 1:,1 ~~~ 0." • : .... :. ./': ~~::'/ ~~) ~OVE~£~g...~~~E~u~~G~~~ ~O~:O~I~~~~ LS ,.'5661 LS flSMl r· ---~' ___ .1' _ .:.. .:. 8-12-02 .:. ':::" :,-' NONUMOH POSITlONS THAT WERE NOT OIREClLY OBSERVED USING 0.0. W. Of t 0.20' S. .:.':.'.-=--~ --..,.J.--k-... · . \ .' . . ..... :. CPS SURVEY TECHNIQUES WERE nED INTO THE CONTROL POINTS " . ...... .." .:: -:. . .. \' '':' ': :: , .. '0:..... UTlUZlNG LElCA ELECTRONIC TOTAL STATlONS FOR THE C rNO. 1/2· REBAR/CAP 0 rND.1/2 REBAR/CAP 1 ••••••••• ;... .:" ::' .:.' .. ' CIJ • :'. :,:' ..... ' "::,: MEASUREMENT or Born ANGlES AND DISTANCES. THIS SUR'v'EY LS ~15661 • ~OJ.1~6~ o.1!\' S. I' .:.' .:..; .. :'/ I LLi '.... •••• I'" ... ' WEETS OR EXCEEDS nlE STANDARDS SET OY WAC 332-130-0g0. 0.01 EX. 0.03 S ".. . "::'" ,'.' :. :( I I ~ '" ~. :.~:,. ..:., .. ' ~ .. 'tlir)""01\If"'T1ON DEPICTED ~ THIS MAP REPRtSENTS THE mo. II'} REOAR/CAP P FND. 1/2 REBAR/CAP I ~ •• I. .',' .... ~"~ RESULTS Of A'· SURVEY MADE IN OCTOBER. 2Ob2.o\ND CAN ONLY lS 115861 .::,~. LS 115661 I '1·:,. P~':" \ :", :.' .1'· BE CONSIOERED ...s:JJiOICAllNG THE C(NER .. r CONDrn9~ ElOSTING ii~~ ;;,~::AR;~'>·:::" .. ?::~:'·'~; R(B':'ICAl' I ...... ,',/ :;: .. :. ;.:. ; ...... : .::.'/. . ... ~·::::·:· .. ·.:·:·:;::!~:S: .,\:;.:.: .... :/' .. ;:./~' .11~ l5 O.O~::E. x O.OJ N. o¥, W X 0.18 s. I ~ ",..... U ..• :" ~,'::' \II"~ 1. LATlIoiER'S LAKE PARK:AOOITlON ... J(£CORDED !HC ................. , ....... ... :u!:--, a r F'.Nb: 1/2-REBAR~Af'.. R FND::1j2-REBAR/CAP ~R' :~:' .' ..... ' .... p.~pE 63 UNDER RE~.otI0IHG Nq;65J318. .,::: ~'!il 'b .I.S 115661 .... '.:. lS}{S661 I l Q:' ........::: ••••• ':.: .,":! .,' .... 1; r; ... 1'0.05' W x 0.U,. ... 5. .;: 0.1 '$ X 021' S. I ' ;: ':'.;,'-;' ':'. .:. 2. P~ OF' WOOOY4lEN AomlltlH. RECOR;Otb IN VOL.1 or PlATS AT ~:~ ~ .:::.~ rNo 1/2" RE'i;~R/CAP .l.i S rHO. P2-REBAR/CAP ,;~ ~1~ ':\ •• ,' •••••.•••.• PI!I; 91-92 ~.~ER RE~ING NO }061788 z! :: LS ~15&61-' .... LS fl~61 t I~ ~ Uli ':d ",". 3. RDS R£CORp£O IN BQOK 6' OF SUR\'EYS AT PAGES 60-808 UNDER i .... :.. D.1G }:11: 0.26 S. ..;::-' O'O.fW x 0.08' S. \ I...... ;~ ··: .. ~ ............. ".::.RECOROI~~.\NUMBE~.6903239~\.:. ~; .," I~ FNP)'1/:t REBAR/CI'o'P T f'J<lO.1/2-R~NVC#,",. I ~\\ +~: RDS R(6:JRDEDJI:fBOOK 38 CfSlIRVEYS AT PAGE 112 UNDER RECORDING ~~ .:::., .~·~.1l:'8~ o.u"{ ":~~2J.'~\1r~.;5· S. '~":"'" 'f:,\'P .,.)I~~ 8Jl~~19006. .:':: ( ':'.:. ....... : •• 1' Or.:ANGLE POINT .:;. \ ~~ 5. ROS RE~otP IN e~'60 or SURVEYS AT PAGE 20 UND£R RECORDING ~': .... ::::. ~~oilr~ ~:B,A:Is~~P •• ,::' U.;:~D, 1/2· R~i't;tP..'. ':\ \ ~\f NUMBER 921102be.q~.:,~;, ~~ ':':. 0.43' E. I'.... .:~ lS ~15661'i' ,.:.: .:: ~\ 6. W.S.O.O.T PLANS FOR SR 161 (N<A PRIMARY STAT£ HWY NO.5 AND Ibj ·::~"rNo ... 1/.,NBNf/C;p :':" 0.21 W.{ .06 S. ). :::. ~ ,.,_ .~"... • I E i~ RAINIER AVE. N.), "AGES 6 AND 7 Of' 7. DATtO FEBRUARY 1938. LS I,f56~1 .:.: v FND'.,Jt.i ~~AR "!.f· .. :: ... ~ .. \:.. .... It '1oS' 7. ROAD DEED. RECORDING HUMBER ;56173. 0.05 E.. X 0.12 S. .' SIdA;)I"I!:O CI'Ir , .~ :: .:' ". '1(1 ,... l fHO. 1/2" REBAR/CAP \" 0.07" W'.:~.!,:!! .. "'tt ... ~~ •• , .:/ ~ .,."'::. "':" ®~ .' 8. ROAD DEED. RECORDING NUUBtR 2032137. LS ~15e61 ':;:. • ... ~'. ..::' ,.... \ .':.:. :·:'6;I:Jg: .... · g. ROAD VACATION ORDER NO. 3455, RECDRotNg NUMBER 8011030532. 0.13 E. x 0.15 S. .,'. ,I.. \ . '1 "!'r/CI" ... ::,:, .. " ..... 1 .•. ,• .:.: .',.:' \' . ·:,I/.::!i,l1t· .' 10. ROAD VACATION ORDER NO .• 357. RECORDINg NUMBER V2061BIIiOl. ~ . :':' =,Y • ~ g,~~ .,:,:' 11. ROAD VACATION ORDER NO. 4!l55. RECORDING NUMBER 20020402002350. ED FND MONUMENT. AS ":'. • .. : ..... , ... : •.•• :\ a'il .,,:' .'.: o NOTED (SEE SHEET 2) .:::..... )\!l1i .;;: .. 6111 91~": EASEMENT NOTES: . ..... :,. ..1" ,','1 ,,,t<.A. .9. "i,.. ,'.' _ -'. 1. SUB..ECT TO UTIUTY EI\SENENT RESERVED BY THE CITY OF RENTON PER ··'I' .. ~,._.·· ):', "", 61'~ .:': \ . NW e:TH ST. "",~" ..•••. VACATION ORDINANCE NO. 3455. RECORDED UNDER RECORDINC NUMBER FOUND CORNER. AS NOTED (SEE SHEET 2) .. Rl SET "TRIAD" REBAR AND CM' SET "MAG" NAIL OR LEAD AND TK .• AS NOTED SEE REFERENCE NOTE NO. 1 R3 SEE REFERENCE NOTE NO. 3 R4 SEE REFERENCE NOTE NO.4 COR CITY OF RENTON ::¥-_ ~:. .:' ~AK~' S. 128Tff aT.' .:. 8011030532.. AFfECTS THAT PORnON OF THE SUBJECT PROPERTY LYING ~~PUNCH IN 1/2" BRASS Plu~""l\ ~:~#5::1~~ I'; .ct·NTERUNE~ •• h.... '-;'i ..•• ~:rt!'~.~E VACATED RIGHT Of WAY FOR N.W. 7TH STREET. IN CONC MOHVMENT IN CASE ..... \ ROS UJ40i9007 to::: .. AP;4)B31207 :: 2. SUBJEct'TQ UnUTY EASEMENT RESERVED BY THE CHY Of RENTON PER , ••.• \ IoNI ,'.......... .' {f '.:'.,' VACATION QIJOINANCE NO. 4351. RECORDED UNDER RECORDING NUt.lBE~ ~~_~: . I .... ~~ M~~ 5~ Sf'/' t~Q .:' :.~. .':' ,."'1' 92061819011:. AFfECTS A POOTlDN Of THE SUBJECT PROPERTY LYING \ vr..... .:' _10":' HG.~ 91'5"'29-(Jt4) .:'. ':; ¥I1tH1N lHE:~ACATED.RlGHT CF WAY FOR SOUTH 123RO STREET. I ~~ .: •••• : • .,: Z •. m-~'~·16· (Rl) :.... .;' i: SUB.£CT.tb' unuTYA~ASt:ME:Ni"If£SERYED BY THE OTY OF RENTON PER I \:\~~ .,: WI::'. :.: :.:' .... ,':. VACATltw OROIl'lAfiCE No .• 955. RECORDS) UNDER RECORDING NUMBER ~ ~~ .. '.. ., "'~ ':'., :: :: .... 2002Q!W20Da350. AFFECTS THAT PORnbN;.or 'THE SUBJECT PROPERTY "Q~~ 10 '~:.:: .:: D1,,!9'WlT'!I~ THE VACATED RIGHT OF WAY t:OR N.W. 5TH STREn ~.'t' ti t:! \ .. :.:" 4. S(Jb~et\o THE RIGHT}~~'~~Gt AND PER~T TO REJ.io~·AtiO/OR \ ~ rn .:' .·PLAct·AND DEPO~I.1.EARllI·M.+}ERIAL IN ntt EXTEI:ISION OF' SlOfi'E,S Ot ..... ~.... Z I • :' .:' Exc,IIA TlCJ\l ANO{OR tMa.&NKMENT AS DISa.:OSED: IfY INSTRUlr.J~T .•••••••• . T,.'<l :lI .< .. '. R(~OED UNO!,!, RECORO""~~~B(R '.t!!-lOl'::. .:., ... ' CITY Of RENTCJ\I SURVEY .., ".!t.~ ~,tU~ . ····.· •. :::·5. SUQ«,CT TO nht.~IGHT .. f!ERMIT. liernst' AN",'-EASEMENT T9 !~SE AND 1JI :g5 OCCllPY THE PRoISfA'fY"rOA·.~E PURPOSE.11F' CONSTRVr.nNC·AND i CONTR,?-PHT. NO. 1333 ~ I. 'io '. I MAINTAINING HIGHWAY SLOPES·Uq:EXCAV .... lIOH ANIl/Oft.~IdBANKUoit f'ND 3 BRASS DISK IN -0 113.. . AS OI~SEO DY INSTRUMENT 9:ECORD~ UNDER RECORDING UUMElER 1 g~~ ~~~UMENT IN CASE f-t&.. ~~ 1!1<PR50 ~/~/WOS' 473319 ..... ::.:1 .......... 1 ••• ,.1: ::: /: .,.::: ~7 8-12-02 t.'\ I e. SUB..(.Cr TO RESTRICTIONS. CONDlnoNs, DEOICATiONS. NOTES }.NO ---------------______ N~"JI ________ NW 4TH ST. \. 3 1.7/03 ~~~~~ ~~VI~:~g..~~rrgE:~~!:.8~~c:jB%·~G~~E!lI· 13 18 1!IU.68·(toIEAS) 'AKAEr1.28TH 8Tr-----J FNO 1/2 REBAR/CAP LS '116111 -AND 112. RECORDS OF KING COUNTY"·W~S11INGTOH. . 18114.88·(R.) '. ~O:!.OH2~~.ENT CASE • '., ;.: 8-12-02 .,:: C,) 5 N ..J w >-..J t-UJ 5 > Vl a: a. :> ~ Ul ::> Vl 11.0: 0 Z o~ iii 0 a: 0 a: (,!l t-O ~ Z <> UJ :> ~ II: « o Z en w C .,., a: ..., 0> ~ .. -1) E i n ~ -.b ~ i fo <Ii( "".;; ~ E -: ~ I " g t;:~~~ ~ i ~:: a Ule~~~ ~ !l ~ q ~ ~.s ~ § § t ~ V) ~!~ ~ ~ ~ § ,; '5 l{ ':5. :.;. . ~.::., .:,:., ,."::: ..... , ...... ,", .... ," I· ........ ,.i" ",,>' :,,:' .:: .... :. ::::., "'::. ... :~ .... ',':': ..... : ...... :.: .. .... . :. " .... , .. /. ..t· .: ............ ,""', ...... , ... ,"', .. """. :::~'. WAll...e (NTS) '~::::. " }' .... .. ::.~.:.". :, .... ,:,: .. :,: .. :,:, .. , .. "., ..... .,";:.,:<: .... , .. , ......... ", ...... : ..... . WAlU (NTS) PV Pov.(R VAULT G. GUY ANCHOR - P -O\l[RHEAO PO\'l[R q POWER POlE/ LUMINAIRE (AlSO CONDUIT NORlHWEST) rion PRQPOSf.O eOONOARY u~"" ", ••••• ~.> i" .j I ,'" RE'. RECORDING NO. .',.,' 2002().4()ZOO2J50 .: •••• :. )::9 rQ( 9 0 9 00;:% Qillll.....O (NTS) =? .-:" .:~' 1,1 GRAVEl ARfi''\ USED I)¥'" ....... .. " ...... , .. /... it ... _ ~'\ A::~~:::2:· or . .::-.::;::: ':. ".", AReA MAlHT1ilNEO BY',: ... ::, ...... , ......... ,!j\ :r.~~.'LOT o .... ~~/ '"'' ,~~.,'~,/.i ~. -:..oil I i/::,,~) //",::" ..... , .. ]1 .wn. ,m, ~(, .. /' ,/:"" ,.";,/' ~ N89"10'50·E •• __ ~ :: ... : ..... :.:.: .. : -·---1-----'------\.. C~PUTEO CEN1!RUNE NW 'lH STREET SE£ SHEET 2 or J .:: ............ ,""" " ... . . ... ,,11'" :: ... : ...... :.:.:.: ~ (..rB 7c B I~ I .. ~ ~ I ,~rJ .::: .... : ...... :. I'" • :.: ..... ~""", :: ...... ;: > ~ IX: ::> If) 11.0: oe Q II: 0 0 '" IX: E ~ ~~ (,.) ...J ...J a. :::> 0 a:: <.!l « C ~ ~ i 1-0 2 pi !: n ~ ~ tt: CI 'i • w ~ B.5 0-o i ~ 0 a (I) !. r. 13 a: ti'" < o ... u 0 lOt > ;) c t; ~ ¥:a II: ~ ~ ... iil ~!~ .f! E a:: ~~~ § £, .. a N ~ 5 VI ..: VI Z iii ~ i!: z- ::> f2 o z VI w '" a: 0> I ~I I ~ g ('~~~ .. ::",':~..i ~ '" ' .. W O·:Q·DY GLEN AOD.ti:fo ti·:·.·~· .... ~,-.:-SEc\\O~I-TZ~I'\-RSW,~~\<',:::7 . :., .. ! SHEE:l 'Of a>·:·:~.~·.i'·· ."~" .... :.>~-. .~.~,~~(:~f ,";. (, (J)~ .. OE~:1G.AT10" .,>(C.':~~:>~~~~ ALL ME,,~i~-T.;;E~~ PRE5EIITS Ihoi ... Ib. "":::" •. '" ·'· .. ndersl.,.ed R~B1;!'-5 tr ED~ARDS ~nd .lAIIE I. EDWARD\ 1: ............ -'"~hv,band and"wil""o'M"r, '" tu 'Imp'. 0( 'tht \"'rld .. : ........... ".:> kerelJ,. ,\a'~i4rlteri~i( .seeton H,,, ,lat ",,' d.A'tDt. to \-\. .... -:---'. "': ute at the ,ull.ijt.. tomfr. aU l1rt.h. afenuu, lind ClllellS \,~;) '5ha~·'he'r"R'i:t . ...q.~;.Jhe u\. thereof ior e11 ,abUt pur,o~u Mt .>- ~" ... • ........ ~.I i ·.P .••• ·/ RESiRICTIONS 1'40 lot or portion ,f • I.f tf .hi" ,Ie" ,hU tit .i~~.d a.1I lOlA or ,,,old or owntrship ebDtJqed or trlo,".rT't4i, "b.rt b1 H, ,wntrslt.i, .t In~ ,utim •• Hi, shOo\! I.. Itu than the arlQ require4! for tk. Un District ,hid ." ,,\tis ,Iat, l'Iom.l, ,il. thOlitond ('OCO) 'quare he\ hr A,..\ R."debte Un. wii-II CI minimum lat or tract widih d ",ill (.0) f.e-,i. Ron ,.h if\, ,\.oj, plat Ort r"\f;cted h 1\. ... 1 Di,lrid U", 9C1'f'.ra.d ttq and ~ubiect to festridim" rule., ."d ",ulotiltl, of county 'l.oni1NJ ""lotilo "0. 11111 ODd ,u\l'lo,al'" ch.Oft!)" fhento bV Iffitial Cltln'q u.,uluH.,.,. ~.wa,. IIh,ual 'han 1,e .... : , / . .. i"C;Cintf.'i·en~ .. Jih the u" Ikel"eD'f 'or Publit Hl9"woV pufpos:~ 'ft.)l'pn~k ... elume"t., or UI~..,'tyer ,ublie ,rOptnV or ,'oee~ fhe!1 oJ" tho'lfn In the ,1",i for ih, ,ur" •• " fhaTton ,,,lIiu4ecl, 1i1~6 the ri,hf to Q\ake all aece,,'_., ,\op.\ hT cut, " fm, upot\ th. hh, blot"\. trott, or trone\, Ii land ,hOtllfn Oft thi, pia" in ~h. ori"inAl Tf6Sona"Ie ,Ir0.5ie. of oll the d"eh. utilise., 011 .. " ,lace, ,hoWft ".non. '-, .e,tic ta"k,'ue,pt hrU •• ,lhlw;,ul: Llllh 5to1'i",-Blk.\ to b. hold pond,n, outcome of '\ida u"'iii.,,, Oft te .. , ,i4 •. Loh 8 49 BIK.o4 ill lew area h bl madl taih bt, .a't. "rOpeT d"i.i., ~ lilli.,. All .1 61k. ~ and 6 u .... ilabl< for 5cpI" ....... AU 101 ...... bjed to individual ~~, ..... , DESCR1PT:IOIV ACKNOWLEOGEMEtrr STRTE Of WASHIHGTOII COUIITY Of KIIIG SS _ n" ,1,1 of WOOOY Glfi(~owioll i, , re,lnl 01 LOTS .:.. _,1-·18 int.l.. BLK. \4, LarS 1·-tS:.i.nc~;~n.K. 11, LOiS ~. (; inct., ~ll(.;I~,.lOTS '1.'1 iMI.,;II1JV16"tOn I-U incl., BlK.lt, " "~o-'S.21~H:tnct., BU~. \\, ~.OTS 'I-n ~tI .. 6lK; 10. LOT "14 il'l~t., : i.~. 7,)LOiS 1-9 IO(:\;. 6LK::8)-~O"T'S l-~ ,,,d. and 10-11In(.\., '.'Bll(,6;' LOTS l-tO.ml;' III,K, 9, LOTS 4'10 in<\., BlK. U. '. '.A:I~o...LOTS t4'!tO .in~,.S~~ I~ and LO"TS \'30 ind .. and . ", .~01S \1·19 incl., ~t.K._tt...d1t tqinq Wnt&"'~ af tho. Wc.,t""'1j _ 1'"'f"H ( .~: .. "q\o"rqin of 5"T~:e.·~O~D}t\a.l. a:'.n.o~ c,iabli'hed.AI~. , THIS \S TO C.tR.ilF"( t"ot Oft '"ul_"'t" _ ~l\1J oL _ • ..". \ ...• ,' aU VD.cohd. ,lrc&.1'·'QJI'd allclj. jul}e,.,,,!! And 'Vacch:d. puh."s .~£IA'#: __ A.tI. '950 befon .t, ~he ulul.rsl,nt.4f A r'··/(·~'_>M.' •• st.rcc.ts "'di.~;ni!!g .,.Hh.i" inc. 'a.outuh,,,~ .t t\ai, plA\ of HOTAln' PUBLIC, per .. "o\\!, Qppc.oret, ROSEtrt L. E:tI'WCUl~' t. ...... ;---.•. '" WOODY GLEt1 'f.t)OlT1DH. Said lot, .tiM b\.c"-, in tbE ",hDn ,,'" JJ.HE 1. EOWMlO\. \U'l'a.oad od vc'ift. t. mt k"o .. ,I .... ti~\t ........ ./ dC5c.ripticft rJ'c .. cff;t~tion of' LATIMER'S U\Kf. ~c\R.K t\\. penon., wh. encuid t~ "rt"iq.decliee.ii.n, C'lt\d.t ... y.... .......... AtI'OlT'OH \"'T.a.cordcd il\ Volume 18 of' ptat .. poqe. '5 . who atknowld9cA to 11\& that nl." "'qQe" 4 ""IQld Utn~.r .... """"".,. .. Re.cor~<'c":::KmGi C.OUNTY, WASHlHG'OIi. ' , :~~I~ f;::r:i:d ;:';~::;::d~d And d~d for Ih. UU'/'~~,"".:''/ ... _ i.~ .~.~} ") , \. '\.-.,:. J -"" "~""".~ _~: WITHES'S. mil "end a"d offitiel uot n" &loy idnl"tf~~.'" , '" ... ' ... _ ~: _ :.1l!i~.} "«~) ~L1't·.in al'lcl to" th. :~~~'~:~~:(o~~\_O~ (,ui above wriftan. . :.\ : ..... : ... -:- r-..: ..... , :~:. ....... "' ~ /' ...... ....:., ........ ~<, ... #- ' .. / 91 • • • .l to -.., ...... , --. ~. ":;.; ..... " ... ,',' --'--lee a.a ': .l -,,:~ (';~; .'~ .,.~ .. ~':, '-'I . :.~ ./ I 1/'. f' J 113 , .. I ~l ~I .-, '~lEt.OPMENT PLANNING . ~,,;'TV OF RENTON-.. DEC 072005 'RECElVED PACIFIC NORTIIWEST TITLE Company of Washington, Inc., Order No. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. '.1..' 'r. ... .... ... . ,. .>' o :"~ N g :(. '~.g~:l :';'::ri~ .~'. .. ::":'" , :"::: ~ . ... ,:':: "," .. ::,:"\'''' ,.,,;.- : . .. :. "i /,i' ",?, PO",~'ON ::. RECORD OF OF THE ~i :~: ~~:~: OF SECTION KING COUNTY I ~ ~ •• -" ~ ...... 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TABLE UNE lEHC'TH I GEARlNQ --:-u DElTA. ~ 3 " LO ---r; --.:8 .' ... LID --m -[12 Q" L13 ffi' .llJO' 1 Hsn2',.·W o '7-"0/ AREA SUB..(CT TO PUBUC uTlurr (ASOIon PER ROAD 90000,p;.. 5 , V,C .. ON ,.,,""""'" NO. , ... ~ REe. Ho. BCll0J05l2 ~, .~ '::, \ od'" ~ I r.. t;. I '4 \tA I I e :~ ~3 '>"" s. ,#. SCALE: l' = 100' 50' 100' 100' J' I BASIS OF BEARING N'-'O 83/81 PER Qrv Of RENTCJII SURVE'f CONTRDl POINTS 1333 ,lNO 1946 I fGAL QESCR[P]QN THAT PCRtlai OF l.OiS t N~O 2. BlOCK I, L'l'INC SQUlHERLY ANO tASTERL'( Of THE CENTER UNE CF VACATED SOUTH 123RO STREET: O'C£PT n.4Ar PORTtON ThEREOf l.,.,NC WOO,""ERl.V OF' A LINE MolIOI IS 110 FEET SOUTHERLY FROI,oI N\O P .. .RALLEL TO lH£ SOUT:-iERlY ~ARGU~ I-:''.'':::'':::.or SOUTH 12.2NO~; • .:: ,':'';OOETHER 'Mll-I 11iAT POR110N OF LOT J. BLOCK 1, lY1NG WESTrRLY or • "~' ,.j.' Tl4E COlTER UHE OF VACATED SO(.lTH 123RD STlt[ET: .::::: ••••• ,-:./ ... AH~ TCCEl}I[~ YATH LOl'S 4 AND 7, BLOCk !: EXCEPT THAT PORTION l.YlNG NORWtRLy .tINO EASTERLY OF VACATED SOUTH 123P.D STRE~: ..... ::: .. :~ .. ,:.~ .. ' AND TOCE7HER WilM 7'HE NORlM 150 FEET OF' LOT 2. BlOCK 2: THE WEST 8:.72 FEET OF THE Nor(lM 150 FErT OF LOT J. elOCK 2: AND TOGEMR 'lATJi l.OTS I niRWGH S. INCLUSIVE. elO::< 17, 1..0\ liNER'S l"KE PARK ADOITlON. ACCORClNC TO THE PlAT lHEREer RECORDED .IN VOLUIoIE IS or PLATS. PAGE 83. RECORDS Of' KING ccut.:TY, WASHltIG70N; EXCEPT PORTION CON'.I£'r'(O TO KING COUN'l"r F'OR ROAD PURPOSES By DEEDS R£t::ORO£D UtwCER RECO((l)ING NUMBERS ~~1i173 AHD 2032137: TOGE1HER wrTH THAT PORTroH Of' V'-C,.TEQ liORTH'«£S" 7l'r1 SH~T /IS VACATED PUW".»UANT TO ORDINANCE NO. 3455, RECORDED UNDO RECORDING NUIdBER 80110305.12. wt-:1CH, UPON \lACA TlO't, An ACHED m SAID PROPE.~TY BY OPERAll0N Of 1.AW: ,a.Jo;O ToomiER WITH "THAT PQRTlOtl OF' VACATED so.l"ni 123RO STREET AS VACATED PURSUANT TO QCWINANCE NUNBER 4357. REC~OE~ UN~-R RECORDING NUMBER 91061819Cl, W'Hc':.t, UPO"l VACAl1ON, ATTA:t-IEO TO SAID PROPERrt BY OPER,t,nON OF L."W. :i··"HOTE: . lit;~ OESCRlPllON ~Otd STEWART nllE GUARANTY CouPAI'IY, SET ~~~ Ni\ll. \Mj,. SUB.£CT TO ~~J~1~~~~T:T ~%~~~ n=ID-:1'. NO. 2001lJ521J, DHEO 'N ,;sPHAlT PU8uC UTlUTY .. -.... '·.· :. P.w<IHC l.OT .~SEMEHT P~ ROAD liN A®.TlON ''[ HA\£ SHO¥ltJ.A PWIlON OF THE VACATED RIGHT or WAY .: :.'VACAnON f2WtN .. .HCf :.t::m NW STl","SlREET lI&o(scPJett1lN.~TY rs RENTON ORDINANCE NO. ::-' ',:' ,:' NO ..... ass .. mc. NO. :::"95~, RECORDED 1JNDtR RECORDING NL:1oISm 20020402OC2J~ ,copy "';'.. '.: ,~.: 200 .. ~!fOO23S0 .... SUPPl.J£CBY .QL~T). THE N"'p It'CWO=:D 1l~:1riE R[CCROED (R)I~AHCE •••••• : '.' .' :.' SHO\~:A ~OSED BOUNDARY :IN£. 'l'lH1CH wt H"'I£" SHOY".., ON THIS '.' ,,: :: :: SUR'!'P DRAWNG. FURmr;a-RESEAACH WIll. B(·.HE£DEO.10·MCERT~IN '.: .:' .',' lME:LOC.tliON OF THE PlIDPQtTY Ui!ES \'IITHltI.'1'Ht VA,GATEO RlCKT.OF' ••••••••••• :':.: .: •• :',' ~~T F'~'N'.v 5TH ~.~:: ••• ::.,::::., :.t· .:='" . .".::'.' .... '<,. ':-" :'~SEE N~it:S AND"'F/)IJNC)''<tO(lNER ... ,' "",,:: ":',INFORMA:T"-'N-"Qh!. SHEtT ;?;:'oF 2 ':""'"'''' '~~E:E;,'l;)fTAILS O}llo:~~~F.;r'~ OF ,0':'.' ·• .. 1", ... '· :.:' :.:' .. :::., ~ :g !l!:1l $11I'l ~~i~U~::t~·M ;i" .. g.g'O~ ~~~&ji~-'S ,.;.. '!2 -;;-;,-~ n:~~: j ~ _ .... Io.~i 1~~ ; · ~<: -,;. ~ ~ E~ 006 () ..J > ..J !!! '" 0-:l en :;:) <La: 0 Oe 0 a:: '" 0 0 0 w a: <t C J . ~ n In . ~ ~ i ; '0 ~ F 5-= ~ j ~ ! '" 0 • w = ~-5 o :: ~-; ~ iA ~ o :;. §" ~ ~ oS ~ > • c a; !S 6 ~ ~ fI) ~~~ .!I EO:: ~1~ C N :r. ~ :g -OJ => '" •• ffi .J) ~ ~ ~ Z ::J 0 o >- Vl G '" '" '" I ~ 1 ci , N Z U I g . ill J 'It I:\' . I I ~ 'Q 1; II' -: 1 , , -il{!! -l:! j.s. ~~'jt "~ §,~+ .. :.: ::"~~' ,.,',',:~!::I :,' O::~ .:. ~ . .c,"',b'.. ~I l!-'z 1~ lit . .SEE LEGEND ON S):i~~;,.:~;,1f :3 .: I ® !.,~ ~ ~ij a.,I:"~'~":r:' " 0 "~ [Ii' I>! iii" 0 w·,.'!;.. Cl. -t. j b '::f1! ! 1;.f''''lJ ; g \;, ~~h?'~ 1 ~ ...... 3/27/03 ':'., ~:: .. , o <Y'o/ 70,:)00 ,. . :~ .• ' $ "~: ",:' .:.,'., ::: ..... ' ""':::;':::' :::.' ::.' :: .,' :~. .. ::::: :: .... : .... ~: . BOUNQARY NOTE BOUNDARY WAS lOCAT£D PER RECORD Of' SURVEY RECORDED IN BOOK 65 OF SURVEYS AT PACES 80-808 utulER RECORDING NU"'8ER 8903239001. HE\.D POSITION OF TH( IdQNUUENT AT ntE INTERSECllDN Of' TAYlOR PLACE N.W. (AKA 88TH PlACE. 5.) AND NW 5TH STREET (AI<A S. 125TH STRfEn. THE BOUNDARY WAS ROTATED FROU THE RAINIER AVENUE RIGHT Of WAy NOTE THE RIGHT OF WAY F"OR RAINIER A~UE 'liAS l.OCATED PER RECORD OF' SURvEY RECORDED IN BOOK 6S or SURVEYS. AT PAGES 80 -80S UNDER RECORDING NUUBER 8iQ.313vOOI. I ~ ~~ !l~ 5~ 1ll~ ~~ )!1.J ;;;i~R~r'~~r."1i"·······'':.'' ",. ¥7.:'NO PUNCJ<""~~' BRASS PLue '.:: CALCULAtm BEARING ~ THAT IHTERS£CllON WONUIoiENT AND THE UONUUENT AT THE INTERSECTION OF S. 122ND SlRErT AND 90TH AVENuE S. TO THE MEASURED BEAAlNG. THE RIGHT OF WAY WIDTH ON THE WESTERt.Y StOE Of THE CENTERUN£ or RAINIER 4\IENUE WAS HElD TO BE SO.CO FW ACCORDING TO SAID REcORD Of" SUR~ AND 1l1E LEGAL DESa\lPllQN COHTA\NCl IN THE llTl£ REPORT. HOWEVER ADDITIONAl. RIGHT Of WAY. HORniER\. Y or HIGHWAY ENGINEERS STAnON 80+30. MAY HAVE BEEN CONVEYED UNDER RECOROOIG NUNBERS 956173 AND 2Dl2137. THE EXACT EXTENT or ANY ADOIlION."-l RIGHT or WAY TAKES HAS NOT SEEN DET£RIoIINED AT THIS nME. $ .. i ~~ ~ ~ ~ ~; ~ I ·····,i.:,··'· ~~U1 \:lit! ~i~ .' .. ; fOUND DATA A fNl1. 1/2" RtBAR/CAP LS I1S661 006' W. OF e. B FHO. TACK IN LEAD PlUG LS I1MBl 0.04' W. Of f. LS "~661 0.20' S. FND PUNait.lARK IN 2-BRASS SCALE: 1" = 200' b1OO' 200'. 400' :: J NO'lES: COOROtNATES ASSOCIATED YdTH nilS DRAWING ARE PRQJ£CT COORDIN"TES WHICH MAY BE CONVERTED TO STATE PLANT£: GRID COORDINATES BY SUBTRACTINC 100,000 WETERS (3l8083.33JJ FEE,.,. lHEN "Ul.Tl~YlNC BY THE AVERAGE COMBINED FACTOR (O.99V998863J3). THE INl1W. COORDINATE CONVERSlOl~ WAS PERFORMED USING THE I.£lCA Sl<1-PRO PROCRAU VERSION 2.0 .-.//""'~:} ~~i~a:~~~~::~;~~~~~1u~F.~rS ':::" :r MONUMENT POSlllONS THAT WERE NOT OIRECll.Y OBSERVED USINC " • " ••••• \ CPS SURVEY lECHNIQU£S 'ERE nED INTO THE CONTROL POINTS l!Ii!~ .~~ r: ;~§ ~G ~ .. Ill '" >-w > 0: ::> U) 0 -I -I a. ~ ~ ~ ~ 8 ~ 0 o ~ 00 5 N on on '" 0 .... a: 5 0 C rNO. 1/2" REBAR/CAP l.S 115861 0.01' E X O.OJ' S D FND. 1/2" REBAR/CAP LS "sa61 0.03' W. X 0.15' S. ," .:..... UTlUZlNG lEICA ELECTRONIC TOTAl. STAnONS FOR lHE J:::' '):" ~~R:~~:O:E ~~AR~~ fir:':Cv?Ai: ~:1~~~. .. ..{ ,.··'1fIt"WOfU&~TlON DEPICTED ON THIS MAP REPREstNTS THE 11.0: 00 u. 0 0 a: : .. ; . ., III V1 o < .... ,. fi-'" -:~ j ~~i'~ ~!~ ~ g.ctt or :orl'" ~ o FNO. 1/2-REBAR/CAP p FHO. l/Z" REBAR/CAP lS 115$61 :=1' LS 11SS61 O.OS' E. X ~Ol rI.:·.: . 0.22' S. FNO 11.2./·REBAR/~ • ·::~."'O ~D. 1/2· REBAR/CAP LS 1'~1 • ::L.S ,156131 0.08::£. x 0.03 N. o;.m' W X 0.16' S. F" F.Nb:· 1/2· REBAR/.CAf'. R fl,;~·:1j2· REBAR/CAP ".1.5 ~S661 .::.' '.'::. t.S ~j:5681 , .'. 0.05 W X 0.18'. S. :: 0.13 :'1# x 021 s. .:::.~ F'ND 1/2-."E·~~R/CAP .1.1 S FNC. i~ REBAR/CAP .'::' L.S ~1566.\." ::: lS I}~Bl , ! .... 0.16 ~:)( 0.28 S.:.' O.O-4!:W x 0.08 S. !.!I., :. •••• :: ~; •.•. /' H ~~,'¥S~~ REB~{9J'.P T .r~O;1~2~~~lJVW."I"~~' ~ :.':: ·tf.;2,O' W. X 0.4~rS. .... ·0.24· .w ~ 0.1~' So ...... t5'.~:.... J ~"·:j·)4.~~~~AR/CAP :./1 .~~:ANGL£ POOH ':':'. ' \III ";:" SHROETER LS '2~9" •. 1: u\··FND. l/Z" RE!t"'tcAP.-:. .:. \ ~: ''1 ::. 0.4.3' Eo III'~":/ ~21~1~6~:~~~, s. ::.: ;,:,: \ I •·· .... O,.ln· J!UMRlcAP:: } .;.' ." \: ..•. ~ •• __ .. ~., .' , LS " ... ~r :: v rno. It,i' REBAR wl .:: ", ____ ..-<1'11: ~ 0.05' (.. X 0.12. S. :. SMAsH!D eM' .'," ::. • •• 1 ... ··...;:1 .,'. 0.01' 91.· tt 0.11:~1Il. ..~'.:' '., ~/-::. l. FHD. 1/2" REBAR/CAP .:. ..,..... ~:-.:: ~.'-"" .:. ~/~ ~sl!-'~~·i 0.1' S. ..:.: .. : ...... ,.,., .. " ... ,., .... ,,..-,./,:::.' .:::J~"'" \ \::"' ... , .. ,./~~t.~.: ......... '::.>.: ~ .' " 6! It: .. ~ '.' Ell FND MONUMENT, AS \'. .: •• :, .•••.•• ': •.•. :.\ I!s'k~r .. /. NO'lED (SEE SHEET 2) .::: .. ,. )\ $;; .:::: ~tI 81~" a rOUND CORNER, AS ""''' .• , ....... .::, \,..iU',j.:. 'i~. ::: NOTED (SEE SHEET 2) ,...... .l" ~Z~ :,' SET "TRIAD" REBAR AND CAP HE1J) .:-:'11:--"~~tiEIIT·J ~:. rno PUNa< IN 1I:z" BRASS PLUG'. J\ Lac.nON P(R I"'~ 8 SET -MAG" NAlL OR LEAD IN CONC 1oI000MENT IN CASE ":10 .'\ ROS 8,31-10i9007 • GI! AND TK., AS NO'lED 0",," 1.2' /.. • ••• Q."'.1<QI!lH OF .: ',.-.: R1 SEE REFERENCE NOTE NO. 8-12-02 , e/l. 9f"'~'~ 'TH ~r~I~E::' . R3 SEE REFERENCE NO'lE NO.3 I ~~ ., •••• : •• ~,~! }' .... , .. (Rl) ::: R4 SEE REFERENCE NO'lE NO.4 I ~'}.0.. Iii ~~:':..... :.'. ::. COR CITY OF RENTON ~~'* ~:il ':,': .'f' WI ~ \ , ;1:'" ~ Z I I CiTY Of RENTON SURVEY ? ~~ i~ ~ . CONTROL PNT. NO. 1JJJ " L.~$ ! fHO· 3" BRASS OISK IN ~ 1$10 n 'Hi .• _IJ.I .... ...ft, i gg~ ~.~UMENT IN CASE ~ ~_ ~ i ~ _. 8-11-02 'to\' ' \. ........ 3130IVlotI @I18---------------------~:.w---__ NW 4TH 8T ' ) 3/2.7/03 13 18 I ...... ·(MEAS) -~KAIr1ii8TH '8T-) ----_ ~ rno 1/2" RElJAA/C/oI' I.S "1691 TaU.BO'(R.) '. IN MONUVENT CASE DOWN 2.0' 8-12-02 :'.' ,~"~ RESULTS OF A'· SURVEY MADE iN OCTOBER, 2P02.~0 CAN ONLY ... ~;' BE COHSiDERED ~'Jl(DICAl1HG THE GENERit. CONDAJQtt EXISTING .;" ....... ·:·::':'::::·:~~::S: '\~j ",.j::" ::.-.if ,II' 1. lA.nWER'S LAKE PARK:J.ooI1l0N~ • .R'ECOROED IH··VOL. 18 OF PlATS AT ..... 1 .... p.~. 63 UNDER RE~~DING N;:r:65JJ78.. .,':: .'~: : ••••• ;. ~'Of' WOOI)Y.~ ADm"iON. RECORotb IN VOL .7 OF PlATS AT .;.":. •• ;............ 91-92 ~.~ER RE~NG NO •. ;0'61786. ':::. 3. ROS REtoo:9f:O IN BooK 6~ Of" ~'VtYs AT PAGES 80-808 UNDER 0: " 0 0 w a: « c ..., ~ z 5 ~ U1 '" '" 0:: '" .: ....... , ........ ~iRECOROIN~: NUt.lB~ 890323900t •• • +:~ RDS RE~ED JI.ol:SOOK 38 p;':SlIRVEYS AT PACE 112 UtJCER RECORDING !o '0 I "'~B2R 8312019006. .: ... S. R~'~c:oRDi1lH 'Boo<"sb' Of SURVE'I'S AT PAC( 20 UNDER RECORDING ~ i I NUYSER 921102~7 .... :: . D iI lG S. 'N.S.D.O.T PlANS F~··~ 167 (N<A PRU.tAAY STAT[ HwY NO.5 AND ~ i 1.... ; I RAINIER AVE. N.), I'AG£S 6 AND 7 Of 7. DATED F"ESRUARY 1938. c:r.: ~.:. 7. ROAD OECl. RECORDLHG NUYBER 95617J. ~ !:;; 0 •. ROAD DEED, RECORDING NU,,"ER '031137. ~ ~!! 3 ~ JZ 9. ROAD VACAllOH ORDER 1'10. J04-55. RECORDING NUMBER 8011030532. ~ ~ g ~ a 10. ROAD VACATION ORDER NO. 4357. RECORDING NU~BER 9206181901. cp ::! j ti i3 I 11. ROAD VACAnON ORDER NO •• 9~. RECORDINC NUMBER ZOO2,0.02002J50. ~ ~ e; q I ., I ~ ti 5 t; ~ EASEMENT NOTES: ~ S J ~ g ." :Juuw g, 1. Sl.JBJECT 10 UilUTY tA$DfENT RESERVED BY THE QTY or RENTON PER CD a..: a:: t VACA llON ORDINANCE NO. J4~~, RECORDED UNDER RECORDING NUMBER E .., ~ . 80110JO~2. AFYECTS THAT PORnON Of THE SUBJECT PROPERTY LYING 1! E ~ ,:: ••••. y{I~I~.THE VACATED RlCHT OF WAY FOR N.W. 7TH STREET. i= 'iI u: .1 z; ~~~~~Cl~~~7~~VEJ::LN~iR ~rC:or:r~:B": ~ 5 . " .:'.'."\1"':: :'~8~.~y,,~~CTSRI~~~':A.rr::Es&'1~JEfi;~~g~Yr.L~HC 0 0 ,,:' ~: suu:eT.tii UTlUTY.~ENf·lIESERVED BY THE OlY OF RENTON PER I ii II I .: •••• VACA nOlI" ORDlt4N'lCE NO. 49.$5. RECORDFJ) UNDER RECORDING NUUBER i} .,' 2002Q!I-020033SQ. AFFECTS THAT POR1l0N' IJf THE SUBJECT PROPERTY "I .. ::: l~.9·WI~1N THE VACA~ •• R!,?:T OF WAY·~.~ N.W. ~TH STREO. W 11.i I .• ' 4. SIIoJEe:{TO THE RlCHT.'P.RI;,LEGl AND PERWT TO REliO>{"AliO/OR !;( D -'" .:. 'PLAC2:ANO OEPOS~l.EARm·""ltRIAl IN n-t£ EXlEt/~fON or ~S OF .5! .:' :.: ExC",flAnON AND,IOR tMQ.lNKMENT AS DIsa:OSED.S'Y INSTRUIr4ENT •••• •••• ~ I' e l ~ '.: . .:' RECORDED UND~ RECORoIJllO. ~MBER J\($jSJ1 :: • ~.~ II" • ". -f '!! ~ •..•••..... :::.'5, SU~CT TO nit.RIGHT .. ~RMIT:~baAst· ANIJ.{..SEWENT T9 USE AND .~ ! It··I' OCCWY 'nit PRoP!R'fY'r~·.~E PURPQSE.t1F CONSTRVt!nNG··Id'*Q. -<:) 1" "I:r~' UAlNTA}NING HIGHWAY SlOPES IPI:EXCAV.l.-UON AND/OFt."EWBANKME.lif .:. ~ ~,g'7~ BY INSTRUwn:~.~ECO~~ UNDER R.~CING NU~~.Efl .'. ~ •• "" I I;l 8. SUBJECT TO 'R~uaC'ilON;:'CON~I~~ DEOIC.AlfJ~S. HOltS JiiD' :.:': ~ ... ~~-:. ~: EASEMENTS AND PROVISIONS DEl.JHEATED ANQ/OR D~CR1eEO'·'oN ntE': O.~ I' .:. Pl..AT ~ WOOOY GlEN ADOf1l0N'~EC9ftOED IN·VOI..UWE 47 ~'r P.4CES at' U-:·'u 3. jg i:.:' ... ,~ AND 92, RECORDS Of KINe COUNTY. ·W~S11INGTON. .~ .' .~' ~ -&. "':~ b .,:. :it' .. ::::," .(' ~J,iJ"~ !: N~;1!l I H : ~ '.~. ~ p~np;J4J 835 UlADJO lO/lO/OI ;llDa NOl!lttIHSVM '.u~ ~NOt '"'M 'lSV3 ~ 3!)HVH 'HLHON tZ dlHSr-w.ol '1. NOU.03S t/I MS 3Hl JO 'Ih 3S 3Hl ::v til M.S 3H.:. JO .,/1 3N 'HOd ;[ ....... : .... :: .• :.; .. '. ~S096 NaSVM 'N01N]<I tOl 3llnS "lS NISOl Hlnos S6 ~" dnOH~ var ~Oj A3Alms ~o 01100311 '::t,.:1.-"*, __ .. ::::::-' ........ ~::. . :.. ".~ . " ...... ...•.. ~ I "'-. ~ I ~" cftlOij!) Va' jO lunbao.J lUI) lO lOy ~NIOOO:J3tJ A)o'II:InS al.U 40 'luawa.lj:nb.~ 8'n llU .... IIt:)!:DW10J"03 llJ UDtl"J!P ,(w .IIIpun JO aw "q ,pow .< ...... nl 0 _luallnudaJ "n~ dow -!Itt ... :., ........... : .. . ..... ..•. 31VOI~1.11130 S,1I0A3AlInS :"~ •... 7~·· ... :O ":":~ 'ON "O3~ .... Co I'i .{S~~'Oo .dns ----------~~:. --~,~:,-.------- SNOU.0313 7t:. SO~O::-3lj JO NOtsG.IO _'. .f jNl ·S31y,.;j~7.~;;i(·", 10 ll;lInbaJ 114\ '0 .•••. ~.. ':"0 e60d lO SA.lt\~ns :.'~ 10 .,Gq UJ "rr ....... :. ",:. lo-l:00Z JO,'<PP-Sllfl ~ .101 pau ,U VOI!l·,l'.i3;:: ntllQIIO oiJ\t.:·. ','.:: :'.: .:.:::: , .::····· .. H\ .' ...... :. ',,> . (.':j~~~) ()<~].~.2}/·~ .. <::-... ... ..~, .~ .......... 7 .:: .. ..,.... (.: .' ....... ~ . "::.,,,~' _f .. :) (O.l:1jl~ATI0t1 i "1..,,:..... "'",--' ,. . .. , .A ., ,,', z::'·..Ki!ow ALL M!!I'l~ THEn PRE5EHn Ih.I we Ih. ".".,' ' ... ·.ynd • .,lqn.d RQB\;RT, 'T EDWARDS and JAIIE I. EDWARD\ ) '..... ·· ..... hu'band aad,...w:ll" 'O"'",er\ ttl! he ,irnpla of ihe lond ~ 2:: ....... :--... ~ ~treb, ,\a',~~~~~","'{ dedor .... " ,lAt Q". tidieD" to Ut. ..................... : al. at the ,u\.\..t. fertV.r. aU lin.h, a,anuI,. and "Ue'Js ' ..... ...';', '~"licrto~.d..fhe. ,"4 thereaf hr all pubUt ,urposu net :~ ~~ . .,/ i,,~ontJ.,ten' tN.lih tbe ut.. 'het'eGf ror Public Hl9"wo'l .... ~.. puipa,,,: "611 parl",,-.alm.ni., or whatever ,ublic ,nput; u ,laces ~fb.~'" al~ .11,,,,, In the ,lai hr tbl ".rpuu therUb mcUeated, .-"6 thl rf,,,, t. mok, en aeeeu''''1j ,1.,.\ for cut, u 1m, 1.'1,,0" tb. "", blot\(\, troth Dr ,Orn\, oi lau ,h."" on fhi' ,tat to 1", ."i,inol no.uno,,1. IIradia, .f 01' 'h, \tnth, O'ltfttlet. oU"" ,Ioen 'h .... '" " ..... n. P,CKt\OWLEOGUAElii 51AU Of WA1KIlIGTOII COUIITY Of KIIIG S5 RETIBICJIOtlS MoQ hi or pod i." If _lei tf thi, ,I." ,,,.lI"t ~iy\:d.4 .".d u'd or r.utd or oWDfnbip cbafJ4td ., tru,hr",', .. ta.re b, HI .wntt',"i, .f Gn~ ,."tion of Hi, ,haUIl. It" thaa th_ aria required for 'a, U .. Oi,tric\ shtd ••• "h ,Int. nomel, ,i. Ib.u, ... C,aaO) I~.'" ... 1 lor 11.-1 lI.uldo.," U .. , .ilb ... ini ..... 101 ., I,orl widl" .1 li.lg (Ul h.l. rUi I."" 11\ n~i\ p\Q\ G" ,u\ric\'" b 1l'" Oi.lrict Use, 90",r ••• ""I ond .ulJiect to restrictim" rata, and r.,ulati.1t'J of count" "Iooning rU,'ati,,, "0. 11"., ad ,ull'.q.ae,,' chal"J" 111.",10 by "ficiClt C,u"., ",."Iunta. \IWII,. dhpuol ,ban \,. '" t,ptic tonk' ",cnt tt1' n.. ftllow\n,: Late I) to line. Ilk. \ to b. hi'. pnllh., t.tum. of ,tide to"IliHI'u." eot' ti ••. loh B 49 BUt'" in 1 •• CllreG "lit mad, ,uitab'. wi.n. tiro,.,. d,.in'" ~ IiIling. RII ,I elk. ~ unci e un5UIlablc .... ScpI ....... AU lot. subjll!Cl to mividua' ~rnik. l ''''t .: .... ,r...., OE5CRIPTIOtF Th" p,.1 .r WOOOy Gt.tti~l\lnlI1·ION i. a up'.1 .r LOn !..)l~-la. ind., BUt 14, LOTS ,..-t~,t,n~~""'LK. ll, L~ ~·6 ind., 6U<,15, .. L01S ~'1 i ..... ,s1;J\i\6,.ton I-a ind., 6LK. I'!., .· ... ·C01'S'1.:,U.;nd.J BloK. tl, Lctt:S ""'.Ii. i,bd .. BlK. 10, LOT '-14 incl., :" ~l;K .. 7,~.iOTS 1-9 incl;;8LK~.,-t:O"$ I-~iu\' and 10-1t inc.l ... <:-,. ·· ... 8L~'; LOn \-'tOjuc';'I~I,K. ',LOTS 4'\0 iocl., 8\.\~. U. ~'I..., -. -. ~ho._,t.OTS 1.4-10 .~n~'f S~. I~ and LO"$ \-~ ind., an ..... •. ;. 'L(rr,s \1·19 incl.,.'IltK..i~""1I Iqi1\ll W .. lsrlq •• Ih. ",.,'.rlq • jfN , ,,: ~(irqin of STATe RO~O.""'"O. t 0' no .. c:,iabli"hd. AI". TtnS " TO c.em" IMt ." "usJ_~ _ ~a.1J ot -_ .",'" ". .', Q'U votoh4 ~1i'1I"""~Qnil olle'l' .tlj_i.i,uJ and ~acQh4 'A""''' • . -='.u..1t'1!. _. A.D. \950 bdo!" mc, ~hc undln"nd, A. f':'/["'~'."-;--,, " ..• t streett. Allljoini-::a.' ",lthi" ." .. \tnn'arict at t\h pial of HOTAltY PUBLIC, pl"naG"'4 .p,ene.&, ROaERT L. tttWAtlU, ........ , •.• , .• _. WOODY GLEH ;\tHwnott. $aid l.t" Qnd b'.c.", in tht aho ... aft. JI\HE 1. Et)WI\"'O~, lunboa' .,,~ ¥rit ••. ,,~, k .... w ..... !.t.~ ......... -~: 4c,cn'p,,'G~ ofc ~Ci·~.r·t;an If L~T'MER'S LRKE "ARK ntl ,Inoa\ IU'" uUDtd the '.n§a~".4,'u:otton, and,( ..... ·Z ..... ~ APDITIOtt ·a.,~o .. d.cd in Volume 18 of pleb, p0ge &3, wh. ockno.lc~d t. tn. thcst t"''' \uJqld , 1IQld "ornt ...... ~ ... "'.... Rc.ccsrct.s;·i,..~lt"G' COUKTY, WASHUiGTOt1 .. a~ tbtl fru and .. , .. tar, act ond d~td hr Ihe UU'}If\", ..... :' ( \~' ..... purp.'" tlte~l!h:' "' .. nfiond. :. ~<:::. \ .::::~"._.:./ WIT"fSS "'':I hand .nd olficiol no.l n" day IlJi'·,~!C-~ .. : ( ~. ' ......... "'\ 1,,,1 .b ••• wrill... 1!1., ,,', '~"'::i ...... ) ,! ~p-u'Cl~,i~~-",' :~~~1~~~~~~:~'_.~ 1 h.,.."" c. .. rtitlJ '\at I~e pili" of WOODY G\.Ett ADtJliIOH, ... plat .1 • portion .1 LATIt\\Eil'~ LAKE PIIRK ADOITIOtt. and p .... i.n •• f ".catd .trcch thcrein as .bown an tbt taea o. tb. pl.t of WOODY GLEN "OOl1lall, is bottd "pcsn "c'''ClI ,urnlj and ~ub·divi1ion or SECTlOt( 7, T 't)". Rose, W.Mi th.f the di .. t.ncu. coun., •• d p:ng!u orc\bocua. thereall corr.cU'Ji tho' 'he. monunten'" bave b ••. n'~tt and lot aad bloc,," COfnen ,fQ\cC:4 ,.rreetl., on ille 9rD~p~;1-b.,~,l "ave fuH~ coftlpliccl with the prft",io"t. of ibe .. ';",ah.~·t1 .. .... OQd ploihng n9u'otioR'l. r,. ~ ........... . £} (?.,L...:~:'d;"':.-.,.d .,: .... '- ~./ CL~--~ --~-. PAUL A. WILI::IAlIIS:. C.erlifiC"a1"·~G. 'Z.'Z.~l ltc.nC1JIli1l1o...l:-'19S~ t)Qi~_~ J,~_~~.!950 . t ............ ' ... ~ .. ' .. " ./ . ~" 91 , ?~. \ -c:.>: ............. "' ....... ~ -,/ ... ·:1 . .:~);:> ." , -. WOODY . ~, / ?' ..... '.:: " <..... ,"' ...... ',-.) J f ,j .i .", , ~ ~ ....... .l ... c .. tl 'to --.--• PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Mike Sharkey (mikesharkey@pnwt.com) Title Officer, Curtis Goodman (curtisgoodman@pnwt.com) Assistant Title Officer, Charlie Bell (charliebell@pnwt.com) Unit No. 12 FAX No. (206) 343-1330 Telephone Number (206)343-1327 JDA Group, LLC Title Order No. 609986 CERTIFICATE FOR 95 South Tobin Street Renton, Washington 98055 Attention: Jack Your Ref.: JDA GROUP GENTLEMEN: PLAT CERTIFICATE SCHEDULE A FILING PROPOSED PLAT In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: JDA GROUP, L.L.C., as to an undivided 70% interest, and I.D. KLINE CORPORATION, an Oregon corporation, as to an undivided 30% interest, as tenants in common, and not as partners of a partnership SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: TAX: $0.00 $0.00 TOTAL CHARGE: $0.00 RECORDS EXAMINED TO: November 28, 2005 at 8:00 a.m. ~. C!I~F~I1rC ~~~ORTHWEST '~' INC. Mike Sharkey Senior Title Officer Unit No. 12 '. PLAT CERTIFICATE Schedule A Page 2 Order No. 609986 In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: PARCEL A: Lots 1 through 6, inclusive, Block 17, Latimer's Lake Park Addition, according to the plat thereof recorded in Volume 18 of Plats, page 63, in King County, Washington; EXCEPT portion conveyed to King County for road purposes by deeds recorded under Recording Numbers 956173 and 2032137; TOGETHER WITH that portion of vacated Northwest 7th Street as vacated pursuant to City of Renton Ordinance Number 3455, recorded under Recording Number 8011030532, which, upon vacation, attached to said property by operation of law; AND TOGETHER WITH that portion of vacated Ohio Place and vacated South 123rd as vacated pursuant to City of Renton Ordinance Number 4357, recorded under Recording Number 9206181901, which upon vacation, attached to said property by operation of law. PARCEL B: All of Block 5; and all of Block 6, EXCEPT the south 192 feet thereof; all in the plat of Woody Glen Addition, according to the plat thereof recorded in Volume 47 of Plats, pages 91 and 92, in King County, Washington. PARCEL C: That portion of Blocks 13 and 22, Latimer's Lake Park Addition, according to the plat thereof recorded in Volume 18 of Plats,_ page 63, in King County, Washington, which lies east of said Woody Glen Addition and west of a line drawn parallel with and 50 feet westerly when measured at right angles and/or radially from the center line of Primary State Highway No. 2 (Rainier Avenue), and extending from Highway Engineer's Station 80+30 southerly to Highway Engineer's Station 88+75; EXCEPT that portion thereof lying easterly of the south 192 feet of Block 6 of the Plat of Woody Glen. (continued) .. PARCEL D: PLAT CERTIFICATE Schedule A Page 3 -- Order No. 609986 That portion of Lots 1 and 2, Block 1, lying southerly and easterly of the centerline of vacated South 123rd Street; EXCEPT that portion thereof lying northerly of a line which is 110 feet southerly from and parallel to the southerly margin of South 122nd Street; TOGETHER WITH that portion of Lot 3, Block 1, lying westerly of the centerline of Vacated South 123rd Street; AND TOGETHER WITH Lots 4 and 7, Block 1; EXCEPT that portion lying northerly and easterly of vacated South 123rd Street; AND TOGETHER WITH the north 150 feet of Lot 2, Block 2; The west 61. 72 feet of the north 150 feet of Lot 3, Block 2· , The north 125 feet of the east 28.28 feet of Lot 3, Block 2; The north 125 feet of Lots 4 and 5, Block 2; The north 125 feet of the west 14.99 feet of Lot 6, Block 2; The north 140 feet of Lot 6; EXCEPT the west 14.99 feet thereof, of Block 2· , AND Lot 7; EXCEPT the southwesterly 100 feet thereof, Block 2, all in Woody Glen Addition, according to the plat thereof recorded in Volume 47 of Plats, pages 91 and 92, in King County, Washington. END OF SCHEDULE A GENERAL EXCEPTIONS: PLAT CERTIFICATE Schedule B Order No. 609986 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate surveyor inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. SPECIAL EXCEPTIONS: PLAT CERTIFICATE SCHEDULE B Page 2 Order No. 609986 1. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: RESERVED BY: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton Utility Northerly portion of Parcel A November 3, 1980 8011030532 2. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton, a municipal corporation Public utilities Portion of said premises April 9, 1984 8404090614 3. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton Public utilities Portion of Parcel A November 14, 1991 9111140883 4. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: City of Renton Utilities Portion of Parcel A June 18, 1992 9206181901 (continued) ; . PLAT CERTIFICATE SCHEDULE B Page 3 Order No. 609986 5. RESTRICTIONS CONTAINED ON THE FACE OF THE PLAT AS FOLLOWS: No lot or portion of a lot in this plat shall be divided and sold or resold, or ownership changed or transferred whereby the ownership of any portion of this plat shall be less than the area required for the use district in which it is located. Namely 6,000 square feet for R-l Residence Use, with a minimum lot or tract width of 60 feet. All lots in this plat are restricted to R-l District Use, governed by and subject to restrictions, rules and regulations of County Zoning Resolution Number 11373 and subsequent changes thereto by official county resolution. Sewage disposal shall be by septic tanks, except for the following: Lots 6 through 7, inclusive, Block I, to be held pending outcome of slide conditions on the east side. Lots 8 and 9, Block 4, in low area to be made suitable for septic tanks. All lots subject to individual permits. AFFECTS: That portion of said premises within Woody Glen Addition 6. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: Ray N. Latimer and State of Washington May 29, 1940 3103931 Permit to remove and/or place and deposit earth materials adjacent to the highway in the extension of slopes of excavation and/or embankment. (continued) '':; Order No. 609986 PLAT CERTIFICATE SCHEDULE B Page 4 7. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: State of Washington and Robert L. Edwards and Jane I. Edwards, husband wife September 27, 1956 4733794 Perpetual right, permit, license and easement in the grantor to use and occupy the property conveyed herein for the purpose of constructing and maintaining highway slopes in excavation and/or embankment 8. Right of the public to make necessary slopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. AFFECTS: That portion of said premises within Woody Glen Addition 9. Matters disclosed on a survey recorded under Recording Number 8903239001, a copy of which is hereto attached. 10. Matters disclosed on a survey recorded under Recording Number 20030401900004, a copy of which is hereto attached. 11. DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 420240-1210-00 2100 Parcel A Land: $55,000.00 Improvements: $0.00 YEAR: 2004 AMOUNT BILLED AMOUNT PAID $293.27 $0.79 $2.50 GENERAL TAXES: $586.53 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $593.12 PAID: $296.56 TOTAL DUE*: $296.56 PLUS INTEREST (continued) ., Order No. 609986 PLAT CERTIFICATE SCHEDULE B Page 5 YEAR: 2005 AMOUNT BILLED AMOUNT PAID $0.00 $0.00 $0.00 GENERAL TAXES: $652.67 SPECIAL DISTRICT: $1.59 $5.00 *CONTACT THE KING COUNTY ASSESSORS OFFICE AT (206) 296-4184 FOR PROPERTY LOCATED IN KING COUNTY, OR THE PIERCE COUNTY ASSESSORS OFFICE AT (253) 798-6111 FOR PROPERTY LOCATED IN PIERCE COUNTY, FOR A PAYOFF FIGURE THAT WOULD INCLUDE ALL INTEREST, PENALTIES AND CHARGES THAT HAVE BEEN ASSESSED. SAID FIGURE WILL INCREASE ON A MONTHLY BASIS. 12. DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 956480-0170-06 2100 Portion of Parcels Band C Land: $801,000.00 Improvements: $1,000.00 YEAR: 2004 AMOUNT BILLED AMOUNT PAID $4,611.76 $0.84 $2.50 GENERAL TAXES: $9,223.52 SPECIAL DISTRICT: $1.68 $5.00 TOTAL BILLED: $9,230.20 PAID: YEAR: 2005 AMOUNT BILLED GENERAL TAXES: $9,517.14 SPECIAL DISTRICT: $1.68 $5.00 TOTAL BILLED: $9,523.82 PAID: $4,615.10 TOTAL DUE*: $4,615.10' PLUS INTEREST AMOUNT PAID $0.00 $0.00 $0.00 $0.00 TOTAL DUE*: $9,523.82 PLUS INTEREST *CONTACT THE KING COUNTY ASSESSORS OFFICE AT (206) 296-4184 FOR PROPERTY LOCATED IN KING COUNTY, OR THE PIERCE COUNTY ASSESSORS OFFICE AT (253) 798-6111 FOR PROPERTY LOCATED IN PIERCE COUNTY, FOR A PAYOFF FIGURE THAT WOULD INCLUDE ALL INTEREST, PENALTIES AND CHARGES THAT HAVE BEEN ASSESSED. SAID FIGURE WILL INCREASE ON A MONTHLY BASIS. (continued) -- Order No. 609986 PLAT CERTIFICATE SCHEDULE B Page 6 13. DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 956480-0175-01 2100 Remainder of Parcels Band C Land: $215,000.00 Improvements: $1,000.00 YEAR: 2004 AMOUNT BILLED AMOUNT PAID $1,242.07 $0.75 $2.50 GENERAL TAXES: $2,484.14 SPECIAL DISTRICT: $1.50 $5.00 TOTAL BILLED: $2,490.64 PAID: $1,245.32 TOTAL DUE*: $1,245.32 PLUS INTEREST YEAR: 2005 AMOUNT BILLED AMOUNT PAID $0.00 $0.00 $0.00 GENERAL TAXES: $2,563.22 SPECIAL DISTRICT: $1.50 $5.00 TOTAL BILLED: $2,569.72 PAID: $0.00 TOTAL DUE*: $2,569.72 PLUS INTEREST *CONTACT THE KING COUNTY ASSESSORS OFFICE AT (206) 296-4184 FOR PROPERTY LOCATED IN KING COUNTY, OR THE PIERCE COUNTY ASSESSORS OFFICE AT (253) 798-6111 FOR PROPERTY LOCATED IN PIERCE COUNTY, FOR A PAYOFF FIGURE THAT WOULD INCLUDE.ALL INTEREST, PENALTIES AND CHARGES THAT HAVE BEEN ASSESSED. SAID FIGURE WILL INCREASE ON A MONTHLY BASIS. 14. DELINQUENT GENERAL AND SPECIAL TAXES AND CHARGES: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 956480-0007-05 2100 Parcel D Land: $221,000.00 Improvements: $0.00 YEAR: 2004 AMOUNT BILLED AMOUNT PAID $1,178.82 GENERAL TAXES: $2,357.63 SPECIAL DISTRICT: $2.04 $5.00 TOTAL BILLED: $2,364.67 PAID: $1. 02 $2.50 $1,182.34 TOTAL DUE*: $1,182.33 PLUS INTEREST (continued) .. " ~, .. PLAT CERTIFICATE SCHEDULE B Page 7 Order No. 609986 YEAR: 2005 AMOUNT BILLED AMOUNT PAID $0.00 $0.00 $0.00 GENERAL TAXES: $2,622.55 SPECIAL DISTRICT: $2.04 $5.00 *CONTACT THE KING COUNTY ASSESSORS OFFICE AT (206) 296-4184 FOR PROPERTY LOCATED IN KING COUNTY, OR THE PIERCE COUNTY ASSESSORS OFFICE AT (253) 798-6111 FOR PROPERTY LOCATED IN PIERCE COUNTY, FOR A PAYOFF FIGURE THAT WOULD INCLUDE ALL INTEREST, PENALTIES AND CHARGES THAT HAVE BEEN ASSESSED. SAID FIGURE WILL INCREASE ON A MONTHLY BASIS. 15. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: JDA Group, L.L.C., as to an undivided 70 % interest, and I.D. Kline Corporation, an Oregon corporation, as to an undivided 30 % interest, as tenants in common, and not as partners of a partnership TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Pacific Northwest Title Company EvergreenBank $1,900,000.00 August 7, 2003 August 21, 2003 20030821001939 Parcels A, Band C The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. END OF SCHEDULE B Title to this property was examined by: Dave Clasen Any inquiries should be directed to one of the title officers set forth in Schedule A. slm/20020204002197 .... D Oct 1 14 Sept 15 14 U IT Latimer u.nd DEVELOPMENT PLANNING CITY OF RENTON DEC 012005 RECEIVED N R Latimer MArgaret L~timer ,~"',:",, .. ' . By Ii R Latimer ~er Atty. 1ll fAC1 '~ G . ... .... e..... .. -- . 1m --, 1" d 1 t " "",,~;~,.~i.,.L:I!l:,:+",u.l 11 11 JJOoli , er, ror hl~ae ~ i:in, a so &a he A:tii;9~:,;,~r~"~;.Q-:t· "l:fa.:r:garet La. timer, his Wi. bet folney P Everst :If'''ln,-:'an4>~o:i' ,the, "~. 'of Wash rea a.t S '!itl 91 Jun 14 15 ',' ',~:~"l(1"P . . _____ w \.,. }),OO~ llte e : 10 1 9 56.1" ~.'":,.,, .. , ':"" Y., JaiLil'14 Dollars altd ~, (, " "'" ," _ also benoflt:, !~'Y.,j. ~ ,,', ' , acoru.e -?'4 .. 7-.~.i:O~ S1~= of King. ~tate of Waeh1ngto'n f~::,,~ , ,~, "0.V11 1".,18 and tlQlJDa '!io: 'the sp for use of the Pub forever. ~ ai' s::~.lf·r4 and hl~hway, all 1nt in the fig deaod rl ast. viz: Tbe W 30 ft of the south half of the west half of the Nli Of the sEt of Seo af !wp 25 N R 6 F. W Y ctg Q.46 aores m or 1 R of W B U Bennett Road SltA ln lOW' no Wit_ .Minnie D S11lillltm XCW Jao a1 14 b1 M1nnla n S~111man. bef Wm T Ivey. a Just10t of tho Peaoe for '.Bellevue P% "c1not, rOB <;l.t Bellevue. Wash na b;y ap • dtato Rood :0 2 D ,luna 13 25 1.1-1f.: June ~ 25 ,.;'100 ~: irs Ohester :'loore Latl-1er, arl l'~a.stil.lga--.:nti,·;lar jJa~lmQl', oXec.ptol-r; of t}l~~ oste.te :d-norvel latimer, hl0 widow all of kaw ex.b:i i; 11,.an \1£1. 11,~ce ~, "'11 t iir..er vntl Larfl.h.ret/ I'. ;' -. X jJ/ I -i./ '\'/, j /./7 .K to ,state of ~::asLlnf.:ton (i-j; I A BtX'ip of 1d 65 it wid·) t bg b5 ft on tf,c:} \':oot side of tl',e center In of 3d road 88 surve,rd OV(,X' and rt.OTO sr:t i>l.ock 22 t .'1.5 and 1'1, J.e.tlmar'. Lake 'Park a,td, bet ollgmeer's stat10n f:l5+03.7 1! and '16 ... 90 oxoept thoso 'Portlo~!8 a11'oad:'t' or.:,JUplodo· :,tata :'load TIo ,., and ded,iaated streets. sd oenter In b6 mOTa partlc .. nlarly d"'ttG~ as follo\"8 : Beg at the pt 0'1' i~tBn of the conte!' In of 99th l.",.veo ;"jo. f, De.lton St.; th I'l. 60° 49' ~. a1 sd aantor In of .l)nlto·· St., a. dist of 110.6 ft to a.n 1nte~~ with the (.tenter In of dte. to .t1.084 fiO 2 at enatneer-'s etation 82+52.3; th 3. 20" 06' E. a dla, of 261.4 ft to ta-v,e }>11 of beg c-,t ongineer's station tHh05.'1 from true ]>t of beS th N. 20 v 06' w~ adlst of 261.b ft th on a ourve to the ri3ht fivS e radiue of 3~Z8.0 £t ~ diGt ot e5G.2 ft ~o ungine6r i a ., "6+90 TO bY and to bo1d tIl0 SElma unto ttJe atat. of l.QShingt.on for the purpose o:t a public road forevor . Estate of Itorv.e..l '.: Lattm.r. "'-:}llGater Moore, Latimer ' ~~rl Hastlnss 1atlmer A!lSll_:nallaoe l.a.tl_-r. J;;xeoutors ~rsaret Lat~.r widow of "~lorval :: Latimer deoeasecl Itow June 3 26 by Oheeter j1nore Latimer, Earl i!ast111gBL.at1.'1),fil'. . Allan ~811a.oe Latimer. as exeutQr, (\'f estl'\te of 110r"";1.1 R Latimer ,. ant Marpret 1atlmer tbe w1dow, ar,d aokd that ti;ei sg4 and Bld the same as tbeir free and T01» aot r~nd ~4 fer-tbe usee and pu:-pa tM,n.tunt4. buf W E ttoGee np :ror fin reB ate( MS J'une 2«> 2') r1ll at.t. H1ahWBy Uept 01yap1e Wn --/L-7{e. n J~.ne 13 26 ~1-12 ~~~2um June 6 25 stete 110&4 .No 2 t;120 all d bene£1 t8 ~ il'sX Edward i'! Shame); and 'f;elen ii Sb8l'l1ek hwf' Qf kaw -_. . to state of ~~e.Bh1ngtcn fp do g b 8 Stla 0:/ m)to Dp the flg dee pol of ld &1 t in kow: A. .'1'1p Of 14 25. ft wIde parallol D.11(l 84jtl:Gent to the wl,y rt of -r la of State liod :~o 2 in ka;; r.;s aurv6yad ovor and aOl'uS8 lot , 'lex lota a 4: til t o:f sao , tp 23 rm 6 h'WM '£0 h'f end to hold the sr~ao unto sp for the' pu:rpo»e of f.\ pUblio rod ~ore'far ~dwa. .. ·d. -::at ShamGit 81 Holan ~ ';hs.tn(fk 81 kow June G 26 bl':!1w6,rd " 3hr:l.mek end ;;elon .!!; Shamslt hwf boi 'Rmund Rl,}Q np for \'111 roa !"t }o.oOl'ila C!! . ..; jar 28 e6l ml aa 137 dno . ,.j ., I t, --" City of Renton Finance Deparbnent e Request for Claims 1 Date of Request 112/9/05 1 Date Required I A.S.A.P. I Requesting Deparbnent Development Svcs.lPlanning I Authorized Signature ~~ I REASON FOR CHECK 1 Deposit Refund Name , IDA Group LLC. -, Amount $3727.00-Origionally Finance Receipt NO.-, , Receipt Date 12107/05 Describe Circumstances Requiring Issuance of Check: Check overwritten when origi ;nally submitted. Refunded difference. LUA05-155 -601 Rainier AVE N CHECK PREPARATION INSTRUCTIONS 1 Amount 1 $1,000.00 Charge to Account(s) 604.237.00.00.0000-Special Deposit Payable To IDA Group LLC Address 95 S Tobin St #201 RentonWA [gI Mail Check to Payee 98055 D Return to Dept. Soc Sec or IRS ID No D Other: CHECK AUTHORIZATION -Finance Deparbnent Use Only 1 Approved I I Date 1~_[J __ I~c_I_a_ims __________________ -'~~~~~JT.PM~C~--N~T~e~I~A~[~~~:~:~k_N_O_: ____________ ~1 ,-;11 Y OF RENTON REFUND INVOICE\cor DEC 0; 2005 :qeCElvED Rev: 10/99 Printed: 12-09-2005 .TY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT DEV~~QfJMENT P .... ,. OF RENT~NING DEC ~ 7 2005 .. · R .. ECEIVED Permit#: LUA05-155 Payment Made: 12/09/2005 03:20 PM Receipt Number: R0506644 Total Payment: -1,000.00 Payee: Refund to JDA Group, LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 3021 303.000.00.345.85 Park Mitigation Fee -1,000.00 Payments made for this receipt Trans Method Description Amount Payment REFUND Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 3954 604.237.00.00.0000 Special Deposits 4954 604.237.00.00.0000 Special Deposits 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 -1,000.00 Balance Due 1,000.00 .00 -1,000.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Printed: 12-07-2005 eTY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-155 Payment Made: 12/07/200503:46 PM Receipt Number: R0506589 Total Payment: 3,725.00 Payee: JDA Group, LLC Current Payment Made to the Following Items: Trans Account Code Description 3954 604.237.00.00.0000 Special Deposits 5015 000.345.81.00.0012 Lot Line Adjustment 5020 000.345.81.00.0017 Site Plan Approval 5022 000.345.81.00.0019 Variance Fees Amount \ ----------------1MS ~'S geA 1,000.00e 225.00 re ~~~ Payments made for this receipt 2,000.00 ...rt..('h~~~ 500.00 l'~~ok;~ tL {fJAr./tJ . ~ Trans Method Description Amount Payment Check 1281 3,725.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 3954 604.237.00.00.0000 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Special Deposits Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehens i ve Plan Ame;rid~LOPMENT PLANNING Booklets/EIS/Copies "lTV OF RENTON Maps (Taxable) Special Deposits Postage Tax DEC 022005 ':~1'ECE'VED .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 .00 Remaining Balance Due: $0.00 • WETLAND DELINEA nON & MmGA TION REPORT RAINIER STA nON RENTON, WASHINGTON PREPARED FOR.: JOA GROUP LLC 95 S. TOBIN STREET RENTON, WA 98055 PREPARED BY: WETLAND PERMlmNG SERYICES 20Zs South Norman Street Seattle, Washington <)8144 (206) '5J.8-7TJ5 wps@isp.com AUGUST 4, 2006 CITY OF RENTON RECErVED AUG'102006 BUILDING orV/S/ON TABLE OF CONTENTS EXECUfIVE SUMMARY .•..••..••••...•....••.••••••••••.•.•••.......•...•.•.•••.••......•.••...•••.•.••••.••••.•..•.....••••••••••••••....•.•••••.. 3 SITE DESC:RlPllON •.•.•.•••••.•••.•..•••.••••••..•••...•.•••...•••••.•••.••••..••.•.••.....•..•.•..••....•.•.••..•••••••.•••.••.•.•.•.•••••••••••••••••• 3 WE1LAND DH..INEA llON ••••..•••.••••••.•••••..•.....••.•••.•..••••••.•.••..•.....•.••.•..••....•.•..•.•••••.••••••.•.••.•••.••••••..•••.•••••. 3 VEGETATION ............................................................................................ : .................. 4 SOILS .............................................................................................................................. 4 HYDROLOGY ............................................................................................................... 5 WEILAND CA TEGORIZA llON .•..•.••••••••.•..•...•.•••.•.••••.••.•••••.•.•...•..•....••.•.•...•••.•.••.•••••.••.••.•.••••••••.•••.•••..••• S WEILAND DH..INEA llON RESlll.. TS ...................................................................................................... s VEGETATION ..................................................... , ......................................................... 5 SOILS ............................................................................................................................... 6 HYDROLOGY ............................................................................................................... 6 WEILAND DEfERMINA llON & CLASSIACA llON ............................................................................ 6 STREAM DEfERMINA llON ................................................................................................................. : ... 7 REGlll..A TORY IMPUCA llONS ........................ ~ ....................................................................................... 7 FEDERAL REGULATIONS .......................................................................................... 7 WASHINGTON STATE REGULATIONS .................................................................. 9 CITY OF RENTON REGULATIONS .................... : ....... , .......................................... 10 IMPACT AREA & BUFFER. AVERAGING PROPOSAL ..................................................... ! .................. 10 OUILINE OF THE MmGAllON PLAN .................................................................................................. 10 MmGAllON GOALS ................................................................................................................................ 11 IMPLEMENT A llON PLAN ........................................................................................................................ 11 PLANTING PLAN ....................................................................................................................................... 11 . PERFORMANCE ST ANDARDS .............................................................................................................. 11 SPECIES DIVERSITY ........................................................... ~ ......................................... 12 CONTROL OF NOXIOUS, INVASIVE AND NATIVE SPECIES WITH A TENDENCY TO OVERWHELM .............................................................................. 12 MONITORING ...................................................................................................... ~ .................................... 12 MAINTENANCE PLAN ............................................................................................................................. 13 CONTINGENCY PLAN ............................................................................................................................. '13 PERFORMANCE SECURITY ................................................................................................................... 13 REPORT LIMIT A llONS ............................................................................................................................ 13 Page 2 EXECUTIVE SUMMARY -. ... -This report presents the findings of a wetland analysis perfonned by Celeste Botha with The Riley Group for the Rainier Station Mixed Use development. The project is located on the west side of Rainier Avenue North between 559 and 625 Rainier Avenue North in Renton, Washington, including all of Parcel 4202401210 (22,680 square feet, 0.52 acres), 9564800170 (601 Rainier Avenue N, 80,200 square feet,1.84 acres), a portion of Parcel 9564800007 (245,500 square feet total, 5.64 acres); and Parcel 9564800175 (21.500 square feet total, 0.49 acres). A lot line adjustment is proposed to allow a portion of Parcel 9564800007 to be included in the mixed use application. An approximately 21,700 square foot Class 2 wetland is located within a ravine on the western property boundary of Parcel 9564800007. Class 2 wetlands are protected with a standard 50-foot buffer. Buffer averaging meeting the criteria of RMC ·3-20.32 f. is proposed, with buffer reduction proposed on the east side of the wetland and buffer compensation on the south side: Enhancement will occur within the reduced buffer area. The objective of this study is to present fmdings of the current wetland investigation and to explain the regulatory implications of the delineation and classification of any wetlands, as well as to propose compensatory mitigation for buffer averaging along the eastern wetland boundary adjacent to proposed development. The study area for this . investigation was confmed to the undeveloped areas adjacent to proposed and existing· site development activities. SITE DESCRIPTION Several businesses and parking areas are currently located on the eastern side of the property adjacent to Rainier Avenue Nqrth. These areas are comprised of mixed fill soils. Parcel 9564800007 is currently undeveloped and comprised of a ravine with primarily of coniferous forest on the slopes and a scrub:·shrub wetland that extends off site. to the west. A watercourse flows through this area; due to the mineral soils and lower base flow, there is no significant undercutting. Water was observed flowing in the watercourse during site visits in both August 2002 and February 2004, and therefore it is deemed to be perennial. The watercourse is routed . through a culvert beneath the commercial property to the east and Rainier Avenue, beneath Boeing Field and ultimately into Lake Washington. WEllAND DH.INEA TION On January 6, 2003, Ms. Celeste Botha with The Riley Group, Inc. (Riley) examined the study area for indicators of critical areas, such as fish and wildlife habitat conservation areas (including streams, areas occupied by sensitive, threatened, or endangered species) Page 3 .' and wetlands. Wetlands were identified based on the pr:esence of hydrophytic vegetation, hydric soil, and wetland hydrology using the method outlined in the 1997 Washington State Wetlands Identification and Delineation Manual (Washington State Manual), and following City of Renton regulations. The "routine on-site determination method" was used to make the wetlands determination. The routine method is used for areas equal to or less than five acres in size, or for larger areas with relatively homogeneous vegetative, soil, and hydrologic properties. During the study area evaluation, five detailed data points were located in distinct representative vegetation units in order to characterize the wetland and non-wetland communities. Several. of these data points were established on the eastern portion of Parcel 9564800007 that is part of the current application, but still represent the plant communities and. other wetland indicators present in the wetland. Field observations at each data point were compiled on preformatted Wetland Data Sheets, labeled 1 through 5. VEGITAllON Vegetation was evaluated across the study area to determine the presence of hydrophytic plant communities. Plant communities are considered hydrophytic when more than 50 percent of the dominant species in the plant community have a wetland indicator status of facultative (FAC+, FAC, & FAC-), facultative wetland (FACW+, FACW, & FACW-), or obligate wetland (OBL), as listed in the National List of Plant Species That Occur in Wetlands, Region 9 -Northwest (Reed, 1993 and 1988). The indicator codes for plant species are noted in Table 1. TABLE 1. PLANT INDICATOR CODES Indicator Code Obligate Wetland (OBL) -occur almost always in wetlands Facultative Wetland (F ACW*) -usually occur in wetlands Facultative (F AC*) -equally likely to. occur in wetlands or non-wetlands Facultative Upland (F ACU*) -usually occur in non-wetlands Obligate Upland (UPL) -occur almost always in non-wetlands Not Listed (NL) -no indicator status Frequency of Occurrence in Wetlands >99% 67-99% 34-66% 1-34% <1% * Note: F ACW, F AC, and F ACU also have + and -values to represent species near the wetter end of the spectrum (+) and species near the drier end of the spectrum (-). Dominant species were recorded as species comprising more than 20 percent of the plant community in each stratum (tree, shrub, and/or herb layer). SOIlS Anaerobic (saturated) conditions cause soils to form· certain characteristics that can be observed in the field. Hydric indicators include: the presence of a matrix chroma of 1 or Page 4 less in unmottled soil or 2 or less in mottled soil, gleyed soil, organic soils (peats and mucks), and the accumulation of sulfidic material. Soil pits were dug in each data point, using a shovel to depths of 16 to 18 inches below· ground surface (BGS). Soils textures were characterized using Natural Resources Conservation Service protocol, and examined for hydric indicators as. des.cribed by the.- Washington State Manual. Soil colors were identified-using a M\lnsell soil· color chart (Kollmorgen Corporation, 1988). Depth of soil saturation was recorded for each data point. Wetland Data Sheets are included in Appendix 1 . . Several secondary data points were examined .across the wetland/upland boundary in order to determine the approximate boundary line, although data forms were not completed at the secondary data points. The secondary data points were used to examine . similarities or differences in soils between major data points and to establish mapped soil unit boundaries. HYDROLOGY At each data point, observations of direct and indirect wetland hydrology indicators were evaluated and recorded. Under· normal conditions, hydrologic indicators are used to determine if the hydrology is either currently present or can be inferred from the guidelines provided in the Washington State Manual. These indicators include: recorded data, visual observation of inundation or saturation, watermarks, drift lines, sediment deposits, drainage patterns, local soil survey data, oxidized root channels, and water- stained leaves. . . . WElLAND CATEGORIZA nON Because the application was submitted and approved using the previous version of the City of Renton's classification system wetlands were categorized using that system. A summary of the vegetation, soils, and hydrology observed in the wetland and forested upland is presented below. Data forms are provided in Appendix A. VEGETATION The low-lying areas within the study area are dominated by black cottonwood (Populus balsamifora) and Pacific willow (Salix lasiandra) in the overstory and red osier dogwood (Cornus stolonifora) in the shrub layer. Red alder (Alnus rubra) is also present in the overstory. The ground layer is sparse in places but dominated in patches by various· invasive exotic species, including reed canarygrass (Phalaris arundinaceae), creeping buttercup (Ranunculus repens)and English ivy (Hedera helix), although native species including small-fruited bulrush (Scirpus microcarpus), piggy-back plant (Tolmiea menzies;;) and stinging nettle (Urtica dioica) are also present. The eastern edge of the wetland is filled with primarily debris and dominated by Himalayan blackberry (Rubus procerus) which has also invaded the eastern end of the buffer. A small watercourse was flowing froni west to east through the wetland. Data points 1, 2, and 6 represent this area. Page 5 r. ,\ The northern and southern wetland buffer areas are dominated by Douglas fIr (Pseudotsuga menzeisii) and big-leaf maple (Acer macrophyllum) with a diverse mostly native understory including Indian plum (Oemleria cerasiformis), salmonberry (Rubus spectabilis), Pacific blackberry (Rubus ursinus) and swordfern (Polystichum munitum). This community is represented by DP 4. The eastern boundary terminates at the base of a fIlled embankment. The fIlled embankment was created, likely many years ago, to create more graveled parking area for .the respective existing businesses. The wetland's eastern bound~ and vegetated portions of the buffer is dominated by Himalayan blackberry (Rubus procerus) and black cottonwood (Populus balsamifera). ' DP 3 represents an area that does not meet all three wetland criteria located at the toe of slope in the wetland within an area reserved for potential wetland creation. Neither hydric soil indicators nor direct wetland hydrology indicators were observed in this area, though it must be noted that hydric soil indicators are not easy to observe in sandy soils. Soils in this area are highly permeable coarse sands apparently deposited through seasonal stream flooding, raising the elevation just enough so as to appear not to meet the hydrology criteria. Stinging nettle (Urtica dioica) is dominant but otherwise vegetation in this area is sparse. Any wetland creation activities that may occur in the future within this area are not part of the Rainier Station mixed use development application. SOL5 The site is not mapped in the Soil Survey of King County Area. DPs 1 and 2 are located west of the property line. Soils at DP 1 have a dark organic/silt surface layer underlain by low chroma sand to 16+ inches. Soils at DP 2 further to the west are low chroma silt loam, which is mottled below 8-inches. Data sheet 6 includes a generalized description of vegetation within the on-site portion of the study area . . HYDROLOGY Direct evidence of wetland hydrology (i.e., inundation or soil saturation) was observed in DPs 1,2, and 5 at the time of our delineation. ' WElLAND DETERMINATION & CLASSIACATION Based upon presence of the three requisite criteria, one wetland is present as shown in Appendix 2. The wetland falls between classifIcation Categories 2 and 3. It meets Category 2 criteria (c) in that it lies within the headwaters of a watercourse, e.g., the small seasonal watercourse that flows towards the east. However, this watercourse is piped several hundred feet to Lake Washington and thus has minimal stream function. It also partially meets Category 2 (e) in that, although the eastern end of the wetland appears as though it was historically fIlled, the currently existing wetland area shows little evidence of human related physical alteration such as diking, ditching or channelization. The wetland meets criteria for classifIcation as Category 3 in that the eastern end has evidently been historically fIlled, is characterized in patches by invasive non-native plants in the ground layer and has a modifIed outlet (the watercourse enters a constricted culvert). However, the majority of the remaining on-site wetland can not be Page 6 accurately described as "severely disturbed" or "newly emerging", and thus on balance . " meets the city's criteria as a Category 2 wetland. " According to Renton Municipal code, the city will not accept a dual rating for a Category 2 wetland, such as a combined Category 2 and 3 rating, so the wetland is subject to the buffer and mitigation standards applicable to the Category 2 wetland rating. ~.". STREAM DEfERMlNA nON The flowing water feature" on the site is highly unlikely to support salmoruds. The primary source of hydrology is discharge from onsite wetland and upland environments, augmented by urban storm water supplied from the residential developments to the west. An extensive underground culvert system connects the water~ourse to the city's storm drainage system which ultimately discharges into Lake Washington several hundred feet to the northeast. The wetland lies within the floodplain of the watercourse, based upon sediment deposits throughout. " REGULATORY IMPLICA nONS Several Federal, State, and local regulations applicable to development proposals in and/or near wetlands and streams have recently undergone significant changes. A summary of applicable regulatory implications is given below. FEDERAL REGULA nONS WETLANDS Section 404 of the Clean Water Act requires approval prior to discharging dredged or fill material into the waters of the United States, including special aquatic sites such as wetlands. Typical activities requiring Section 404 permits are: • Depositing fill, dredged, or excavated material in waters of the U.S. and/or adjacent wetlands. • Grading or mechanized land clearing of wetlands. • " Placement of spoils from ditch excavation activities iiI wetlands. • Soil movement during vegetation clearing in wetlands. • Site development fill for residential, commercial, or recreational developments. • Construction of revetments," groins, breakwaters, beach enhancement, jetties, levees, dams, dikes, and weirs . • " Placement of riprap and road fills. Waters of the United States include the following: a. All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide. Page 7 " ·' b. All interstate waters including interstate wetlands. c. All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters:' 1. which are or could be used by interstate or foreign travelers for recreational or other purposes; or 2. from which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or 3. which are used or could be used for industrial purpose by industries in interstate commerce. d. All impoundments of waters otherwise defined as waters' of the United States under the definition. e. Tributaries of waters identified in paragraphs 1-4 above. f. The territorial seas. g. Wetlands adj'acent to waters (other than wetlands) identified in paragraphs .1-6 above. h. EPA has clarified that waters of the United States also include the following . waters: . 1. which are or would be used as habitat by birds' protected by Migratory Bird Treaties; or 2. which are or would be used as habitat by other migratory birds which' cross state lines; or 3. which are or would be used ~ habitat for endangered species; or 4. used to irrigate crops sold in interstate commerce .. Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of the CW A (other than cooling. ponds as defined in 40 CFR 123.11(m) which also meet the criteria of this definition) are not waters of the United States. It should be noted that we generally do not consider the following waters to be Waters of the United States. However, the Corps and EPA reserve the right on a case-by-case basis to determine that a particular waterbody within these categories of waters is a water of the United States. e. Non-tidal drainage and irrigation ditches excavated on dry land. f. Artificially' irrigated areas which would revert to upland if the irrigation ceased. Page 8 I g. Artificial lakes created by excavating and/or diking dry land to collect and retain water and which are used exclusively for such purposes as stock· watering, irrigati~n, settling basins, or rice growing. h. Artificial reflecting or swimming pools or other small ornamental bodies of water created by excavating and/or diking dry land to retain water for . primarily aesthetic reasons. _ . . . . . . . 1.. Waterfilled depressionscreatecCin diy land incidental to construction activity and pits excavated in dry land for the purpose of obtaining fill, sand, or gravel unless and until the construction or excavation operation is abandoned and the resulting· body of water meets the definition of waters of the UIiited States. (33 CFR 328 and Supplementary Information). The determination of applicability of Section 404 is the sole prerogative of the Corps of Engineers. Therefore it is advised that the Corps be notified of any proposed wetland alteration. . . WASHINGTON STATE REGlH..A nONS WETLANDS Washington State, through the Department of Ecology, has authority to issue Section 401 Water Quality Certification for projects that require individual Corps permits under Section 404. The purpose of the certification process, which is initiated through a Section 404 Public Notice and permit application, is to en~ure that federally permitted activities comply with the federal Clean Water Act, state water quality laws, and any other applicable state laws. STREAMS The state Legislature has given the Department of Fish and Wildlife the responsibility of preserving, protecting, and perpetuating all fish and shellfish resource.s of the state. To assist in achieving that goal, the state Legislature in 1949 passed a state law now known . as the "Hydraulic Code" (RCW 75.20.lO0-160). Although the law has been amended occasionally since it was originally enacted, the basic authority has been retained. The law requires that any person, organization, or government agency wishing to conduct any construction activity in or near state waters must do so under the terms of a permit (called the Hydraulic Project Approval-HPA) issued by the Washington State Department of Fish and Wildlife. State waters include all marine waters and fresh waters of the state. The major types of activities in freshwater requiring an HPA include, but ~e not limited to: streambank protection; construction of bridges, piers, and docks; pile driving; channel change or realignment; conduit (pipeline) crossing; culvert installation; dredging; gravel removal; pond construction; placement of outfall structures; log, log jam, or debris removal; installation or maintenance (with equipment) of water diversions; and mineral prospecting. A Joint Aquatic Resource Protection Application (JARPA) is required to apply for the HP A.· . Page 9 '. CITY OF RENTON REGULA nONS WETLANDS According to Renton Municipal Code 4.3.050 M, "The overall goal of any compensatory project shall be no net loss of wetland function and acreage and to strive for a net resource gain in wetlands over present conditions. The concept of "no net loss" means to create, restore and/or enhance a wetland so that there is no reduction to total wetland acreage and/or function." and "Where feasible, created or restored wetlands shall be a higher category than the altered wetland. In no case shall they be lower ... " The standard buffer width for Category 2 wetlands is 50 feet, which can be reduced by \ . 50% with buffer averaging consistent with RMC 3-20.32.f. STREAMS The City of Renton defines stream, creek, river, or water-course as, "any portion of a channel, bed, bank, or bottom waterward of the ordinary high water mark in which fish may spawn, reside, or through which they may pass, and tributary waters with defined beds or bank which influence the quality of fish habitat downstream. This includes watercourses which flow on an intermittent basis or which fluctuate in level during the year, and applies to the entire bed of such watercourse whether or not the water is at peak level. This definition does not include irrigation of ditches, canals, stormwater runoff devices, or other entirely artificial watercourses, except where they exist in a natural . watercourse which has been altered by humans or except where there are salmonids." At the time of application, there were no stream classification system or buffer requirements in the muniCipal code. . IMPACT AREA & BUFFER AVERAGING PROPOSAL .The existing buffer area at the east side of the wetland is nearly non-functional since the area lying within 50-feet of the wetland edge is comprised -of fill, debris piles and blackberries, as noted above. This soil material will not readily support desirable native vegetation. The effective buffer areas to the north and south are greater than 50-feet wide and primarily comprised of mature native forest and thus provide good buffer functions and values that compensate for the reduced buffer width at the eastern end. The applicant proposes to reduce the 50-foot wetland buffer on the east side of the wetland within the area of fill material to 25-feet, and to compensate for the 3,816 square feet of buffer reduction through enhancement of the remaining 25 feet of buffer adjacent to the wetland as well as through buffer compensation totaling 3,825 square feet south of the southern standard 50-foot buffer, as shown on Figure 1. MmGATION PLAN SUMMARY The mitigation plan is comprised of the following sections: 1. A definition of mitigation goals, and a description of how this plan is designed to meet these goals; 2. Implementation plan; 3. A planting plan; Page 10 -------..--- --- / / / 4. Performance standards, which are tangible standards against which results can be compared; 5. A monitoring plan, which explains how the data will be collected to compare against the performance standards and evaluate success; and, 6. A contingency plan for making mid-course corrections in the event of problems. MffIGA TION GOALS The goal of this mitigation plan is to compensate for buffer impacts through enhancement of approximately 3,800 square feet within the reduced buffer. Enhancement of the averaged wetland buffer east of the wetland involves invasive species removal, removal of fill material and backfill with appropriate planting soils followed by dense planting of native vegetation, as shown on-the attached Planting Plan. IMPLEMENT A nON PLAN In order to ensure that the following implementation activities occur as intended, a pre- construction meeting shall occur with the landscapers and the project biologist or landscape architect. During this meeting, the biologist shall review the planting material to ensure that it is as specified and that the crews understand the details of this planting plan. Construction (including grading, invasive species removal, followed by application of suitable topsoil and mulch or other soil erosion protection) MUST occur during the dry months, from June through mid-October. Planting of potted material must occur in October through November. Planting of bareroot material must occur between December and February. PLANTING·PLAN The planting plan is shown on the attached Buffer Enhancement Planting Plan prepared by AHBL dated August 4, 2006.' . PERFORMANCE STANDARDS The following table describes the perfoimancestandards that must be met within the restoration area throughout the monitoring period. TABLE 3: PERFORMANCE STANDARDS Criterion Yearl Year 2 Year 3 Year 4 YearS Native plant cover (%) overall 30 -40 45 to 75 65 to 85 100 100 Native plant cover (%) 10-20 20-30 40-60 100 100 emergent/grassland areas Native woody plant cover (%) 10-20 20-30 . 30-50 50-75 75 -100 forested areas Non-native, invasive plant cover (% ) (see below) Plant survivorship 100 80 80 80 80 Page 11 I I Species diversity (see below) SPECIf5 DIVERSnY The following minimum standards apply to species diversity of plants, including both planted and volunteer species, within the various strata(greater speciesAiver~iJy in each -strata iS~llcouraged) for~-areas exceeomg 4,300 squarefeef(fewer species may be used for smaller areas): • trees = 3 species • . shrubs = 4 species • ground covers = 2 species CONTROL OF NOXIOUS, INVASIVE AND NATIVE SPECIf5 WITH A TENDENCY TO OVERWHflM Noxious weeds (identified on state noxious weeds lists) including giant and Japanese knotweeds (Polygonum sachalinense, P. cuspidatum) must be entirely eliminated from the site throughout the monitoring period. . Reed canarygrass (Phalaris arundinaceae), Scot's broom (Cytisus scoparius), thistle (Cirsium spp.) and Himalayan and evergreen blackberries (Rubus discolor, R. laciniatus), must be eliminated prior to planting and thereafter strictly controlled and may not exceed 100/0 total cover per species (i.e., up to 10% cover of each species may be allowed) throughout the monitoring period. MONITORING Monitoring must be performed annually for a total of five years. Year 1 of the mitigation monitoring period will commence on the month that construction within the mitigation area is completed. Overview photos must be taken to document overall appearance of the mitigation area before, during, and after construction. Photographs· must also be taken during each monitoring period so that progress can be tracked from year to year. Specifically, the monitoring protocol will consist of the following: • Evaluate plant cover and cover from undesirable species; • Evaluate survivorship; • Visually assess and record wildlife use. Maintenance, monitoring and reporting will occur per the following schedule: TABLE 4: MAINTENANCE & MONITORING SCHEDULE Biannual Monitoring Visit Formal Monitoring Maintenance Visits Report due to City by: Between May 1 and Between August I and November 30 July 15 AND September 30 Between September I and October 30 Page 12 MAINTENANCE PLAN Maintenance is expected to be necessary. Invasive, undesirable plants will be weeded by hand . . CONTINGENCY PLAN If monitoring results indicate that performance standards are not being met, it may be necessary to implement the contingency plan. Plant attrition can be remedied by evaluating the cause, and replanting with either the same or a more appropriate approved species. Any tree or shrub that is 50 percent or more decadent (i.e., partially dead) will be considered dead. If the cause of an unacceptable level (exceeding 20 percent) of plant attrition is determined to be due to . wildlife damage, a detailed plan to prevent such future losses will be prepared by a qualified biologist. PERFORMANCE SECURITY The City of Renton may require a performance security. A Bond Quantity Worksheet is located inAppendix 2 for use by the city in determining the mitigation bond quantity. REPORT LIMIT A nONS· Work for this project was performed, and this report prepared for IDA Group, LLC, in accordance with generally accepted professional practices~ This report is not meant to . . . represent a legal opinion. No other warranty, expressed or implied, is made: Page 13 I REFERENCES Hitchcoc~ C.L., and A. Cronquist. 1973. Flora of the Pacific Northwest. Univ. of ..... . WashingtonYress, Seattle. ~.-.... -... . King· CoUnty ·Planning Division. 1986. King County Wetlands Inventory Notebook, Volume 2 East. King County, Washington. Sensitive Areas Map Folio, December, 1990. Metro King County Website. GIS Center. , www5.metrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=overview& Client .... Microsoft TerraServer Imagery. http://terraserver.homeadvisor.msn.com Munsell Color. 1992. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, MD. Reed, P.B., Jr. 1988'. National List of Plant Species that Occur in Wetlands: National Summary. U.S; Fish and Wildlife Service, Washington, D.C. BioI. Rpt. 88(24). 244 p. 1993 Northwest Supplement, Region 9, December 1993. Snyder, D.E., P.S. Gale, and R.F. Pringle. 1973. Soil Survey of King County Area, Washington. U.S. Soil Conservation Service, Washington, D.C. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. ,Soil Conservation Service, Washington, D.C .. Soil Conservation Service. 1987. Hydric Soils of the United States. In cooperation with the National Technical committee for Hydric Soils. U.S.D.A. Soil Conservation Service, Washington, D.C. U.S. Fish and Wildlife Service. 1993. Northwest Supplement to National List of Plant Species that Occur in Wetlands: Region 9. BioI. Rpt. 88(24). Washington State Department of Ecology. 2004. Revised Washington State Wetlands Identification and Delineation Manual. Ecology Publication #04-06-025. Page 14 .. APPENDIX I: WElLAND DEfERMINA nON DATA FORMS Page 15 DA T A FORM 1 (Revised) Routine Wetland Detennination (WA State Wetland Delineation Manual or 1987 Coros \\'etland Delineation Manual) Project/Site: Ifl hade{{ R~h-l7rh . Applicant/owner: A1 ~tl'efr Investi!!ator(s): C~ ~ Do Nurmal Circumstances exist on the site? Is the sile significanlly disturbed (alypic:1l situ:ltion r~ [s the Mea a potential Problem Area'~ Explanation of arvpical or problem area: (fij)'. no yes @ ~ y~ VEGETATION (For strata. indicate T = tree: S = shrub; H = herb; V = vine) Date: o/ICJ 102- County: St:lte: srrlR: /<t'rl, Community 10: Transect 10: D P -I Plot 10:. ~t,r;J.·· '-r~~ h .. ,111 ~f;;V~--1 A~ ... tX ....... / ! Dominant Plant Species Stratum Ck cover Indicator Dominant Plant SoeCies Stratum Ckcover . IndicalOr . ro~ (It-(.f1,IIL-.~J ({ y-('(!(t.e;r-~O ch I . ./. -s If; (')rh' cli ~ / /0 /0 J A'7~' ~'I' u ~ . . .. ' /.1 .. V{ .-r-1 /1 ! : i HYDRQPH\'TIC VEGETA T10~ [l';'DICA TORS: 9C of dominants OSLo FAC\\'. &: FAC /00 Check all indicators that apply &:. explain below: Visual observation of plant species growing in are:lS of prolonged inundation/saturation Morphological adaptations Technical Literature FA£lf Clue J .. /tCT .J J:=A .. t::vV PhysiologicaUreproductive adaptations Wetland plant database 1+ :){j Personal knowledge of regional plant communities Other (explain) ~JI.J- Hydropbyticvegetation present? Rationale for deCisionlRemMks: DO HYDROLOGY Is it the: growing season? c9 no t....r.--:- Based on: tJ·..fjJ~) soil temp (record temp ____ ) other (explain) Water Marks: on Drift Lines: yes ~ Sediment Deposits: yes.~ yes ~ Drain.J2e Patterns: (!'\'esi/ no . -~. Dept. 'of inund:ltion: inches / --t;o,' Oxidized Root (live roots) Channels < 12 in~;e~') no' Local Soil Survey: yes V Depth to free water in pit: ==-inches Depth to saturated soil: . __ inches Check all that apply & expillin below: Stream. Lake or gage data: __ I \ AlY--V' -I Aerialphotoeraphs: Other: WetJand hydrology present? Rationale for decisionlRemarks: /\'es') (-/ ~ .... ---.. , F AC Neutrlll: 'Yes ~ Wllter-srained Leaves yes In()'):, , .~ Other (expillin): DO SOILS Map Unit Name ___ ....;.... ______ --Drainage Class _________ _ (Series & Phase) Field observations confirm Yes No Taxonomv (subarou rna d e? Profile Description Depth Horizon Matrix color Mottle colors ~tottle abundance _ Texture.concretions. =-.•.. Drawing of soil-_.. . .. --.. --~--~ .. --. - . (inches) .. --~ . --.-(Munsell---(Munsell site &: contraSt .. structure. etc. profile .. -_. moist) moist) (match descri~tion) (J-7 A--. !DY!<5// --.J ff-YtJrLtU ~ X II- 7-1/ /3 IOYR?f1 /~5" , I / I-/h~· ~ li}iY~)/i {5 I . -... Hydric Soil Indicators: (check all that apply) !. ., .. ,. t-:;.~~ ~.:: _Histosol .... _. __ Matrix chroma ~ 2 with mottles __ Histic Epipedon _ Mg or Fe·Concretions -fe-_ Sulfidic Odor __ High Organic Content in Surface Layer of S~dy Soils . __ Aquic Moisture Regime __ Organic Streaking in Sandy Soils / Reducin2 Conditions _ Listed on ~ationallLocal Hydric S'-"ils List Z Gleved ~r Low-Chroma (=1) matrix Other (explain in remarks) Hydric soils present? _(!V no .. Rationale for decisionlRemarks: I \Vetland Determination (circle) . Hydrophytic vegetation present? ~ no (3 Hydric soils present? ye·s . no Is the sampling point no Wetland h\'drolo!!v present'? I es no within a wetland? RationalelRemarks: ~ .. . .--~ NOTES: Revised 4197 • Project/Site: RII'''''''~Y-, ~ Appl ic3nt/own~r: AlAtJde{f- In\'csti!:ator( s): ~ 9fD --rt...A.. DATA FORM 1 (Revised) Routine \Vetland Determination (WA State \Vetland Delineation Manual or 1 orps e an e meatlon. anua 987C Wtl dDr . M Il ~. . Do Nunnai Circumst61nces ~xist on the site? (f§) no Is the site signific:mtly disturbed (atypical situation i'~ y~ ~ Is the :area a potential Problem Area'? y~ 0 Ex.~lan61tion of atvpical or problem area: VEGETATION (For strata. indicate T = tree: S = shrub: H = herb; V = v!ne) Dat~: 8'/1'1/ () ~ County: ICt~7 State: srrlR: Community 10: . Transect 10: D?-L Plot ID: f'1/P~, N-~ . DQminant Plant S~cies Stratum ~ co\'er Indicator Dominant Plant Species Stratum ~ co\'er 'Indk61tor i#Ur r11c1dV r ~O '~ I IrfAI! At· J+ 10 ~Af/ / , /0r-r.1 f'r)rn -brJ "FACU ~A,u ,eA'LL It:) PMW I ) -r FA-C-~ J-' v. 7 ~ IslA~ ht.k -r . v-h . /(J I , / I~cu , K,'6es ~ ~ IPA-c+ FMal r NL 111"1 J 0 RubIA .-.--.J J I ~c 1 10 f74-(-k. .7 () 1m menZ--/0 ~A-L II ~/ ~ I 1Zuhu hsc.. /0 FIt-~t.t Que ~. PAcWt HYDROPHYI1C VEGETA TlOS INDICATORS: ./ ., . ~ -, -% of dominants ·OSL. F.o\CW. &: FAC 100~: .. .- Check all indic61tors that apply &: expl~in below: -.' Visual observation of plant species growing in Physiological/reproductive adaptations -areas of prolonged inundation/satur:ltion .-\\"~tland pl:mt database --Morphologic:lI adaptations --P~rsonal knowledge of regional plant communities --Technical Literature . Other (explain) ; H~'drophytic vegetation present? .~ no Rationale fordecisionlRemarks:. --. HYDROLOGY Q Is it th~ growing season? 'no Water Marks: yes ~ S~dim~nt Deposits:~ no ' f, Jtf '. on Based on: Drift Lines: r-J Drain.lge Patterns: (~ no 1'. r ,.-t soil temp (record t~mp ). yes ~ other (explain) Dept. of inundation: ' . ~ ~inches Oxidized Root (Ii\'e rootS) Local Soil Survey: yes(]5p , ,UH-J-Channels < 12 in./~ 1 no Depth to free water in pit: inch~s F AC Neutral: . 'c'-"'" '"'='" Water-stain~d Leaves yes:~ -' ye~,c,.~ --Depth to saturated soil: ,-inches : <--:..:. '\::;:-;\ . Check all that apply & explain below: .. ;: . Othef.',(.~xplain): , . Stream. Lake or gage data: --Aerial photoeraphs: ;.:i., Other: Wetland hydrology present? ;,.,-, ,(5) no Rationale for decisionIR~marks: c-:. ...... I SOILS Map Unit !'lame _______ ----- (Series & Phase) . Profile Description Depth Horizon Matrix color Mottle colors _.' . (~n~~es) -, (Munsell· ," '(MunSell ,-' -.. - moist), moist) ~/~ A-2/51",$/1 .~ ~ f )};Yrli X"-/~ :5",/ 3// I f I ' Hydric Soil Indicators: (check all that apply) __ Histosol __ Histic Epipedon __ Sulfidic Odor __ Aquk Moisture Regime _ Beducine Conditions ~ Gleyed ~r Low-Chroma (=1) matrix Hydric soils present? ',~ no' Rationale for decisionlRemarks: \Vetland Determination (circle)-- Hydrophytic vegetation present'? Hydric ,soils present'? Wetland hvdrolo!!V present?' RationaJeJRemarks: Q no ~. no ~ no Drainage Class ________ _ Field observations confirm Yes No rna d ? :\lottle abundance ----. , Drawing of soil --' size & contrast Texture.concretio!!s .. -_ structure. etc. ., profile / " ~riX chroma S 2 with monies _ Mg or Fe Concretions (march de~ription) __ Hieh Oreanic Content in Surface Laver of SandY Soils --. -.. __ Organic Streaking in Sandy Soils _ Listed on ~ationallLocal Hydric Soils List Other (explain in remarks) Is the sampling point within a wetland? 0 no ~--------------------------------------~----~------~;~'~------~~----------------~ NOTES: Revised 4197 • • DATA FORM 1 (Revised) Routine \Vetland Detennination (WA State \\'etland Delineation Manual or '19 orps et an e meatlon. anua 87C W I dD r M n Project/Site: ~ I~ Appli<,nlfowner: /!Irlt:' of ~ Investicator(s): ~ Dat~: ?/I7'/02- County: [~ State: srrlR: Do Nurmal Circumstances ~ltist on the site? \·~s no Community ID: D?-3 Is the site significantly disturbed (atypical situation r~ y~s G9I Transect ID: Is the area a potential Problem Area? yes ~ PlotlD: N~ IvAl -/3 Explan:nion of atvpical or problem area: VEGETATION (For strata, indicate T = tree: S = shrub: H = herb; V = vine) Domin:lnt Plant Species Stratum Ck cO\'er Indicator Dominant Plant Species Stratum ex cover 'Indicator ~rOOkd lu'~. L-~ I &'0. -Flt-Gfj (Jr-h ' AtO/' 1+ 6-CJ ~i-, ('~r-I' J-/ T JJL- S~ ltuA . -r 5 Pfo/:W+-A-1I1t4 /2,/, , !-I--T ~ ./ : . S:t.~ yace. S T ~ Ci;-YYl o/r;-{ ~ T i..f1tcW·· m'DROPH\'TIC VEGETA no~ 1!'i'DICA TORS: 9C of dominants OSLo FACW, & FAC Lo.O" : Check all indicators that apply & ~xpl:ain below: " Visual observation of plant species growing in PhysiologicaUreproductive adaptations --areas of prolonged inundation/saturation --\\' etland plant database --Morphological adaptations --Personal knowledge of regional plant communities --Technical Literature Other (explain) Hydrophytic vegetation present? & ,no :: Rationale for decisionlRemarks: " HYDROLOGY Is it the growing season? gJ no Water Marks: yes ~ Sediment Deposits: yes'~ Based on: JItl on "r: soil temp (record temp ) Drift Lines: yes & Drainage Patterns: yesi~ other (~xplain) .' Dept. of inundation: --inches WJ~ Oxidized Root (live ~ Local Soil SUT\'ey: y~S(~ Channels <12 in. ves no) Depth to free water in pit: -=-~nches [vu/}YI F AC Neutrill: " yes ~~\ W ater-stain~d Leaves yes & Depth to silturat~d soil: -tnches Check all thilt apply & explilin below: Other (explilin): -: - Stream, Lake or gage data: --Aerial phot02raphs: Other: Wetland hydrology present? yes ~ "', . " , Rationale for decisionIR~marks: 'r /!'f r:tff1R -1 6-(,1-1 .. (' r: ,-:-: ... " ('(1; "L,,·L1 6~?' tA/f.f !bUtT ..t:..-rj/..;; ./ /~;~: ?,.( ~} I 11_"// r"/"~ ~ ........ J IJ / . . SOILS • Map Unit ~ame ___________ _ Drainage Class _________ _ (Series & Phase) Field observations confirm Yes No ) rna d ., Profile Description Depth Horizon Matrix color Mottle colors ~tottle abundance Texture. concretions;~ ~ --Drawingof-soil- (Munsell-. .-. ----------------~ .,. --, - (inches) ._-_.---.-(Munsell size&: contrast structure. etc. profile -" ---- moist) moist) (match descrigtion) 0-/;; 2,0//~/2---c!.v It -s I ... ;-:-. Hydric Soil Indicators: (check all that apply) _Histosol· ~ Matrix chroma S 2 with monies __ Histic Epipedon __ Mg or Fe Concretions __ Sulfidic Odor __ High Organic Content in Surface L:lyer of Sandy Soils _ Aquic Moisture Regime __ Organic Streilking in Sandy Soils __ Reducing Conditions __ Listed on ~ationallLocal Hydric Soils List _. __ Gleyed or Low-Chrom:l (=Umatrix . Other (explain in remarks) Hydric soils present? . yes . {]# Rationale for decisionlRemarks: . ; \Vetland Determination (circle) Hydrophytjc vegetation present? ~ no Hydric soils present? yes Ciih Is the sampling point yes B Wetland h\'drolo!!v present? yes fnQ/ within a wetland'? RationaJeJRemarks: ~ . , ~ NOTES: . Revised 4197 ,DATA FORM 1 (Revised) Routine Wetland Detennination (WA State Wetland Delineation Manual or 19 orps et an e meatlon. anua 87C W I dOl' M n ProjecllSite: J( tLl"YU ".er /~ Date: f) I ff / ()2-. . Applidnllowner: 74..( ~,~ J -elf-County: St:ue: In\'eSlie:llor( s): 13:c>7tz~ .. srrlR: Do Nurmal Circumstances exist on the site? -.~ ~. Community 10: DP-'I Is the site si8nific:mtly disturbed (atypical situ:llion r~ yes T~nsect'ID: Is the ~ea a potential Problem Area? yes Plot 10: ~;.,pjA Explanation of atypical or problem area: -. N IJ. /I(JA ,VEGETATION (For strata. indicate T = tree: S = shrub: H = herb: V = vine) ~ Dominant Plant Species Stratum Ck cover Indicator' Dominant Plant Species . Stratum 'k co\'er 'Indicator klV1V . VIJ../)'ff T SO /3tt:..-- .-/~L' W,'" 1-/-40 NL- !DY\AI /0 tVL- ... -.. ,S' f FArJJ (I) L-UY1 ~ H ) O~L ,~ .. ~) ft._".'"!' 1.-//)..,(.l2-. 1<,1;1 I I ~h-r-fAC+-"\ !<J~ .. t~ \/ /0-P!iM· .. /1;//--I r,~1-1P FIls c:2(') f'foa,{ " HYDROPHYTICVECETA TIO~ l~DICA TORS: 6() -. 9C of dominants OBL FACW. &: FAC Check all indicators that apply & expl~in below: .. Visual observation of plant species growing in PhysiologicaJIreproductive adaptations --areas of prolonged inundOltion/sOlturation --\\' ~t1and plant database --. Morphological adaptations --Personal· knowledge of regional plant communities ---Technical Literature Other'Cexplain) Hydroph~1ic vegetation present? yes (3 Rationale for decisiorilRemarks: -- HYDROLOGY .---.. ...... ~ . 'Is it the growing season? @ (yes no Water Marks: . yes (~ Sediment Deposits: yes i,~ r, -r:~-on -.~- .Based on:' /); ;1./..£ soil temp (record temp ) Drift Lines: ~ DrainJge Patterns: i yes 'no ves !'no other (explain) . '~ .. Dept. of inundation: . Oxidized Root (live roolS.~ -.::::::::::-i nc hes LocOlI Soil Survey: yes V /' ...:=. inches dJrJ.J Iv Channels < 12 in. ves (no Depth to free water in pit: F AC Neutral: . yes (!§) Water-stained Leaves yes/nO-----) Depth to saturated soil: . -inches 1J;y) 1/ ~ Check all that apply & explain below: Other (explain): Stream. Lake or gage data: --Aerial photO!~ra~hs: Other: Wetland hydrology present? yes nOi Rationale for decisionIRemarks: L/ I SOILS Map Unit ~ame ___ ---________ _ Drainage Class ______ ....;... ____ ~ (Series & Phase) Field observations confirm Yes No Ta~onom\' (suborou rna d e? Profile Description Depth Horizon Matrix color Mottle colors ~tonle abundance . Texture. concretions. . .~ PJ:awingof soil'· . size~&'c:olitrast-." . . _ . . . , (inches) . , . .(Munsell-,~ (Munsell' -~. ' structure. etc. profile .. --"~ <" --.. -~ -,-. moist) moist) (match de~riRtion, {)//&f ;1--IDYl< 3/i-~1/fAA' 114 A. -' JlA":iI:. . Stll1d . I Hydric Soil Indicators: (check all that apply) " / Matrix chroma S 2 with monies __ Histosol __ Histic Epipedon _ Mg or Fe Concretions __ Sulfidic Odor _ High Organic Content in Surface Layer of Sandy Soils __ Aquic Moisture Regime __ Organic Stre:lking in Sandy Soils _ Reducing Conditions _ listed on ~ationallLocal Hydric Soils List _ Gleyed or Low-Chroma (=1) matrix Other (explain in remarks) Hydric soils present? _~ no Rationale for decisionlRemarks: . \Vetland Determination (circle) Hydrophytic vegetation present? yes a;; ® Hydric soils present? ®) ., Is the sampling point yes no Wetland h\'drolo~v present? yes (nQ) within a wetland? Rationale1Remarks: . • :; NOTES: fw.y ~. Iv dty ~ tJ)-tU2-.. ~ ~ Revised 4197 .' .. DA t A FORM 1 (R~vised) Routine Wetland Determination (\VA Statc;""etland Delineation Manual or 1987 Corps ""etland Delineation Manual) Project/Site: .fl1 /uJ.~ Applic:mt/o\l,-nc:r. . W/L. , .~': ~. : ..... Date:: 2,./ I q 0 l.f County: SUle: In'l."eSli~:1[orts): C,-~~ srrlR: Do Normal Circ:umst3nces exist on the site:' ~' no Com~unitY,ID;.A / lAI72VP.'U ", Is the ~ile Siptifigullly disturbed (atypic~ situationl~ yes <:::iiY Tr:lnsect 10. IV, {' 0--, ~;::.., . Is the ~ apolenti.lI Problem Area? yes ® PIOI ID;r;,'.oi, . ....d /} /I ~ L :~. __ ., E.x1l1a~lion of at\'pi'ciJ or P!Oblem area: v ~ ~~ --: VEGETA nON (For strata.. indic.ne T = tree: S = shrub: H = herb; V = vine) "U v; Domin:1nt Plant Species Str:ltum' ~ lti~ '~nt ~~tu: I '--. /0 L./o <:;:?;:.A:n f ' < ,v'T LA!'l.1c ,<lO. HYDROPHYTIeVEGETATIOS I!\"DICATORS: q. of dominants OBL FAcw. &. FAC rOD \ Check ~I indicators lhat :1i'Ply &. expl~in below: Visual obsen"ation of pl:ml species growing in are:lS of prolonged inund:1lionls:1tUr:llion MOtphologic:l1 aciapt:1tions Tedlnic~ Literature ++ P/tONf"" rw (/ . Physiologicallreproducth'e :u:i:1putions . \\" etland plant database 'k cc:"'er. ''''10 /0 I T T T P.ersonal knowledge of re~ion:11 plant communities Other (explain) H~'drophytic vegetation present? . Rationale fordecisionlRett1aiks: Q:jJ no IndiQtor H4r.M/ t:=k"JA/ OBL - P,46+- PAL.- HYDROLOGY --. Is it th~ gro\1,-ing se:1Son? yes ~ Water Marks: yes eJ S~dirnent ~posits~ no Based on: ~SOil temp (record temp ___ ) ~nrift Lines: yes C;; Or:lin:lge Patterns~ -no ~ __ ~ __ ~====~ot~h~er~(~e~x~pl~a~in~)~ ______________ ~~ __________________ ~~ ~ Dept. 'of inund:1tion: -L-inches Oxidized Root (he roo.w" Loc:l) Soil Survey: yes (nO) Channels c::: 12 in, \'es (,ftO ) ~. Depth to fr~ water in pit: ~ inches lv,J..J.f/ I -. FAC Neutral: . yes C§) Water-stained Le:l\'es yes ~ Depth to saturated soil: . 0 inches i.; ~ Check all that apply & explain below: Other (explain): StrUm. Lake or gage data: __ __ Aerial photo!raobS: . Other: Wetland hydrology present? yes no Rationale for decisionIRemarks: . ~. (,,--0 / ~t ;8t"-u.. N1~ SOILS Map Unit Same _...,.-__ ~----______ _ (Series &:. Phase) Ta.~onom\· (sub!ZT'oU Prome D~ription Depth Horizon Matrix color Monle colors (inches) (Munsell CMun.~U _ . , .. -:'moist) moist) /otl("$/ , Hydric Soil Indicators: ,(check all that apply) _Histosol _ Histic: Epipedon _ Sulfidic Odor _ Aquic: Moisture Regi~ _ R~duc:im~ Conditions _ Gleyed or Low-Chrorm (=1) matrix Hydric soils present?, .. ® DO Rationale for dec:isionIRemarks: / \Vetland Determination (circle) Hydroph~ lie vegetation present? Hydric soils present? Wetland h\'drolo!!V 'present? RationaleIRemarks: SOTES: , (TeY no ~ no aesL ·no - I (fI' braina~~ Cl~ _________ _ Field observations. confirm Yes No rna d '! ~lonl~ abundance sizc,& contrast, Texture. conc:n:tions. " smsc::tUTe. etc. ', .. -' ... Dra\\'in!! ofsoil ' _. ---prOfii~'--. =-: ~ - ; •. j .... ~atriX chroma S 2 with mo~les ' '~ Mg or Fe Concretions . (match de!;cription) __ High Organic Content in Surface L:lyer of Sandy Soils _ Organic Stre:lkingin'Sandy Soils ' _ Listed on ~&ltioria11LocaJ Hvdric Soils List . Other (explain in remarks) • } Is the sampling: point within :l wethmd~ ....... Revised 4197 APPENDIX 2: BOND QUANTI1Y WORKSHEET Page 16 l Bond Quantity Worksheet for Sensitive Area Mitigations Project Name: Rainier Station Multi-Use Buffer Enhancement Date: 8/4/2006 Project Number: Location: . 505 Rainier Ave N, Renton, WA Contact Name: Celeste Botha Address: Wetland Permitting Services, 2025 S. Norman St., Seattle, WA 98144 Applicant Name: JDA Group, LLC Address: 95 S Tobin St., Suite 201 , Renton, WA 98055 PLANT MATERI,4I~: Plant Material prices include labor, installation, contractors' markup and sales tax, but don't include delivery and are based on the Kin~ County Bond Quantity Worksheet. TREES Scientific Name Common Name Unit Price Qty Unit Price Qty Unit PricE Qty Unit PricE Qty Total 4" pot 1 gallon 2 gallon 5 gallon Cost Abies grandis* grand fir $ 25.00 $ - Acer macrophyllum big leaf maple $ 8.35 $ 10.54 5 $ 25.36 $ 52.70, Alnus rubra Red alder $ 8.20 $ , - Arbutus menziesii Pacific madrone $ 9.48 $ - Betula papyrifera paper birch $ 8.20 $ - Fraxinus latifoJia Oregon ash $ 8.20 $ 12.04 $ - Picea sitchensis* Sitka spruce $ 8.52 $ 12.68 $ - Pinus contorta* Shore pine $ 8.52 $ 12.68 $ - Pinus montico/a* Western white pine $ .8.52 $ 12.68 $ - Populus tremuloides quaking aspen $ 5.00 $ 12.68 $ - Populus trichocarpa black cottonwood $ 8.52 $ 12.04 $ - Prunus virginiana bitter cherry $ 8.52 $ 12.04 $ - Pseudotsuga menziesii* Douglas fir $ 8.52 $ 12.04 10 $ 25.36 $ 120.40 Taxus brevifoJia* Pacific yew $ .5.00 $ 12.04 $ - Thuja plicata * western red cedar $ 8.52 $12.04 $ 30.36 $ - Tsuga heterophylla* western hemlock $ 8.52 $ 12.35 $ 25.36 $ - Comus nutalli western dogwood. $ 20.00 $ - $ - Most plant prices are from King County Bond Quantity Worksheet $ - TOTAL .TREES: $ 173.10 Rainier Vista BQW 080406.xls Sensitive Areas Bond Quantity Worksheet Page 1 All . : SHRUBS Unit Price Unit Price Unit Price ; Scientific Name Common Name ' 4" pot Qty 1 gallon Qty 2 gallon Qty , Other Qty , Acer circinatum vine maple $ 13.54 5 $ 12.04 ' ' $ 67.70 Ame/anchier a/nifo/ia' serviceberry $ 13.54 $ 12.35 , ' $ - Berberis aquifolium . tall Oregon grape $ 12.68 $ - Berberis nervosa short Oregon grape $ 8.84 ' , $ - Comus stolon if era red-osier dogwood $ 8.20 56 $ 12.04 $ 459.20 Corylus comuta hazelnut $ 8.52 $ 12.04 ~ $ - Crataegus douglasii black hawthorn $ 8.20 $ 12.04 , $ - Gaultheria shallon salal $ 1.89 . $ 8.84 " I $ , , - Holodiscus discolor $ 8.52 . $ 12.04 ' , $ ocean spray - Lonicera involucrata black twinberry $ 8.52 58 $ 11.40 ' , $ 494.16 Myrica gale sweetgale $ - Oemleria cerasiformis Indian plum $ 8.52 $ 12.04 $ - Oplopanax horridus Oevil's club $ 8.84 $ 12.68 $ - , Philadelphus lewisii mock orange $ 8.52 $ 11.40 $ - Physocarpus capitatus Pacific ninebark $ 8~20 $ 12.04 $ - Prunus virginiana choke cherry :. $ - Pyrus fusca western crabapple $ 8.20 $ 12.04 $ - Rhamnus purshiana cascara $ 8.20 7 $ 12.04 $ 57.40 Rhododendron macrophyllum Pacific rhododendron $ 9.17 $ - Ribes bracteosum stink currant $ 8.20 $ - Ribes lacustre prickly currant $ 8.84 ' $ .- Ribes sanguineum red-flowering currant $ 8.84 $ - Rosa gymnocarpa Wood rose $ 8.52 $ 12.68 ,$ - Rosa nutkana Nootka rose $ 8.52 45 $ 12.04 I' $ 383.40 Rosa pisocarpa clustered rose $ 8.52 $ 11.40 ,$ -I Rubus leucodermis black raspberry $ - Rubus parviflorus thimbleberry $ 8.52 $ - Rubus spectabilis salmonberry $ 8.20 37 $ 12.04 $ 303.40 Salix geyeriana Geyer willow $ 8.20 $ 11.40 $ - Salix hookeriana Hooker's willow $ 7.89 $ 11.40 ;$ - Salix lasiandra Pacific willow $ 8.20 $ 11.40 '$ - Salix scouleriana Scouler willow $ 5.00 ;$ - Salix sitchensis Sitka willow $ 8.20 $ 11.40 $ - Sambucus racemosa red elderberry $ 8.52 28 $ 12.04 $ 238.56 Sofbus sitchensis Cascade mountain ash $\ " - RainierVista BQW 080406.xls Sensitive Areas Bond Quantity Worksheet Page 2 All , ~ Symphoricarpos albus snowberry $ 8.20 28\ $ 12.04 $ 229.60 Vaccinium ovatum evergreen huckleberry $ 8.84 $ Vaccinium parvifolium red huckleberry I $ 2.91 $ 10.45 $ TOTAL SHRUBS: $ 2,233.42 Ferns/Herbs $ Scientific Name Common Name Unit Price Qty Unit Price Qty Unit PricElQty Qty 4" pot 1 gallon 2_9allon Athyrium filix-femina lady fern $ 13.86 $ Blechnum spicant deer fern $ 13.86 $ Dryopteris expansa shield fern $ 13.54 $ Polystichum munitum western sword fern $ 13.86 140 $ 1,940.40 Pteridium aquilinium bracken fern $ 13.86 $ Tellimagrandiflora Fringecup $ 3.45 82 . J. $ 13.86 $ 282.90 TOTAL FERNS: \ $ 2,223.30 IN~TALLATION COSTS~ LABOR~-EQUIPMENT:-OVERHEAD & PROFIT) Type Unit Price \ Unit Total Compost, vegetable, delivered and spread $ 37.88 \ CY 30 $ 1,136.40 Decompacting till/hardpan, medium, to 6" depth' $ 1.57 \ CY $ Decompacting till/hardpan, medium, to 12" depth $ 1.57 I CY $ Fertilize, slow release tablets, 30gm/tree $ 3.21 \ Each $ Hydroseeding $ 0.51 I SY $ Labor, general (landscaping) $ 25.00 I HR (Planting labor costs included above. See note pg 1) Labor, general (construction) $ 37.00 I HR 60 $ 2,220.00 Labor: Consultant, supervising $ 120.00 \ HR 15 $ 1,800.00 Labor: Consultant, on-site re-design $ 95.00 I HR $ PLANTS: Potted, 4" diameter, medium $ 0.68 I Each $ PLANTS: Container, 1 gallon, medium soil $ 10.02 I Each $ PLANTS: Container, 2 gallon,medium soil $ 16.47 \ Each $ PLANTS: Container, 5 gallon, medium soil $ 29.38 I Each $ PLANTS: Seeding, by hand $ 0.44 I SY' $ PLANTS: Slips (willow, red-osier) $ 1.32 I Each $ PLANTS: Stakes (willow) $ 0.96 I Each $ Rental of de compacting machinery & operator $ 70.65 I Hour 16 $ 1,130.40 Sand, coarse builder's, delivered and spread $ 42.06 I CY $ Staking material (set per tree) $ 7.00 I Each 22 $ 154.00 Surveying, line & grade $ 605.44 I DAY $ Surveying,lot location & lines $ 1,353.60 \ ACRE $ Rainier Vista BQW OB0406.xls Sensitive Areas Bond Quantity Worksheet Page 3 All -- > i' __ _ " ..... '. ! f Surveying, topographical $ 2,160.00 ACRE Clearing $ 25.00 HR , I Herbicide application $ 25.00 HR Tilling topsoil, disk harrow, 20hp tractor, 4"-6" deep $ 0.25 SY I TOTAL INSTALLATION COSTS: OTHER COSTS -THROUGHOUT MONITORING PERIOD Type Unit Price Unit City inspection, annual 2 $ 120.00 EACH City inspection, final 1 $ 120.00 EACH Maintenance, semi-annual Maintenance, annual 2XJyr X $60/hr $ 120.00 3 Monitoring, annual 2XJyr X $120/hr $ 240.00 3 Watering, 1" of water, 50' sc $ 3.62 MSF Irrigation -temporary $ 2,000.00 Acre Irrigation -buried . $ 4,500.00 Acre TOTAL OTHER MONITORING PERIOD: ----- SUBTOTAL (SUM ALL PAGES): 30% CONTINGENCY & MOBILIZATION: TOTAL: Rainier Vista BQW 080406.xls Sensitive Areas Bond Quantity Worksheet $ - $ - $ - $ - $ 6,440.80 Total $ 240.00 $ 120.00 $ - $ 360.00 $ 720.00 $ - $ - $ - $ 1,440.00 $ 12,510.62 , $ 3,753.19 : $ 16,263.81 J \ .' -,- i. Page 4 All '0 I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. GEOTECHNICAL • ENVIRONMENTAL • WETLAND SERVICES Offices located in Washington & Oregon Main Office: 10728 Lake City Way N.E. -Seattle, WA 98125 -Tel (206) 417-0551-Fax (206) 417-0552 http:www.Riley-Group.com I I I I I I I I I I I I : I I I I I I I The Riley Group, Inc. Geotechnical Engineering • Environmental· Wetland Services CONCEPTUAL WETLAND DELINEATION & MITIGATION REPORT SOUTH PARKING LOT 559 TO 625 RAINIER AVENUE NORTH RENTON, WASHINGTON July 22, 2004 PREPARED BY: The Riley Group, Inc. 10728 Lake City Way NE Seattle, WA 98125 PREPARED FOR: IDA Group LLC 95 S. Tobin Street . Renton, W A 98055 c/o Rich Wagner, AlA Baylis Architects 425.454.0566 RILEY PROJECT No. 2002-061c Serving the Pacific Northwest DEVELOPMENT PLANNING CITY OF RENTON JUL 2 9 2004 RECEIVED Main Office: 10728 Lake City Way N.E.· Seattle. WA 98125· Tel (206) 417-0551 • Fax (206) 417-0552 www.Riley-Group.cOlTI I I I I I I I I I I I I I I I I I I I THE RILEY GROUP', INC., , ' " 1. Executive Summary This report presents the results of our wetland delineation and critical areas study regarding the Alhadeff South Parking Lot project. The project is located on the west side of Rainier Avenue North between 559 and 625 Rainier A venue North in Renton, Washington, Including all of Parc~l 9564800170 (601 Rainier Avenue N, 1.84 acres), a portion of Parcel 9564800007 (245,500 square feet total, 5.64 acres); a portion of Parcel 9564800175 (21,500 square feet total, 0.49 acres); and a portion of Parcel 9564800070 (18,752 square feet total, 0.43 acres). The objective of the study was to delineate wetlands, evaluate the functions and· values of these wetlands and .@y-streams,Y determine their classification and buffer requirements, determine sensitive area impacts' and present a conceptual mitigation plan for proposed impacts .. An approximately 16,600 square foot (0.38 acre) Class.3 wetland is located within a ravine in the vicinity of the proposed parking lot (the South Wetland) and an approximately 21,700 square foot Class 2 wetland .is located within a ravine approximately 450 feet north (the North Wetland) within the same drainage basin. Class 3 wetlands are protected with a standard 25-foot buffer; Class 2 wetlands are protected with a standard 50-foot buffer. The ,proposed project, currently envisioned as additional parking, to' support. Chang's . Mongolian Grill~ involves creatingR£arking stalls thrOl~gh~t9-square-feet-of7 ~'theSouth Wetland aJ1d.~tof-a-water-e0U1'se-we:st ofT-S Auto ". Sales. Much of. the ' ,area of proposed alterations is heavily jnfested with J~pariese knotweed (Polygon~T1lcuspidatum), and Himalayanblackoerry (Rubus procerus). An . additional ~4"squar~etlafld is~-fiU::_he-&,auseit~iUbe de facto' converted to wetland buffer for a total wetland impact of~91'-square feet. Mitigation for wetland and buffer impacts is proposed to occur within and adjacent to· the *"~~alandat a 1.5.1 mibgationrntiojn¥ol:v-ing~::com1;)ina:tlon-Gf~:;S.n:::Square:::=iJ feet of wetland creation. and. the balance of the ratio,J:r,:800::sqn ate feet, as wetland .. ' enhancement.tJfMff'ei~ avetaging,ineeting the criteria· of RMC 3-2032 f.. is proposed. In " 'Iaddit~oB,~~~a~pl-ieant~~:eQJlesting~autheFizatiQn-to-fiH-the-wet1ancr~taneo~J .. ''Y~~s-Iather-than the~o~:mandatecI--t2-m~nthsinCldvance~When th'e:fu11:L5::twetland-creatron:wetlanc.Hill~ . .." ' . . 1.1 . STUDY AREA DESCRIPTION There are two study areas associated with this project. The area of proposed alterations (the south area) includes a df:iina:ge_corrioor..:and a scrub-shrub wetland. atthe bottom of a ravine. These features are &eY~le.lx;_gisM15e<t-:::the~watercourse~i~~~;9l!:t:an,~7 pnanneliteoSboth the banks and the wetland are characterized by the dominance of invasive species specifically Japanese knotweed and Himalayan blackberry (Rubus procerus); fill material has been pushed into the wetland/watercourse at the east end; . . " ." '--~ , , Wetland Delineation & Mitigation Report 1 ' " July-22,.2004 South Parking Lot Project -Rainier Avenue North, Renton, WA . Project #2002-061 c I I I I I I I I I I' I I I· .... I I I I I THE RILEY GROUP, INC. . . woody and other debris has beendtimped into a ravine further to the east from upslope; and the ~atercourse olit~f.liasJ)een,moarfiea:-(iLenters_a_constrictea_cU1vert)7 The northern-most study area is also located in a ravine, west and behind the developed portion along Rainier Avenue. T~is wetland is scrub shrub and forested, with a sparse understory. A watercourse flows through this area as well, but due to the mineral soils and lower base flow,there is no significant undercutting~ . Water~was~obsei.vea~now:ing_inJ5~th--:watere0urses-dUring::,site-visits~in~both-August':"20-0P ~ruary .. :20 .. 0~:aI).d therefore they were deemed to b~p_erenbia1:'5'>The ~terc,o:ursesr? ~utea.:.illfo.Ugli...:.cjIlverts~h~neatli_tlie-:commerciID=p-rop-ertie)l and Rainier Avenue, beneath Boeing Field and ultimately into Lake Washington. 1.2 BACKGROUND RESEARCH Prior to our wetland delineation field activities, Riley's wetland ecologist, Ms. Celeste Botha, examined available aerial photographs, drainage inventories and sensitive areas maps' regarding the study area. 2. Wetland Delineation On JanuaIy 6, 2003, Ms. Celeste Botha with The Riley Group, Inc: (Riley) examined the study area for indicators of critical areas, such as fish and wildlife habitat .. conservation "areas (including streams, areas· occupied by'sensitive, threatened, or . 'eridartgered species) and. wetlands: Wetlands were identified based on.the·presencebf hydrophytic\regetation, hydric s.oil, and wetland hydrology ~ing the method ()utlineciin the 1997 Washington' StaieWetlands 'Identification. and Delineation Ma~ual (WaShington State ManuaI), arid following City of Renton regulations. The "routine on- site determination method"wasused to make the wetlands determination. The routine '. method is used for aieasequalto or less than five acres in size, or for larger areas with .. ' rehitively homogeneous vegetative; soil, and hydrologic properties: . During . the' study:' ar~a:e'Valuation: six .detailed ' data )Joints, were located in distinct re~rlesentativevegetation·unitsin orderto characterize. the· wetland .and non-wetland' ' •. commumties.Fidd observations at 'each data point were compiled on prefoimatted Wetland Data Sheets,labele~ 1 through 6. '. '. . . . 2.1 VEGETATION Vegetation was . evaluated across the study area to determine the presence of hydrophytiCplant communities;' Plant coinmunities are considered hydrophytic. when more than 50 percent of the dominant species in the plant community have a wetland indicator status of facultative (FAC+, FAC, & FAC-), facultative wetland (FACW+, FACW, &FACW-), or obligate wetland (OBL), as listed in the National List of Plant Species· That Occur in Wetlands, Region 9 -Northwest' (Reed, 1993 and 1988): The indicator codes for plant species are noted in Table 1. Wetland Delineation & Mitigation Report 2 ' . . '. July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002~061c I I I I I I I I I I I I I I I THE RILEY GROUP, INC. . Table 1. Plant Indicator Codes 67-99% 34-66% Upland (F ACU*) -usually occur in non-wetlands 1-34% Obligate Upland (UPL) -occur almost <1% . Not Listed (NL) -no indicator status * Note: FACW,FAC, and FACU also have + and -values to represent species near the wetter end of the spectrum (+) and species near the drier end of the spectrum (-). . Dominant species were recorded as speCies comprising' more than 20 perc~nt of the plant community in each stratum (tree, shrub, and/or herb layer). 2.2 .... S0ILS . Anaerobic (saturated) conditions cause soils·t~formcertaincharacteristics that can be 'obserVed in the field. Hydric indicators include: -the presence ofa matrix: chroma' ofl·or less i~unmottled soil Or 2 or less in mottled~s()il, gleyedsoil, organic~soils (peats and mucks };ahd the; a(x:umulation of s-ulfidicma~~rial. .' . '. . Soil pits' w~re dug iIi each data point, using a shovel to' depths of 16 to 18 inches below ground surface (BGS). S6ils textures were characterizedusi'ng Natural Resources · Conservation Service protocol, and examined for hydric indicators as described by the · Washington State Manual. Soil colors were identified using a Munsell soil color chart (Kollmorgen Corporation, 1988). Depth'of soil saturation was recorded for each data' '. point,.:·Wetland [lata Sheets are included in AppendixB. .... . . . ".; . . Sev~ral secondary data points were examiD.ed·across the wetlahd/upland boUndary in ....... order todet~rmine the approximate boundary line,althnugh' . data forms were not ' · co~pletedatthe secondary data points. The. secondary data points were used to examine similarities or differences in soils between major data points and to establish mapped soil unit boUndaries. '.. ...... . . . '. '. 2.3 ·.HYDROLOGY At each data point, . observations of direct and 'indirect wetland' hydrology indicators were evaluated and recorded. Under normal conditions, hydrologic indicators are used to determine if the hydrology is either currently present or can be inferred from the guid~lines provided in the Washington State Manual. These indicators. include: recorded data,visilal. observation of inundation or saturation, watermarks,drifi lines, sediment Wetland Delineation & Mitigation Report 3 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c -'.,: I I I I I I I I I 1-· I I I .1, I I I I I THE RILEY GROUP, INC. . . deposits, drainage patterns, local soil survey data, oxidized root channels, and water- stained leaves. 3. Wetland Functions Assessment A general assessment of the functions of the wetland system was completed using the 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment methods (Appendix C). Wetland community types were classified using Class(fication o/Wetlands and Deep Water Habitats in the Us. (Cowardin et aI., 1979). 4. Wetland Study Results Riley identified and delineated two wetlands within the subject project boundaries (Appendix B). A summary of the vegetation~ . soils, and hydrology observed in the wetlands and the adjacent on-site upland is presented below. Wetland determination data forms are provided in Appendix A. 4.1 WETLAND ··4.1.1 VEGETATION . ... '., ...... : ........ : ..... ' ..... ~' .. . Wi~ .. the'·6:®;tl~liern~dy area, ~~lie. ~afercourse-'e~arid •... the" ~tI"aTe ... chirracteriz~d' by the dominance-of-inv3siv'es:Qecies-speeificatly :I.a.p-anese khotweed .: (Poiygonumtuspidal':;;--, ~ ClassB noxioUs weed in'W ashington State' and ifunala~ .. biackberry(Rubus procerus). The area on the subjectsite illfested with knotWeedis approxiinately 6,400 square feet in size (SO-feet X 80-feet). Control'ineasuresas detailed in a letter from The Riley Groupto Jerui.iferToth H~nning, AICP at the City 'of ReIlt~n have been implemented. Further to the west, the wetland is dominated by Himalayan.blackberry, Pacific willow (Salix lasiandra), giant horsetail (Equisetum telinatela} ~ and lady fern (Athyrium filix-femina). Skunk . cabbage (Lysichiton " americairuin): . deadly nightshade,(Solanll·m.>·diilcamara) .'arid vine maple' (Ac~r Cir~inat~m i are 'also preSent. This primarily e~ergent plant ~ommunity is repres~nted by . DP5.· ". . ~ \ . Within: th~3tudy area, the low~lyingareasare dominatedbybl~ckcottonwood (Populus'balsamifera) and Pacific willow (Salix lasiandra) in the overstory~d red osier dogwood (Cornus stolonifera) in the shrub layer. Red alder(Alnus rubra) is also presellt in the overstory. The ground layer IS sparse in places but dominated in patches by various invasive exotic species, including reedcanarygrass (Phalaris arundinaceae),· creeping buttercup (Ranunculusrepens)and English ivy (Hedera helix), although native species including small-fruited bulrush (SCirpus microcarpus), piggy-back plant (Tolmiea. menziesii) and stinging nettle (UrticG dioica) are. also present. Th~ gjiilge-of-4he-wetland-is-fiiled-wtt!LprimarujOeoris ancLClominatea-15x tIirnalaYflll· .. blackberry(Rubus procerus) which has also invaded .the eastern end of the buffeL A Wetland Delineation & Mitigation Report 4 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project#2002-061c I I I I I I I I I I ii, I I I I I I THE RILEY GROUP, INC. e;!lll watercom:se-:wasJlowing-fr-o-~ west to east through the wetland. Data points 1, 2, d 6 represent this area. . 4.1.2 SOIL The site is not mapQed in the Soil Survey of King County ArffiCSoil-at-BP-5-repres-en& ~wd-area:-S()i1-her-e~has-a-surface~layer-comprised-of-6-incheS=of_siUj overlying gleyed sand to 16+ inches, DPs 1 and 2, which represent the northern wetland area, are located west of the property liIie. Soils at DP 1 have a dark organic/silt surface '. layer underlain by low chroma sand to 16+ inches. Soils at DP 2 further to the west are low chroma silt loam, which is mottled b~low 8-inches;· Data' sheet 6 includes a generalized description of vegetation within the on-site portion of the nOlthern study area. 4.1.3 HYDROLOGY ~ evia~~wetland-hydrologtii;e;;-inundatiQn:Of-soil~n) was obserVed .. in DPs 1, 2, and 5 at the time of our delineation. -. 4.2 WETLAND FUNCTIONS AND VALUES 2000W~tlandand Buffer Functions and Semi:-quarttiiative Performance Assessinent. data forms are included as Appendix c.. .. . . '. '. . '. 43.' 'GENERALUPLANDS.CONDITIONS . ..... ." The,wetiaild< buffers on both the north and.south sides_ '~f .both wetland areas are dominated '. by Douglas fir (Pseudotsugci' menzeisii) , and" big-leaf maple' (Acer 'macrophyllum) . With a' diverse mostly • native understory. including Indian plum . (Oemleriacerasijormis), salmonberrY (Rubus spectabilis), Pacific blackberry (Rubus . ursin us) and swordfetn (Polystichum mimitum), This community is represented by DP , 4.> .-. .... .. ',' -.' . Both wetlands; eastern boundaries terminate at the base of a. filled embankment. The . filled embankment ~asc~eated, likelymanyyearsago;tocr~ate more gi-aveled parking area, 'for the -; n~spectiveexisting . businesses.·The-wetlands' . eastern boundaries. and ve-getatedpoitions of the buffers' are dominated'by Himalayan blackberry' (R~bus procerus)and black cottonwood (Populus balsamifera). DP 3 represents an area that does not meet all three wetland criteria located at the toe of slope in the northern wetland within an area proposed for wetland creation. Neither hydric soil indicators nor direct wetlarid hydroiogy' indicators were observed in this area, though itmust be noted that hydric soil indicators are not easy to observe in sandy soils. Soils in this area are highly permeable coarse sands apparently deposited through' seasonal stream flooding, raising t~~e elevation just enough so .as to appear not to meet the hydrology criteria. Stinging nettle (Urtica dioica)' is dominant· but otherwise vegetation in this area is sparse. Wetland Delineation & Mitigation Report 5 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton; WA Project #2002-061c 1 1 I I I I I I· I I I I ',' :1 I" I I THE RILEY GROUP, INC. . 5. Sensitive Area Identification & Classification Based upon presence of the three requisite criteria, two wetlands are present as shown in Appendix B, at the south and north ravines. The South Wetland meets the criteria as a palustrine emergent Category 3 wetland. A heron nest has been identified adjacent to the wetland on the lot to the west of the Alhadeffproperty; however, according to the City of Renton, a single nest does not meet the city's criteria for a rookery. The wetland classification is based upon this information, as well as the, wetland size (greater than 5,000 square feet);' severe distu;-bance, including the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan blackberry; the' presence of fill material Within the wetland at the east end as well as woody debris dumping; severe under~cutting of the watercourse, and; outlet modification (the watercourse enters a constricted culvert). ' The North Wetland falls between classification Categories 2 and 3. It meetsCategbry 2 ,. criteria (c) in that it lies within the headwaters of a watercourse; e.g., the small seasonal watercourse that flows towards the east. However,this watercourse is piped several hundred feet to Lake Washington and thus has minimal stream function. It also partially meets Category 2 (e) in that, although the eastern end of the wetland appears as though it was historically filled, the currently existingwetlarid area shows little evidence of ,hUman related physical alteration such as diking" ditching or channelization. The ',wetland meets criteria for classification as Category 3 in that the eastern end has evidently been historically, filled, is characterized in patches' by invasive non-native plants,in the tiround layetaiid has a modified outlet ,(the watercourse enters aconstncted ,culvert). However; ,the majority of the rem:ainingon~sitewetland call nbtbe accurately , " described as "severely distUrbed" or "newly:.emerging", and thus on balance meets the city's criteria as a Category 2 wetland. ' Accordmg to" Renton' Municipal code, the city will not accept' a dual rating for' a Category 2wetland,suchas a combined Category.2 and 3 rating, so the wetland is ,subject to the buffer and mitigation standards applicable tO'the Category 2 wetland r~tii1g. ," , ' '.' , ,ThefloWiiig water features prese~t on the Alhadeff site are highly unlikely to support , sa4:nonids:Theprimary source of hydrology is discharge from onsite wetland' and 'uplandenvironrn.ents, augmented by urban storm water supplied from the residential developments to the west. An exten~ive undergroUnd culvert system connects the watercoUrses to the city's storm drainage system which ultimately discharge into Lake Washington several hundred feet to the northeast. The wetland lies within the floodplain of the watercourse, based upon sediment deposits throughout Wetland Delineation & Mitigation Report 6 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC., - ' , 6. Regulatory Implications Several Federal, State, and local regulations applicable to development proposals in and/or near wetlands and streams have recently undergone significant changes. A sUmmary of applicable regulatory implications is given below. '6.1 FEDERAL REGULATIONS 6.1.1 WETLANDS , , , Section 404 of the Clean Water Act requires approval prior to discharging dredged or ' fill material into the waters of the United States, including special aquatic sites such as wetlands. Typical activities requiring Section 404 permits are: • Depositing fill, dredged, or excavated material in waters of the U.S. and/or adjacent wetlands. • Grading or mechanized land clearing of wetlands. • Placement of spoils froinditch excavation activities in wetlands. • Soil movement during vegetation clearing in wetlands., " .' • Site development fill for residential,cpmmercial,or recreational developments. ' .\Constructi~n of r~vetments,< groins,IJieakwaters,beach enhancement,jetties, "'levees,dams, dike~, and weirs. , ' • Placement of riprap and road fills.," . Waters,ojthe United States include the following: '".; ,a .. Ali ""aters 'which are currently Used,'or \¥ere used:-in the past, or maybe " susceptible to use ininteistate or foreign commerce)Iicluding all waters which . are-subject to the ebb and flow of the tide. " , . ' , 'b. AU interstate waters including interstate wetlands~ , , . . . . c. All other waters suchas intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes,or natural ponds, the use,degradationor destruction of which could . affect interstate or foreign commerce including any such waters: 1. which are or could be used by interstate or foreign travelers for , recreational or other purposes; or Wetland Delineation & Mitigation Report 7 July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I I I I I I I I' ... ' .. I I II· I I I I I I ... ..:-> THE RILEY GROUP, INC. . 2. frem which fish er shellfish are er ceuld be taken and seld in interstate er . fereign cemmerce; er 3. which are used er ceuld be used fer industrial purpese by industries in . interstate cemmerce. d. All impeundments ef watersetherwise defined as waters ef the United States' under the definitien. .. e. Tributaries ef waters identified in paragraphs 1-4 abeve. f. The territerial seas. g. Wetlands adjacent to. waters (ether than wetlands) identified in paragraphs 1-6 . abeve.· h. EPA has clarified that waters ef the United States ~lse include the fellewing waters: 1. which are er would be used as habitat by birds pretected by Migratery Bird Treaties; er 2. which are er weuld be used as habitat by other migratory birds which cress state lines; er' . . .'. . . '\', >3: :whi.ch"areo~~01.ild be used as h~bitatter enchingered species;br . 4 .. used teIT:igate crops sbld in interstate cemmerce .. Waste treatment systems, including treatment pend~ erlageens designed to. meet the requirements of the CW A (ether than ceeling pends as defined in 40 CFR ........ ,123.11(m) whichalse meet the criteria ef this definitien) are net waters efthe ........ United states. Itsheuldbe netedthat wegenerallydo net censiderthe following " " . waters to be Waters of the United States., Hewever,' the Cerps and EPA reserVe 'therightOna '~ase-by:'case basis to. deteimine that a particular:waterbedywithin .':. ,th.esecategeriesef,Watersis a waterefthe;UnitedStates. . .•. e. , .• ·~Jn-:ticicilcirainage and irrig~tienditches excavated en dry land. f. . Artificiallyirrigated areas whichwQuld revert to. upland if the irrigatien ceased. g. '. Artificial lakes created 'by excavating and/er diking dry land to. cellect and retain water and which are used exclusively for such purpeses as . steck watering, irrigatien, settling basins, er rice grewing. WetlandDelineation & Mitigation Report 8 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I, I I I I I I I THE RILEY GROUP, INC. ' h. Artificial reflecting or swimming pools or other small omamelftal bodies of water created by excavating and/or diking dry land to retain water for primarily aesthetic reasons. , 1. Waterfilled depressions created in dry land incidental to construction activity and pits excavated in dry land for the purpose of obtaining fill, sand, or gravel unless and until the construction or excavation operation is abandoned and the resulting body of water meets the definition of waters of the United States. (33 CFR 328 and Supplementary Information). ' , , . . . , . . . :. . ' . The determination of applicability of Section 404 is the sole prerogative of the Corp's of Engineers. Therefore it is advised that the Corps be notified of any proposed· wetland alteration. 6.1.2 STREAMS Due to association with Lake Washington, a Biological Evaluation (B.E.) may be required for proposed, watercourse activities. The purpose' of a BE 'is to establish,or identify, potential project impacts on any listed species .underthe Federal Endangered 'Species Act (ESA). The United States Fish and' Wildlife Service, (USFWS)and 'the Nation.aIMarine Fisheries Service (NMFS)(theServices)adniiIlistet the ESAandall ,Federal attion agencies must be in compliance. '. .' 6~2 . 'WASmNt;ToN STATE REGuLATIONS .' 6.2.1 .wETl.A~DS' ,WashingtonState, through the'Department of Ecology, has authority to issue Section 40 1 Water Quality Certification for projects that require individual Corps permits under Secti~n 404. The purpose of the certification process, which is initiated through a Section 404 Public Notice 'and 'permit application, is to ensure that federally permitted ",activities comply with the federal Clean Water Act, 'state water quality laws, cffictany other ~pplicable state laws.' ~;; , ',' ... ' ,., " . : '.,,: . :", 6.2.2,STREAMS The', state Legislature has given the Department . of Fish and Wildlife the responsibility of preserving: protecting,andpeipetrultlng all fish and shellfish resources of the state. . To'assist in achieving that goal, the state Legislature in 1949 passed a state law now known as the" Hydraulic Codei'(RCW75.20,100-160). Although the law has been amended occasionally since it waS originally enacted, the basic authority has been retained.' The law requires that any person, organization, or government agency wishing to conduct any construction activitY in or near state waters must do so under the terms ofapermit (called, the Hydraulic, Project Approval-HPA) issued by the Washington ,-State DepartInent of Fish and WIldlife. State waters include all marine waters and fresh . . :. . . . . " \' .. Wetland Delineation & Mitigation Report 9 July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I 1 I 1 I I I ·1 ... ·· I I I I I THE RILEY GROUP, INC. waters of the state. The major types of actjvities in freshwater requiring an HP A include~ but are not limited.to: streambank protection; construction of bridges, piers, and docks; pile driving; channel change or realignment; conduit (pipeline) crossing; culvert installation; dredging; gravel removal; pond construction; placement of outfall structures; log, logjam,or debris removal; installation or maintenance (with equipment) of .water diversions; and mineral prospecting. A Joint Aquatic Resource Protection Application (JARP A) is required to apply for the HP A. If the project as proposed will adversely affect fish habitat, it may be approved with certain conditions attached, such as timing and construction methods, to prevent damage. If the project cannot be.accomplished without significant adverse impacts on. -fish, shellfish, or their habitat, it may be denied. Of the approximately 8,200 applications received. per year, less than one percent are denied. Most applications are . processed and mailed within. 30 days of receipt of a complete application and compliance with the State EilViroiunentalPolicy Act (SEPA Chapter 43.12CRCW). A complete application consists of (1) general plans and specifications for theproject, (2) complete plans and specifications for work within the ordinary high water'line,and (3) complete plans and specifications for the proper protection of fish life. . 6.3 CITY OF RENTONREGULA:rIONS Acc()~dihg>.to 'Renton:MunicipalCode 4.3'.050 M',' "The~overall goar :of any compenSatory. proj ect. shan be no net loss.o(wetland function and acreage. and to' strive for' a 'netr~solirce gain in wetlands ,over prdentconditions. The concept of "no :net loss" , means to create, restore andlorenhancea wetland so that there is no reduction to total wetland acreage andloffunction.'" and, ~'Where feasible, created or restored wetlands shall be a higher category than the altered wetland.In no case shall they be lower ... ". . , , , 'Required, mitigation ratios for~~:-w€1:1anas~are_L5~hm~s tliearea-aitere&-:Fhr. applican(proposest6 meet this' 1.5:1 ratio 'through wetland creation at a 1:1 ratio at the , .nortlieasiside, of the wetland aswel1~~s;thr6ugh enhancement of. a minimum of the ·:balanceof..the 1.5:1 ratio within the' existhigwetland. The mitigation plan provided belo~ is designed to meet the above~citedcoderequirements. . . . " . ,", HQwever,the (applicanW~tleStin~~atitli0~a1ion_to iInRlemeflt--wetlaH~miii~ation~ . ." ~~~~ with~wetiand-fiH::activtt1.es~i~th .. ·er.·.:thaII:tbe-eoo@.~m~~~ted_1.2:-~(;)~~-~ , . a1J~c'e~(whe~-tb:~ full-E5~1~~t~and-.::creat100::'~aHd::fill~lLe,-ls~~~~ '. . r~ea~~ca~n~~~~~~¥~~~~~~:t~ar~-Just1fier: d~:'~o tli~~ I ' qu;tI}-~f-llie-~~ WIll be nnp£l~ted, as descnoea a150ve m~the-Wenrurd.;R'un-ctlOns an<:t-Val-ues:sectmn.·· . .' . Thestandard bufferwidth-fur-C-at~OOc:Lwetlimds is 50 feet, which can be reduced by . the east SIde of the wetland IS nearly non-functIOnal smce the area lymg WIthin 50-feet I'· ...... ' . I Wetland Delineation. & Mi.tigation Report 10 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I· I I I I I THE RILEY GROUP, INC. of the wetland edge is comprised. of fill, debris piles arid blackberries, as noted above. This soil material will not readily support desirable native vegetation. The effective buffer areas to the north and south, are greater than 50-feet wide and primarily comprised of mature native forest and thus provide good buffer functions and values that compensate for the reduced buffer width at the eastern end. 6.3.2 . STREAMS The City of Renton is in the process of revising the municipal code sections related to streams. The City of Renton defmes stream, creek, river, or water-course as, "any .. portion of a channel, bed, bank, or bottom waterward ofthe ordinary high water mark in which fish may spawn, reside,or through which they may pass, and tributary waters with defined beds or bank which influence the quality of fish habitat downstream. This includes watercourses which flow on an intermittent basis or which fluctuate in level · during the year, and applies to theeritire bed of such watercourse whether or not the water is at peak level. This defmition does not' include irrigation of ditches, canals, stormwater runoff devices, or other entirely artificial· watercourses,' except where they exist in a natural watercourse which· has been altered by humans or except where there are salmonids." At this point in time, there is no stream classification system or buffer requirements in the municipal·cod~. 7 .. Wetla:nd & Stream Imp~ct$' · . . . The 'proposal is to impact ~pproximately3,591 square feefofthe :south~rnwetlandand Jo .. place 120 linear feet of the' southernwatercoursein'a culvert. Theimpadand · lnitigation irr~asare shown ontheattache~r plans prepared by DietzHartlage"dated July · 22, 2004. Thejrnpact area of the southern wetland and watercourse is highly disturbed, as noted above. ", .. !' ' .• 8.10mLOOOF TiIEPROP()SEDMrrIGA.TION PLAN · The nritigation plan iscomposedofth~ Iollowirlg sections: A. definition of mitigation go~ls,an,cla de~~ription of how this plan is designed to meet . thes~ goals;" .' , . . L Implementation plan; . 2. Performance standards, which are tangible standards against which results can be compared; 3. A monitoring plan, which explains how the data will be coilected to compare against the performance standards and eYaluate success; and, ." 4. A contingency plan for ma.kingmid~course co:rrectionsin the event of problems. Wetland Delineation &.Mitigation RepQrt . 11 " July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002·061c I I I I I I I I I I I I I .. '.' I I I .1" I . . I THE RILEY GROUP, INC. . 8.2 DESCRIPTION OF THE MITIGATION AREA As noted above, the mitigation area is associated with the North Wetland. Most of the proposed mitigation will occur along the northeast side of the wetland in an area that, due to accretion is only slightly higher in elevation than the wetland. The buffer area is currently comprised of invasive and pioneer species capable of growing in poor soils. The proposed mitigation is illustrated on the attached' plans prepared by DietzHartlage dated July 22, 2004. 8.3 DESCRIPTION AND GOALS OF THE PROPOSED MITIGATION The mitigation proposal has four components as follows: • Creation of 3,591 sqUare feet of wetland adjacent to the North Wetland involving excavation to create wetland hydrology followed by dense planting of wetland plants. Due to. steep slopes this will necessitate the use of ecology blocks. • Compensation for buffer reduction totaling 5,028 square feet through buffer increase of 5,028 square feet. • Enhancement of a minimum of an additional 1,800 square feet of the North .' Wetland through removal of exotic invasive plants and interplanting with native . speCies .. •.•. Enb,ancement of the averaged wetland bUffer east .of the North Wetland, " involvmgremoval offilLinateri~and ba~kfil1with appropriate planting soils ·.·.:followed by dense planting'ofbotliwetlimd and upland vegetation. . . ' .. " ' .. -. . ~ ~. .....'... . , . •. Removalofinvasive species in the area west ofthe proposed parking lot within .1:J:?e wetland and buffer adjacent to the South Wetland as required by the City of Renton and replanting with native species. ·.'Removal of invasive plants in the buffer to the north and south of the South Wetland Iollowed by interplanting()fnative species. to meet the City's , 'jandscaping requirements. '. :,. ' .. '. The go~i of the proposed initigation'i~ t() comply with the stated·goals.·and initigation ratios of the City relative to compensatoryrilitigation cited above. To accomplish the . . ...... overall goal, the functions of the N orthWetlab.d will be improved as shown through the . following functional assessment. This pre-developmeritassessment pertains specifically to the area of proposed wetland alteration (the South Wetland), whereas the post- \ 4evelopment values pertain to the enhancement/wetland creation (the North Wetland) . area with the objective of comparing the pre-and post-development values. These· conditions should be fully met by the end of the monitoring period. Pr~development (Existing) Conditions (South Wetland): .". ,", '" : Flood/Storm'Water Control: moderate' ", '",.: -;-,' , Wetland Delineation & Mitigation Report· . 12.' July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I . THE RILEY GROUP, INC. . Base Flow/Ground Water Support: low ErosioniShorelineProtection: N/ A Water Quality Improvement: moderate Natural Biological Support:N/A Overall Habitat Functions: low Specific Habitat Functions: low Cultural/Socioeconomic: low These functions will be replaced or improved over existing conditions in the foilowing ways: , -.", . Post-Development Conditions (North Wetland): Flood/Storm Water Control: Create additional wetland directly adjacent to a watercourse Base Flow/Ground Water Support: Maintain sheet flows through wetland ErosioniShoreline Protection: . . Significant improvement QverexistiIlg conditions in watercourse channel· ..... ' Water Qtiahty Improvem~nt:, .' , ••. .Increase vegetative coyer r'.>, ',Natural Biological Supp0r:!: Provide high vegetative structure . 'I~crease plant diversity ." .. " . Reduce invasive species ;' ·.::~Incr~~se primaryp~o4udivity .,' .... , '. ' , ' ...... -. . ',;. , )ncre~se organic' export , .' .. Increase habitat features' .. Ovet-iil Habitat Functions: '. Increase habitat diversity • ,C" .,' ••••• _'. • Specific Habitat Functions: ,. Increase invertebrate and amphibian habitat Cultural/Socioeconomic: . ,Upchanged "' •• r • ' - .... ' .: . . ',"", . . " ", .;:." _.r.: Wetland Delineation & Mitigation Report: . 13 ~ July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA· Project #2002-061 c \' - I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 8.4 PLANTING PLAN The planting plan is shown on the attached Conceptual Wetland Mitigation Plan sheet prepared by DietzHartlage Landscape Architecture dated July 22, 2004. 8.5 CONSTRUCTION PLAN, In order to ensure that the following implementation activities occur as intended,'apre- construction meeting shall occur with the landscapers, and the project biologist or Jandscape architect. During this meeting, the biologist shall review the planting material to ensure that it isas specified, and that the crews understand the details of this planting , plan. Construction (including grading, clearing and invasive species removal/spraying followed by seed dispersal) MUST occur during the dry months, from June through mid October. Planting of potted material must occurin October through NovembeL Planting of bare root material must occur between December and P~bruary. In order to create wetland hydrology within the. wetland ,creation area, six inches' of soil will be removed: The soil removal will not affeCt the suitability of the planting medium, , as the top soil layer is adequately deep to support plants. Care shall be taken to prevent compaction of soils during the excavation activities. Other details of construction will be provided with the final mitigation plan. -" . , ' , , 8.6 PERFORMANCE STANDARDS , 'Whe~:evaiuatedagamstIJ1onitoring data; performance standards are used to determine .the relative success of the mitigatloll project "Paihire'to meet these general niinimum ',standards tlIT6ughoutthe ,monitoring'pe~od will result .in:implementationof , contingency ,measures. ' ' '. ~-. -, ", ') ,":Table 2"Perform'ance Standards '. ,-'.: .'. Criterion , NATIVE PLANT COVER (%) Native woody plant cover (%)* ' Non:"native" invasive plant cover ", (%) VI body plant survivorship Year! 30 to 50 10-20 ",100 Year 2 Year 3 45 to 75 65 to 85 20-30 40 -60 (see below) 80 75 ..... ;.:. Wetland Delineation & Mitigation Report 14' , ~ July'22,2004 South Parking Lot Project-Rainier Avenue North; Renton, WA ' : Project #2002-061c I I I I I I I I I I I I 1-'· 1 1 1 I I THE RILEY GROUP, INC., Speci~s diversity (see below) * for forested areas . 8~6.2SPECIES DIVERSITY The following minimum standards apply to species diversity of plants; including both planted and volunteer species, within the various strata • trees = 4 species • shrubs = 4 species • herbaceous = 8 species 8.6.3 PLANT SURVIVORSHIP Plants are considered "dead" when more than 50% of the plant is decadent, with the exception of cottonwood, willow and red-osier dogwood, which will be considered live if any part of the plant is living. Emergentzones will be subject to native general cover criteria only. 8:6.4 -CONTROL-OFINV ASIVE AND NATIVE SPECIES WITH A TENDENCY, TO OVERwHELM 'Himalayan blackberry (Rubusprocerus), reedcanar)'grass (P halaris arundinaceae), soft nish{JuncuseffUslls),andcorimion cattail (Typha latifolia) may not exceed 30%cover per speCies thrc>ughout themonitoring'period:--. -.- ." .",. " .. -' ~ . . . . 8.6.5' HYDROLclGY'8TANDARDS -·Wetland.hydrology meeting the criteria ,of the US Army Corps of Engineers for the· -.•... Puget Lowlands Will be provided throughout the area designated for wetland creation. ',' ," ." . . . : '~' . -' :. . . .. " .. " .. '. :"' .,:, " " ' , -' ;, ~ .. ~t6~6,\VATEJ,lCOURs~STABILITY . . '. Watercourse stabilitY will be evalmltedvisually to c,heck observe any evidence of ero·sion.· . 8.7 MONITORING Momtoring willocc~according to the following schedule to evaluate compliance with the performance standards. Wet/and Delineation & Mitigation Report-15 _ ' '. July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA ,-Project #2002-061c I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. ' Table3~ Monitoring schedule, Biannual Maintenance Visits Monitoring Visit Report due to City by: Year 1 Between June 1 and July 15 AND Between August 1 and November 30 Betwe~n September I and October 30 September 30 Year 2 Between June 1 and July 15 AND Between August 1 and November 30 Between September 1 and October 30 September 30 , Year 3 Between June I and July 15 AND Between August 1 and November 30 Between September 1 and October 30 September 30 The vegetation sampling methodology will consist of inspection of the pl~ted material 'to determine the overall health and vigor of the installation. Secondly, the line intercept method (Canfield 1941), will be used. Randomly spaced permanent data points will be established along the transect. A table documenting linear density index, relative density, frequency, relative frequency, linear coverage, relative coverage and importance value for each species in the shrub/tree strata will be produced. Photographs' will also be taken of each data point during each monitoring period so that progress can be tracked from year to year. The herb strata will be monitored for frequency, relative frequency, coverage, relative coverage and importance value for each species. Sampling within each data point along the transect will occur within a one square meter area. Hydrology" will"· be ,evaluated by digging soil pits', at several, points throughout the " ,wetlarid'creation area to assess soil saturation on the fIrst spring wet season after stream , , "flows'havebe¢n reestablished thfoughthe wetl~d ~reationkeas. ' " o •• '. -• •• .' • 'Stie~ stabilitY, will' d~nsist of visual evaluation of~the ch~el tq document any channelizati~Ii. ", ,~, ' " ' Evidence of wildlife use will be visually as~sessed ~d /orded. 8.8 'MAINrE~" 0 , Over the three-year monitoring period, a rigor semiannual maintenance program will ':beimple~~nt~d:a:s,needed to elimirtate undesirable plants, ';and to protect shrubs and ',small .trees 'from competition by grasses and herbaceous 'plants. The infonnation " obtained during -the biruinual m.aintenance visits wiUbe provided to the maintenance crews to direct the maintenance actions. A quali.fIed wetland scientistwillbe on harid to supervise maintenance activities as needed. 8~9 CONTINGENCY PLAN In order to provide for the contingency that performance standards may not be met' during the three-year implementation period, it may be necessary to provide supplemental plantings. Plant attrition can be remedied by evaluating the cause, and replanting with the same or a more appropriate approved species. The landscaping" contractor should guarantee 1 00 percent survivorship. for one, year from initial planting' ",'" Wetland Delineation & Mitigation Report 16 ' July 22,.2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. . for Josses due to defects in materials or workmanship. All plants that are used for replacement must meet the standards of the initial plantings. The causes of any mortality will be evaluated~ and based upon the results of this evaluation, alternate species selection may occur. Thereafter, for the remainder of the monitoring period, 20 percent tree or shrub attrition will be allowed without triggering. the contingency plan. Repiacerrientwill be subject to the same conditions arid be made in the same manner as specified for the original planting. 9. Limitations The Riley Group, Inc. warrants that this study and the mitigation plan are in accordance with generally. accepted environmental science practices, including the technical · guidelines and criteria in effect at the time this study was performed. The results and conclusions of this report represent the author's best professional judgment, based upon information provided by the project proponent in addition to that obtained during the course of this study. No other warranty, expressed6r iniplied, is made .. ' ' . ' .. ,' ", Please call us at (206) 417-0551, or contact us by fax (206) 417-0552, if you have any questions or need additional information. ,. "':'~""""""'.""' .. ' .~ ...... , .. :\ ...... ; ............. ,., .. '." · ................ " "fs;-' .... . . '", . C···· . "otha':' ':' .••. .' .' . '« . . ..... '. ".;.' .. · President . Attachments. . Report Distribution ·Rich Wagner, Baylis Architecis Wetland Delineation &.Mitigation Report 17 . July. 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I ,I, I I I I' I' I THE RILEY GROUP, INC. . REFERENCES Hitchcock, c.L., and A. Cronquist. .1973. Flora of the Pacific Northwest. Univ. of Washington Press, Seattle. King County DDES website, http://www.metrokc.gov/ddes/gis/parcel/ Munsell Color. 1992. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, MD. Reed, P.B., Jr. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.S. Fish and Wildlife Service, Washington, D.C. BioI. Rpt. 88(24r 244 p. 1993 Northwest Supplement, Region 9, December 1993; . .' . . . Snyder, D.E., P.S. Gale, and R:F.·Pringle. 1973. Soil Survey of King County Area, . Washington. u.S. Soil Conservation Service, Washington, D.C. :. . . Soir Corise~ation·.SerVice. 1985. Hydric Soil~of tlleState.ofWru;hington .. U.S. Soil Conservation Service, W~hington, D;C.· . . . '.. .' Soil Conservation Service. 1987. Hydric Soilsofthe United States. In cooperation with the.National Technical committee for Hydric Soils. U.S.DA. Soil Conservation SerVice, Washington, D.C., : -'. '", : .',' -, .":u.S. Fish and Wildlife Service. 1993. Northwest Supplement to National Listb[Plant Species that Occur in Wetlands: Region 9~BioL Rpt. 88(24). WashIngton State Department of Ecology; 1997. Washington State Wetlands . Identification and Delineation Manual. Ecology Publication #96-94. Wetland Delineation & Mitigation Report 18 " July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I . DATA FORM 1 (Revised) Routine Wetland Detennination . . (WAState \\"etlandDelineation Manual or 1987 Corps "'etland Delineation Manual) . Project/Site: If/ haaeff'Rd11tYh.. Date:. 5/ ICJ /02- '. ~" I ' Applic:lnt/ownc:r: A1~t£ief-r ' , Investi!::1tOr(S): C./!?:O f.¥t~ , . County: , St:lte: SITIR: I I Do NunnaJ Circumstances exist on the site~ .. .'6Ji1 no is the "ite signific:lndy disturbed (atypical situation r? Is the :lrea a potential Problem Area'? . Explanation of arvpical or problem area: yes@ .. . yes .. C!!J) ....... . Dominant Plant Species '1 rtl~ (}u.h,IIL-~. r ,r.,/ f'~I'1 t r, '(_: i f L,t.. f ' .... \..1./, f' ( t)r-h' .' .. c?f /0 f Stratum I i ~' , ' Ckco';'er .' . Indicator . " Dominant Plant Species .' . '. rAr34 Clue '/'/'1' ',.. CA/".·:C ',L.;..'" 'v r,rlf..?! $tr:ltum' 1 /' .-----: I ' '1C cover i , Indk:ltor. I Ruf,{~:jr:ec /0 FA6 ..-:.~A~//~~~t.~: ,,/'~t~ .. ·:~'..h=j~t~/'-:::.:~: ':-::' =-",-=-:/~~~·t '=~' '~7=,~-~'=",', _ .. ~ ..... ~~ ....• ;;;;;..: :-:-' .......... _ .. _~ .. _ ... '-:-'" _., __ ~ ____ ' . ...I----~......I...---~-...I..--......... __J, •.. ' I ::::::f~~;A:1::;'1);~(;~~: ., ." . ...•.. .., •. .. I I I '", <": Visual observationo(plant species growing in'·· are:lS of prolonged inuridatioq/satur:nion Morphological' adaptati()ns· .: Technical Literature . . -..... Hydrophytk vegetation present? .... Raliopale for 'decisionlRe~s:" . ': (!;J) DO .~ .. . -:.. . .' ~ . ' I HYDROLOGY (i;) '. no I I I I 'Is it the growing se:lSon? 6·~ .. , {/If. fiJJ...J· Based on:'J soil t~mp (recordtemp ___ _ other (explain) Dept. "of inundation: .. -==-inches r;o(/ . J Depth 10 free water in pit: ~ inches 'vl-Er Depth to saturated soil:' , ____ inches Check all that apply & explain below: Stream. Lake 01" gage data: . Aerial.Q.hot02raphs: . ,'. '" ··~Other.' Wetland hydrology present? Rationale for decisionlRemarks: f" ves ') ~/ 'PhySiOlogicail~eprod~cti~c:.adaptation~ Wetland pl:lnt database . '. Personal knowledge of regional plant communities -'--' Other (explain) . .' " ...... . ...... '. ' . ..:"" .. '. ":".' ,,. .. :" . no .... : .. -. -".--. .... : ·:.f, .. Waier Marks: yes ~ on Drift Lines: yes e,; . Oxidized Root (live roots) /--\'"1 • Channels <12 in'. veSJ no F AC Neutral: ' "yes e:? Other (explain): . ...... -. .,-'" . Sediment Deposits: yes~, Drain:lge Patterns: ~) no . -. '. . Local Soil Survey: yes . eJ :., Water-stained Leaves yes~ ',.' . I I I I I , DATA FORM 1 (Revised) Routine \Vetland Detennination ,,(WAState \\'etIandDelineation Manual or , 1987 Co 5 Wetland Delineation Manuan ProjectlSite:Ra (nl~ {r ,4~ "c~ll. Applic:mtlownc:r~ Alf,tt4~/-(=> ' Investil::llons): (, ~ I""-A. Do Nurmal Circumst:mces exist on the site: Is the ~ite signific.:1ntly disturbed (atypic:1l :iitu:uion r~ , Is the:lrea a potential Problem Area? Ex lan:nion of at\' ical or roblem area: ',- , .(§7,no ," yes ,'C§'2, , "", ~es e3 ' VEGETATION '(For :itrata. indicate T =tree:S = shrub: H = herb; V= v!ne) Str:uum " ,.~ cover Indicator .. f () IIJ Date: g-1/'1/,~2- County: , lei n c:1 State:' '/ SfT'IR: Community 10: Tr:msect 10: Plot ID: y! _",.r Stratum .J...J-I I. '. DP-:L.. ' IV a.. , . --15, ' 'iC cover . Indicator . ,10 ~#. /() F; ",W /£>o -r' ) I ... 7·· 'i?r&f-. "" /Vtf, /0 NL I I. t---:-t<~(A~' ~'-"'::;iI~' ...;.....::;;;.., ~~~+-...;..I_O_' -+174t:~~;;..'':'';'': ,~..:::·;..:.;. . ..., •. p..:...~...;...;......~m __ e;;...;.f __ '1_~_·~--+_+-~/_O.....;.., ..... ' ~'--l-~ ~A 'lts~>< 10" rJfcV\-' ··&l~c \'..i-b:h. ,'-tI".y-I HYDROPH\-nC;~EGETAnO~ INDICATORS: / ~ofd6min~ntsbBLF.i~~'~F.~t)60,:~·,.·c .. ", .' :~ .. ~. -.:.-". '1';" . : ~: .• -'" I Check all illdic:itori;th;lt~pply &~expl~inbelow: Visual,observ:uic)[(o(pl:irnspecies gro\\'ingin I areas of prolonged inundation/saturation Morphological. adaptations .' Technic:il Literature' .... , I,.' Hydrophytic vegetation' present? Rationale for decision/RemarkS: . ,"-. ,'. ... '". .' ...... , , , . PhYSiologic:illreprciciu~ti\'e adaptatio~s '\\"~tland pl:mt database . " .... P~rsonal knowledge of regional plant cClmmunities . Other (ei lain) ~ .. ," ..... -'- . no yes c!!!y S~dim~nt Deposits~~ no . Drain.lge Patterns: (j;!).no . ~--~~====~~~~~------~----~~~~~~~------~ Oxidized Root (Ii\'e rootS) LocalSoil Survey: yesc::59! Channels <12 in.rQ I no F AC Ne.utml: . 'l~~';f!:V ;;.,;;;. .. ~~'; Water-stained Leaves yes ® •. ' ;pther~~xplain): 'I' 0. Wetland hydrology present? > f~!(Yes~.'J .... no Rationale for decision/Remarks:'~ \/ .' :. I . , I I I I I I I I I I I I I I I I I I DA T A FORM 1 (Revised) Routine Wetland Determination (WA State \"etland Delineation Manual or 0[1)5 e an emea on, anua 1987 C W tl d D r ti M n Project/Site: .~ "/L&KZE::~ .1 . '. . Appli~.ntlo .. ncr. IJItr{1 d:ffl: Investi!!ator(s): ek/ 'K..pv Do Nurmal Circumst:mce!'c:xist on the site? .~ ... no Is the site signific::mtiy disturbed (atypical situation r? .•.. yes CE9J Is the area a pOtentialProblc:m Area'? yes (§> Explanation of atvpical or P!oblem area: VEGETATION (For strata, indicate T = tree: S = shrub: H = herb; V = v!ne) ., Dominant Plant Species '.' Stratum ~'co\'er Indicator Domihant Plant Species " - Dat~: ?/I7'/02- County: f~' St:ne: ~ " .~ srrlR: Community 10: D?-3 Transect ID: Plot 10: . '. N .(2.p-...t.-fv~V ~/3 Stratum ~ co\'er 'Indicator Ar. I roof.ed f .... 'c!'.U!.. &0 I) I' j" g-CJ .. . , J fflu.J /J-F14-c-f.-WL.--f1V~ . Yi7P1.IO I , I , f.)f'yt4Jr I,' 1-/ " r JJL-' 3M» ·/tfM.-, '.--;. , ;+ .. T }. 5 ~\v+-AJha ~h !7ic. "c' ,,', ./ , . ::;;d /:/1,Jr. .'f/.-I{ ce 5 ,. T Mr.-M CcrrYl oM ."g T l-f11cw .. '. ':C ;.C ". . , . HYDROPHY11C VEGETA 110N INDICATORS: . .... " . ~ 6f dOminan~·6~'L.:F,o\C\v. ·S;.'F.it.:,)oo··· " .. ' " '. " ,. .. , . '"; ; , .. ,'. ,.: .. ·.L '-". '. . . '-'.:.' Check all indicators that apply &: expl~inbelo\\': ' .. :.: ,.d • . ~-. -. .. .. VisuaJ observation 'of plant species'gro\\;ng in Physiologicallreprochicti,ve adaptations .-areas of prolonged inundatioil/satur:ltion --Wc:tlandpl:mt database --Morphological adaptations ,. '--Personal knowledge of regional plant communities --Technical Literature', .. Other (explain) . Hydrophytic: vegetation present? .. & no .. , " Rationale for decisiotllR,emarks:'· •.• ' .' " -',". .. ,",: ., .;". ..... " v. " .n_ . ' " " .. ~ .. -", " . . HYDROLOGY' ··············:·SJ· " " Is it th~ growing season~ " Waler MarkS: .. 6sV yes~' no yes S~dimc:nt D~posits: Based on: rfi1},''': on .,' ; & soil tc:rrip (record temp ) Drift lines: yes Drainage .Patterns: yes \!!2.l .. . ' . '. other (explain) . ," ;, .. " Dept. of inundation: . , .=.-inches Oxidized Root (live roo~ Local Soil Survey: yesQV b#~ Channels <12 in. ves . no .. " .~, ':a~ Depth to free water in pit:' ~inches JVw~/r' FAC Neutral: yes e;, Water-stained Leaves yes & Depth to saturated soil: -inches Check all that apply &,explain below: Other (explain): Or: Stream. Lake or gage data: ; --Aerial phot02raphs: Other: Wedand hydrology present? yes 'C:tJ -~:.. Rationale for decisionIRc:marks:· " '" 6-t -i-.. C~~//j -::t" , Q1it,,). (,1 ' ;'L .' .f..dap, ~;';;l ~-:-;"' .. . 'L tb7L& /}~?~1' .,... l'~j~ ", //" . tA/f·f p I'f. .. ~ . r'/~-'''''''''''~ ,; ,/J / · · . • 1 . . ... ",' DATA' FORM 1 (Revised) Routine Wetland Detennination ... (WA State Wetland Delineation Manual or I· 1987 Corps Wetland Delineation Manual) . Project/Site: ,R~lrn:Vr /~~ 1 Applicant/owner: ·.frI kf'~d-e-Fr BOfh4' 1. lnvesth::ltor( s): 1 00 Nunnal Circumst:mces exist on the site~ Is the site significainly disturbed (atypical situation r~. Is the :ll'ea a poteritial Problem Area? .... ~.~o. '. yes n . yes. no. Ex~anation of atvpical'or problem area: .1 \~GET A TION(For strata. indicate T = tree: S = shrub: H = herb: V = v~ne) . Date: ·'County:· State: srr/R: Community 10: DID . TransectIO: r ~ . L.f Plot 10: .~ .1 ~. . . . '", : 1 Dominant Plant Species Stratum ~ cO·'er Indicator Dominant Plant Species Str.lIum lie cover . Indicator kJvu~. V7Jc..J~ T S1J 4' /.f0 10L- 1 ", ~. .~rt:dJL '.'-S'. -r ~ .. ~) .4'~>_~~ . J~' 10 tV~···.·· 1+ Y 6~L ! 1 1<t,hr9'./'_:'C-/ " ~ -r fAe+-1 ~~. ~f~~'~~if~~"~~~~------~--~--~~~ 1·~'~~~'~~,~~_~·~~'~"~<~~·~\~··~···_0_ .. ~F~~. ~"~--~--~---r---+~~ 'FJ/llr~':' ,.·.F!"t·,·;'·jo·.':rAa-l . <."' -':', :' ~ ." 1 HYDROPH\'TIC "EGETATIO~ IN~ICATORS: '.'~ ofd~mimiritsb~8J.icW.·~:F.~C<.··5D~'~.·'· '. ',: --.. -:',:, >: . -':", 1 "". '. . :' ..... ',-.' ,' .......... ',. " "<.:. . Visual obser\;atio~of pl~ntspeciesgro\~;ng in' .', . Physiologi~a1Ireproductive adaptations . \\" etland plant databaSe . Personal knowledge of regional plant communities 1 areas of prolonged inundation/satur:ltion . Morphological ~aptations' .. '. .. Technical Literature ,', "" ......... ~ ; I· Hydrophytic vegetation present? Rationaie for decisionIRemarks:; . :~ ... ...... :....: .. :. -':,.:."--.• ',: .. ,~ ... ~ 1 HYDROLOGY,: .,..' .: ' .. Is it the gro\\"ingSeas~n?/:·(jf)~'·~o,: "':-':,": '-," 1 Based on: (1!/J[isoil temp (record terrip .. .,.;' _.' _...:-_> other (explain) .< I Dept. of inundation: .. -::::::::Inches Other, (explain) ... '. . " . , ",~. . Water Marks: on Drift Lines: •ves(no!) . .~ yes & . O:<idized Root (lh-e roo~ Channels <12 in_ ves (no) 1 I 1 Depth to free waterinpit: ...:::::. inch~s (fiu/, k Depth to saturated soil: . :...:::::::.inches .?/?,{) 1/ F AC N~~tral: -. yes & Check all that·apply. & explain below:.· Stieam.Lake or gage data: ". ' Aerial. photo~raphs: Wetland hydrolofO; present? Rationale for dedsionlRemarks:" ":'> .. ,," Other (~xplain): . Other: yes Sediment Deposits: yes (~ DrainagePanerns: yes (~ . Local Soil Surve.v:. yes,:no 'j L/ Water-stained Leaves yes!no"\ .. ~ DA T A FORM 1 (Revised) Routine 'Vetland Detennination (WA State "'etland Delineation Manualor 1 .'1987 Corps 'Vetland Delineation Manual) '~P~ro-:-~e-ct/~Si:--[e-: -~.·~~u-~J-&-w"';'· ~.-.. -. ·--~·':';0~S?t~u..~~::':'··.~· :....;, ~·:;;::::k= .. ~ ___ :.:= .. =~=~D;:::-:a-:-tc:-: -:-/-I-~""';<i?-... -/<~C;"';'S2--. -... -. ~~ ~~~ . . .~~~?: K';Z~ 1 Applicant/owner: In\"esti !!:ltor( s): c--/v//iP; !..LA---SITIR: Do Nurmal Circumstances exist on the site? Is the site significantly disturbed (atypical situ:ltionr~ .~ no .' yes @ Communit\" 10: . 1\) P . -' Transect 10:' . V 0" I. Is the ~ea a potential Problem Area? .. . . yes .~" PIO! 10:'"5 ~.'. . ." ~vU-4J-",~J1~ . Ex~anatjon of atvpical or problem area: I VEGETA TION (For strata, indi~:lte T = tree: S = shrub: H = herb: V = v~ne) / Domin:int Plant Species Stratum Ck cover 1 HYDROPHYTIC VEGETAT19S INDICATORS: .' 9COfdO~in~nts'ci~C··F:~~;:~>~.~~;'tt;·" ' .. ,' '.: .: ". . \:: ,~. l.;,; :'.~::::::'. ~ .. :: . 1 Check all indicators that :lppi). &:expI3in below: . .. , Visual obser."ati()O ofpl:uuspecies growing in I. . arellS of prolonged inund~tionJsaturation' MorPhological adaptations. ' ,'.'; Technical Literature .......• '...; '.' . . Domi'narttpiant Species Stratum' . " 'Phy~i~logiCallreprCxi~ctj~'e adaptations .. \\' etland plant databaSe ' .. ''k cover Personal knowledge of regional plant communities . Other (explain):' . -',. ": .. : . " ~. 'to , . . . . ~., .. ,", ',' .,- . . ' . . Indicator '1·' HYDROLOGY"'" . . '.' <~. Sediment Deposits: yes § .... . Is it. the growin'gseason~~·.:~~:~' no WaterMarks: yes ~ .1 Based on: /-..1£' soil temp (reCord'~~~p ___ ~rift Lines: yes Ct!g) . D~ili.~~g .. e. p. atternsn:~ .. no. ~ __ ~~~~'=" ~~o~t~he~r~(~e"~ip~ll~ai~n~)~'~' ~ __ ~ ____ ~~~~~~~~~~ __ ~ ____ ~ ~ . . Dept. 'of inundation: ---=: inches Oxidized Root (live roots) LOCal Soil Survey: yes ~" 1 Channels <12 i~ no Depth to free waterinpit: (~ .' inches' . FAC Neutral: " yes~ Water-stained Leaves.f'yes\no' Depth to saturated soil: . . l/r inches 0 .' 1 Check allthilt.apply&explain belo\\': Other (explain): Stream'~ Lake or"gage data:' :".' _. __ "_ .. Aerialphot02raphs:' Other: no : ..... I · Wetland hydrology present? ....(fe'S /. L..' _R_at_iO_n_a_le_.~_o..;.r .... d~eC_is_i..;.OnIR_·~e..;;.~_a_rk..;;.S_: _____ \_/ ___ ..•. ____ -..-'--__ -..--..-_________________________ J . 1 ~,'< I I:· I. I I. I ····· ... 'I I I I ·1 I' . .... .... , · ; i i .' i " · 1 I i . ~ . · ;.' ProjeczlSite: J1r/ It. /?.J p LL--r' l ... u,._ --7/ {/ DA TA FOR'! 1 (Revised) . Routine Wetland Detennination (\VA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) )J W/L. Dat~: 2-/121 c: Applic:mzlo\l,-n~ c. County:", J./ r "/"J Yt..., S~te:' srrlR: Do Nurmal Circumst61nCe5 exist on the site: 0$i>" no Community 10: A. / Is the site signific:mtlydisturbed (atypic~ siiuationr~ yes Criol T~nsect 10: . jV . Is the :!rea a potential Problem Area? yes . ® Plot lOrA /7'.~' . '. j ExDI61nation of at\'DiQl or problem area: _v ~ CL- \"EGETATION (For Strata, indicate T = tree: S = shrub: H.= herb: V = vine) .' . U .. ~~. ~~.' 'cn-v-~'. 'W/L. Dominant Plant Species St~tum . 'k cover .. Inchc:1tor . Dominant Plant Sbecies St~tum''k c I fa v . 1/ ..... ~ .. ~ ~/{) 'HYDROPHYTl~ VEGETATIOS INDICATORS:' .. ,", ··.~ofdomjIiantsOBL FACW.& FAC (DO ~ • "'0', :'. :.-' ~./J;-' v···· , n (./ .f\a/N.A. ,~, f I, . ~ ~ ,'", ..:.' " Physiologic:alJreproducti\"e adaptations ,Wetland plomt daI:l.base ':"" p~:: I VlSualobsen"6l1ion of pl:mt species gro\\;ng in arez.of prolonged inundationls61turation Morphologic:l! adaptations .' Technical.Literature Personal' knowledge of re;io~1 plant communities Other ( e:<plain) .' Hydropbyticvegetation present'!· . . ~onale for ~ecisionIRenwks:' '. DO , ,.,., ::, .... .. : < -:: ' •• -•• .-, ,"\":->;,-.. . " .... HYDROLOGY Is it thi:growing se:1Son: , yes .... c§) Basedon:~soil temp (record temp '_' __ -') other (eXQ.lain I DepL'of inund:nion: _'_I _ inches Depth to free water in pit: ~ inches Depth to saturated soil: 0 inches . Check all that apply & e..xplain below:·. S~ Lake or gage data:· __ . AericiJ photoeraphs: ' Other: Wetland hydrology present'!· yes '.. .', Rationale for dec:isionIRemarks: . ~,; . no W mer Marks: on yes eJ Drift Lines: yes ~j O:<idized Root (live roo~ Channels <12 in. \'es (~o) F AC Neutral: yes(§) Other (explain):. Sc!diment D D~in.lge P~ . Loc.l) Soil 5 Water-stain I .. DA TA FORM 1 (Revised) Routine \Vetland Determination. <,VA State.\'·etland Delineation Manual o'r .i9s7to~s'\\·etland Delineation Manual) .... Iw..~ Date:. 2-//~O Lf . Applic:lntlo-'-il~ . .. ';~;' . Do Normal Citc:umsQnCe5~xist on the site: IS the site sipiifi~tI y di sturbed(a~ -pic~ situation r~ . Is the :u-ea a pOteruial Problem Area? Expl:ut:1tion of at".pidiJ or roblem area: County: State: srrlR: './G~ .. ".'" 'VEGETA nON (For strata. indicate T = tree: S = shrub: H= herb: V = vine). • .~/' .. " ..... ,._~ ~~.·.WI'-St~tum 9C co\·er . In~" Dominant Plant SDecies Stf.1tum 'iC co\'er. l. .. ~ j ~O I .. ~. 10 -r 10 1:10 ffi'1>ROPHYTI VEGETATlO~ I~"DICATORS: . ·1·. ~of domina11tsb~t·i=~~~:¥:p.-\tqoCY; ..... ' •. ' '.' ."'. ' .. \ ........ : ...... :.',:: , . '.: .\ ., ... '. . . ' .. 1 Ch'"..ck all indiCilIorSthat :li'pJy & exp~ln be 10-'-': .•... , ...• VlSUaI obsen-:llion of plant spedes 'gro\\in£ in'" 1 . areas of prolonged inund:ltioril~tu~tion'" . Morphologiol adaptations ..... ' . '. Tedmical Literature. '. .' ~' . . ' . '.~' '., ", " . : .. ~ . . PhysiologicalireprOducti\~~ adaptaiions W~dandplant daI:ibase.· I /C)· 'T' . ' .. .. : ..... , -. . ,~ ,-' . '-,' Personal knowledge ofrecional plant communities' , •... Other ( explain} '.-. 1 Hydrophyticvegetatjon present?. Rationale fot decision/Ren1:iks: . DO.: ": " .~,' .. , ... ' ..... " :,", 1 HYDROLOGY:. '. . ~ Is it the grov;-ingse:lS0n?yes .~ I Based on: ~'::~x~~j~~ ~-' __ -J . DepLof inundation: __ inches WaterMarkS: .' yes 'on, . Drift Lines: yes Oxidized Root (ljve roo.w,. Channels <:12 in. \'e5 l..I!o) '.'.",':,;.-.. . S~dim~nt DepOsits D~in:!.ge Patterns Local Soil Survey: ~~ .. --; DBL' F AC Neutral: . yes no Water-stain~Lea\"es yes ~ I Depth to free water in pit: L.inches _ th to saturated soil: .' 0 inches' Check all that apply & explain below: , Stre2m. Lake or gage data: ." __ . I . Other (exphtin): .;,. Aerial hotoeraohS:' Other. __ . '. .' yes 'DO I :We~a,ndbydrol~~· present? '. . .' Rationale for declslonlRemarks: " .:", . . p~.' ,t,...v!', .. ~ t8W..~ -. . 1 I. . ~.: 1-----· . WETLAND BOUNDARY MAP 1 ~.' "~'::;'.::-- I I' I'::' -." ....... ·1·····' .=.:.. ," I···•· ~ ", . ;', I' ·1······· .. I I I I I I I I. I' I I I I 2000 Wetland and Buffer Functions and Semi~uantitative Performance Assessment Wetland # /JtTfftr, I}JJ?':f'o.A~. Staff C.-fim-f1t.tL Date 9 I f q / n "7 '. "".1,,' • . ' .. ': : . Location 5 T . R . • . ·N/A= Not Applicable, Nil = No informatIOn available Table 1: Determini Wed~nd Size in Landsca e Context Attribute Total , Absolute Size > 10 acres I Wetland Loss in Basin <20% Size Relative to Other Wetlands in Basin (on ./ NWI .C)J-. I------~~.;;..;..;~~_+_-~~~ ........ ~_:_~~~=~=~~t_-~~~~-_+---~-__I ... :.:' .. ,' Buffer Condition > 60% disturbed < 20%' disturbed . score/5 Relative Size '. .' If score is'~ .. en give th.e question a 1 . .. If score is 1.5 to 2 then give the question a 2 7/S- Function . Flood! Storm Water Control.···· . Ifscore is 25 to ~3 then . ve the uestion a 3 Criteria' · ~siZe cumuIa1Ive score (see Table 1) ~~·Curnulativescore· {see Table. 1) _slzeaJrllUlative score {see. Table 1>" 0Yef1ne,orshaDOWdepresslon, " ~m1~wetIai1d·. _1ake,cIePressIons, headwatSrs.bogs·. ~~10%forestedcovar ". :b~30%~~<.· -..L~~;9--~;bes1edoutlet.·ooWr .. ;.;,,;;,uaCOlIsDci!l8doutlet '.< ...~Seink:oilSlrai,kidouUe'-· ~ -:.:q.;z:~~ ...... ,1.1.,;.,;,.......;,. ....'---....... ~ """,!,,'I.I ~~........ . 2~ .. ""'":,? ..... ~ .. GroundWater Support. Erosion/;' ,. Shorei'irie·";, ." Protectloll'-. . .. ' .: ..... /. '.'. '.' .....-. (/) .' fo"#"'-_-. Water Quality Improvement poIntS~ '. '. (max 12) . ~Size~8tivescCn (seiHid,ee1) , ._. ~auitulalr.ieSc0r8(SeeTable1) L.\'erlne, orshdowdepresslon' ~~ weUand .... · .~ located In lower 11.3 of 1he drainage .: .. ...;;;; located In mIddIe.1fJ .of 1he drailagEi _iemporaDy1looded or satUrated , /s8asonaJIyor ~i-permarienuY '. . '. .'. r-: .. ' .. ' . . .' .' .. ' .' '. tIooded or. saIlJ'ated :. '. .i· ~ ' .. '. . "~sParse ~rbs or no veg aIong~ ~sp~woodOrv8g8lOng OHW~' . ",;,~ .. >:':,':':., ~'~".' ... ~.' :"','''", ., ... ~. ~=~~30mfiom ·OHWM . · ..:.~~ shoreline develop8d _ rapid flow through site. .' _ < 50 % vegcover ~ <20% Shorenne deVeloped , ~weUiuld ~xiends aO'~ 60 m from' . ". '.OHWM.· .......•••.... ,'. "::':'20 tom shOreline deVefoPed . . . niOder8te flow through site ~-8{) % cover ... ' _20 to 50% of basin. upstream from '. . .)YI!1Iand is dewloped . ~resuft from Table 2 ./ result from Table 2 . . ~ SclIl coarse .:gravel. Sand, ~c¥oam ·;,~·~anic mlnefaJ mix .' , . . '. _SIze amwIatIve.score (see Table 1) _ lak8,depressions. headWaters,bogs _located In upper 113 of the drainage .. _ pennanentIy flooded or saturated,. or I~~xposed >40 % OBL _d8nse'iNc)od or veg along OHWM •. · . \~OWfloWthrough site _>80%vegcover .'. \~Io of basin upstream from '. wetland is developed _ result from Table 2 . . _ SoH heavy organic muck and peat . , 1 1 1 1 1 I I· . . . 1 1 ~I· 1 1 1 . 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # ____ ~ __________ Staff, ______ Date ________ _ Table 2: Overland Flow Contained in Wetland Attribute Low(l~t.J Medium (2 pts.) High (3 pts.) Total Configutation ~~ Shallow bowl-Deep Bowl- . ~ shaped shaped . I Drainage Basin Size ~2_acre~ Outlet Unconstrained Input Groundwater only' Basin Condition. <20% . impervious Flow Contained Natural Biological Support :"' .. _slze.cumulatlve score (seeT8b1e 1) --..: low connecllvltyto wg'd buffers _ ag land, low Y8g s1rucIuie . ~seasonaI surface water ~one habltattp PAB .PC1N PEM PSS PFO EST' _low plant diversity « 6 species) .. _> 50 % invasive specieS . . . 2-5 acres > 5 acres ._ I Semi-c.onstrained r-COnstra1ned _ ) g Surface fiowana" 'surface trOW :2-: C~oundwater-" 20-40 % . r-->40%::J ' . '7 im~ervious . . \ ,iinpemo ...... ..' ? . .. ---- , size cumulative score (see Table 1) . . ".; . . . '-mod . conn8dMtyto Wg'd buffers £~ c,r Vaget8Iion. .~surface Water ~habIIat~ ..•... . · •.. -.PABPOV(~~~5r L"modende ~diversIty (7-15 .sPPr . " :··~50·%InvasIve~·. .\/~ organic ~uIa1Ion . ",.':. "': . " ., ,",' , . score/S . _~cumulatlvescore (see Table 1) , ~connecllvltyto wg'd buffers . __ hlglvegstrucrure· . ~open water pools Ihroughsummer , ~3 habitat types . PAB.POW PEM PSSPFO EST ~highplani diversity (> 15 spp) ~ <.10% Invasive speCies, . ~hIgh'org~~ 8CcumuIation ' .. :,.:~::=W8tion __ fewh~ features -~~~~ _iSoJlitedtrOriJ upland habiIaIs ........ ~£-f1 ... .... ....:.high.Orgaidc expOrt .. ' .-.,Inany habitat featUres. " z= upmndhabftatS Speclfl~"', Habitat . . Functions . '. .. .' . . , . , . '. low Invertebrate habitat . -,--. . low amphibl~ habitat "~'-.. "" ~ low fish habitat .' · '/0 poIn11il-" --.,;Iow mammal habitat (rmix15j . '.' .-.Iowblrd habitat ", :" ,:",-parll8DyConnecteci to upland habitals _moderate InYertebrate habitat ~~abt~~ habitat . moderate fish habitat \7 moder~rnammal habHat . _moderate bird habitat .. ._slzeeumulativescore (see Table 1)· ~high habitat diversity ,7' ........ .... . .. . UhIgh sancluary or refuge '. ' . " . '." .. :','." .. ~hlgh InYertebrate habitat . ~ ..,' . _ high amphlbi~ habitat _high fish habitat _I}!gh mammal habitat ~igh bird habitat r, , I , ,Ii. I I I I I I I I I I ',I I I , , I " 2000 Wetland and Buffer Functions and Semi-qlJantitative Pertormance Assessment Wetland # "=:;o~ )(j)~JAl/2 ' Staff tSJ-Ao-tIuJ Date,S7lq/O~ , ", :". LoCation S T R' . N/A ='Not Applicable. Nli = No information available', Table 1: Determinin , Attribute Absolute Size Wetland Loss in Basin Size Relative to Other Wetlands inBasiri (on NWIma s Buffer Size Buffer Condition '. -; ",~, If score is ~1 then give the question a 1 ,'score/S Relative Size If score is ,L5 to 2 then give the question a 2 ',' If score is,25 to ~3 then 've the uestion a 3' Function GrounciWa~er 'Support Water,Quality __ moderate f.IOWlhrough site Improve.ment ,'~<50%vegCOver _5O-80%cowr ' _<20%'~ developed" _20 to 50% of baSIn upstream from ' ':resultfrOmT~~2 '", ," V:::::7 , k'~~ ~veI. Sar1d,sandylo~ .' '-Soil organiC minerai mix' ~~,In~.1I3of1he. ': , .' ...... . .:..... . ~ ,": : _" SIze cUnWtauve score (see Tabae 1) _ .18ke.depressions. headwaters,bogs , ~1ocated,1n upper 113of1he ctaip~ , ' _ ,permanently lIoOded or saIUrated, or interml1len1lY exposed . >40%OBL " :"~extends>200m"from 'OHWM _ <2O"k ShorelIne developed _ slow flow lhroiJgh site . ~~Yegcover' , ~> 50% of basin upstream from , we1Iandis ~veIoped result from Table 2 .' _ SoH heavy organic muCk and peat I I; I I I I I I I I . . I'" I :·1 I .. 'I~ I 1 'I: I I '.' . . . 2000 Wetland and. Buffer Functions and Semi-quantitative PerforrT1ance Assessment· Table 2: . Overland Flow Contained in Wetland" Attribute Low(! pt.) Configuration I c:!"late-shapEa. Drainage Basin Size < 2 acres Outlet , Unconstrained Input. Groundwater onlv Basin Condition. <20% ',". imperviouS Flow Contained Natural 81010g'lcal. . Support .i.~ve,y dlstwbed:' . . ;,...tSoJated trOmijpland habitats Spec I f I c -' __ loW Invertebrate habitat .' Habitat _loYfamphibian habitat '. ,~fish habHat . .' 0aw mammal habitat . . '. Functions ., ... ~ points_I (max 15) _low bird habitat '. '.' :, .. ~' . -. Medium (2 pts~) H~h (3 pts.) Total .shallow bowl=-" Deep Bowl- s~eQ shaped ('2-5 acres--I) > 5 acres S~i-:-;""'''+-;'''ed VConsuained -~ ' Surface flow and ~". Surface flow' \.. • ..... ..... L .... 20-40 % C:~400~~~ . impervious ' '. unpelVlous . score/S :Z-=~=1) ~=W9J~ _size cumulative score (see Table 1). ' ..:.... high cor1n8cavtty to veg'dbuffers -" '. _two habiIBt typeS ~=:~::1::)" _10to50%.~·~ rnod8rate orDanIc ai:cwriuJatkin·· '. .-~Oigamcexport" .' -iC:.habItal teaIureS .... . ". ~::"'7 __ · Vsizecumulative score. (see Table 1) Chmfat~ -moderate ~.or refuge' .~. ,- -:{~inllerteblate ~ , . .' j{mod~amphlbian habitat . _ mocierate fiSh habitat > - _~ate mammal habitat .. . _V moderate bird habitat· . 5Y .. .:® ... ~ .. ~ ........... ' .... . . ,n . ·.7:v · •.•.• . . . ....... ~ \leg s1rucIure . _open walerpools ttvOughsummer ~3 habitat typeS PAS PON PEM PSS PFO EST _hlghplantdivelSliy (> 15spp) . , .. ' ....... <10%.~ species .. '. _ tiisih oig~~ 8ccurn&koon .' ~iugtl cirg~ export ~many habitat featureS '. . __ ~ not disti.JItJ8d .. " 'L well COln aected to upland habitats _. size cumulative score (see Table 1) _high habitat diversity _- .:....hI9h sanCtuary Or retuQe ...'. ;..,.;~'amphlblan habitat . _ high fish habitat _ high mammal habitat ' _ high ,bird habitat . ./ .. - ~~:, :." TENANCY IN COMMON AGREEl\fENT (j~~ \' ElOPMENT PLANNING CITY OF RENTON DEC 012005 RECEIVED This Tenancy In Common Agreement (hereinafter "Agreement"), dated as of June 29, 2001, is made and entered into by and between IDA Group, LLC, a Washington limited liability company ("IDA") and LD. Kline Corporation, an Oregon corporation (''Kline''). IDA and Kline are sometimes hereinafter referred to individually as "Owner" and collectively as "Owners." RECITALS A IDA and Kline, as tenants in common, intend to acquire that certain real property and all of the improvements located thereon commonly known as the GM Auto Sales Property, located at 601 Rainier Avenue, Renton, Washington, 98055, and legally described on Exhibit A attached hereto (the ''Property''). Specifically, IDA intends to acquire an undivided 70% tenancy in common interest in the Property, and Kline intends to acquire, pursuant to a IRC Section 1031 tax deferred like-kind exchange, an undivided 30% tenancy in common interest in the Property. B. In order to define and manage their relationship with respect to the Property and each other, the Owners desire to subject their respective interests in the Property to this Agreement, which, among other things, provides for the joint acquisition, ownership, operation, management, development, leasing, financing and disposition of the Property. AGREEMENT Therefore, in consideration of the mutual covenants set forth herein, the Owners hereby agree as follows: SECTION 1. TERM This Agreement shall commence on the date the Owners take title to the Property in the manner provided in paragraph 2.1 of this Agreement, and shall continue until terminated by mutual agreement of the Owners or as otherwise provided in this Agreement. SECTION 2. ACQUISITION AND TITLE TO PROPERTY; NO PARTNERSHIP OR JOINT VE!\'TURE; ALLOCA nON OF PROFITS AND LOSSES 2.1 Acquisition and Title to Property. The Owners will acquire their respective ownership interests in the Property ("Ownership Interests") as tenants in common as follows: IDA ,"~ll acquire an undivided 70% tenancy in common interest in the Property, and Kline will acquire, pursuant to a IRC Section 1031 tax deferred like-kind exchange, an undivided 30% tenancy in common interest in the Property. IDA hereby acknowledges that Kline is acquiring its Ownership Interest in the Property in connection with a IRC Section 1031 tax deferred like-kind exchange of Kline's interest in the real property known as the Lakeview Building and located at 30819 14th Avenue South, Federal Way, Washington, 98003, and in connection therewith, IDA hereby agrees to cooperate. with Kline to effectively accomplish such exchange transaction; ~. , , , provided that (i) IDA shall not be obligated to incur any additional costs in order to enable such Section ] 03] tax deferred like-kind exchange (the "Exchange") to take place, (ii) any such additional costs shall be borne solely by Kline, and (iii) Kline shall be responsible for making all determinations as to the legal sufficiency, tax considerations and other considerations relating to the Exchange, the Exchange documents and the transactions contemplated thereby, and IDA shall not be responsible for, or in any way be deemed to warrant or represent any tax or other consequences of the Exchange arising by reason of IDA's performance of the acts required hereby. ,-,;cl:-(,: ;O<-'t "" -1 V.1 h:c/VA('t: T 7 -,..... 2.2 No Partnership or Joint Venture. The Owners expressly understand and agree that the acquisition of the Property and providing for its joint ownership, operation, management, development, leasing, financing and disposition in accordance with the terms of this Agreement does not in any way or for any purpose create a partnership or joint venture relationship between the Owners. The limited and only purposes of this Agreement are to provide for (i) the common acquisition and ownership of the Property, (ii) the operation and management of the Property and Building (as said term is defined in paragraph 5.1 hereof), (iii) the funding of the development of the Building on the Property, (iv) the financing of the development of the Building on the Property, and (v) the disposition of all or portions of the Property. Except for the Operating Account (as said term is defined in paragraph 4.l hereof) for the Property, the Owners shall have no joint bank accounts in respect of the Property or otherwise. No Owner shall file any partnership informational federal or state income tax return or other joint tax return inconsistent with the separate undivided tenancy in common ownership interests of each Owner in the Property. Without limiting the intent and effect of this paragraph 2.2, if for any reason the joint ownership of the Property ever should be deemed or treated for tax purposes as a partnership, then, in such event, the Owners intend and hereby protectively elect under Treasury Regulation Section 1. 761-2(a)(2) not to be a partnership. 2.3 Allocation of Profits and Losses. All profits and losses from the common ownership, operation and management of the Property, and all other items of deduction, credit, preference and the like associated therewith, shall be allocated and shared among the Owners in proportion to their respective Ovmership Interests in the Property. SECTION 3. [INTENTIONALLY OMITTED.] SECTION 4. COLLECTION OF INCOME, PAYMENT OF EXPENSES AND DISTRIBUTIONS 4.1 Collection of Income and Payment of Expenses. The commercial property manager referred to in paragraph 6.2 shall collect rental and any other income from the day to day operation of the Property and pay all expenses relating thereto. All net income resulting from operation of the Property shall be deposited in an interest bearing bank account to be opened for that purpose (the "Operating Account"), and costs not paid by the property manager arising from the joint ownership of the Property shall be paid from the Operating Account. All costs of having the Property professionally managed, maintaining the Operating Account and accounting for the 'f activity in the Operating Account shall be shared by the Owners in proportion to each Owner's Ownership Interest. 4.1 Distributions. Distributions of cash generated by the Property in excess of the amounts reasonably needed to operate, maintain and develop the Property and to maintain reasonable reserves, as reasonably determined by IDA, shall be made from the Operating Account from time to time as determined by IDA, to the Owners in proportion to their respective Ownership Interests. SECTION 5. DEVELOPMENT 5.1 Purpose. The Owners will construct at least one commercial office building containing at least 20~OOO square feet of rentable space on the Property C'Building"). It is the Owners' long- term goal and intent to develop, construct, own, manage and operate the Building on a parcel of the Property. The Property will be otherwise subdivided and developed or transferred to third parties. All decisions with respect to the subdivision, development and transfer of the Property will be made by IDA. /)./,.'<;)..;1 2,;v i {vUv~ .. \.b{AM'J .y )... I 5.1 Subordination. The Owners will subordinate their interests in the Property to lenders or other lienholders on the Property as and when requested by IDA to facilitate development of the Property as contemplated hereby. 5.3 Determination. Whenever this Agreement states that a decision is to be made or a matter is to be determined by IDA, such decision or determination shall be made by IDA in such a manner as is reasonably calculated to maximize the value of the Property and complies with this Agreement, and shall otherwise be in IDA's sole discretion. So long as IDA's decision or determination is in compliance with the foregoing, the decision or determination shall not be subject to change or challenge by any Owner. SECTI01\" 6. M..4.NAGEMENT 6. I General. All decisions with respect to the management of the Property shall be made by IDA, pro\-ided that all such decisions are consistent with the provisions of this Agreement. Without limiting the foregoing, however IDA shall have the authority to do the following on behalf of the Owners, so long as the terms thereof are customary, reasonable, fair, competitive, and consistent with the provisions of this Agreement: (a) enter into agreements for the lease, sale, exchange, or other disposition of portions of the Property; (b) grant a mortgage, deed of trust, security interest or agreement, pledge, or other .. instrument encumbering assets (including rents) in connection with developing the Property, or enter into any contract for such purpose; ( c) borrow money in the Owners' names ) in connection with developing the Property or utilize collateral owned by the Owners as security for such loans; (d) employ on behalf of the Owners or delegate duties and responsibilities to any Owner or any person, firm or corporation related or affiliated Vvith such Owner; and (e) rei ease, compromise, assign or transfer any claim, right or benefit relating to the operation of the Property. Notwithstanding the foregoing, no Owner shall have authority to act as an agent for or bind the Property or the other Owner in contravention of the provisions of this Agreement. 6.2 Propert\' Mana2:ement. IDA may employ Holman Real Estate Services, or such other property management firm as IDA may select, to operate and manage the Property on behalf of the Owners on such terms and for such compensation as is customary in Renton, Washington. 6.3 Execution of Documents. All documents (including 'without limitation, promissory notes, negotiable instruments, assignments, deeds, easements, bills of sale, leases, pledges, deeds of trust, mortgages, security agreements, contracts, and agreements) on behalf of or relating to the Property shall require the signature of all Owners. Each Ov..rner shall cooperate in executing, acknowledging and delivering all such documents and instruments authorized hereunder. Notwithstanding the foregoing, in order to facilitate the smooth development and operation of the Property, each Ov..rner hereby grants to Jack D. AIhadeff ("Alhadeff') their power-of-attorney solely for the purpose of executing, acknowledging and delivering (i) construction agreements, financing documents and all other documents necessary for development of the Property as contemplated by this Agreement, (ii) leases for the Property, and (iii) operating contracts for the Property, to the same force and effect as if they had been executed, acknowledged and delivered by each Ov.rner; provided, however, in the case of Kline, Alhadeff shall not exercise the foregoing power-of-attorney with respect to documents described in subpart (i) of this sentence unless he first gives Irvin D. Kline or his legal representative five (5) days advance written request to execute the applicable documents and instruments authorized hereunder (which written request shall include complete and legible copies of the documents and instruments which Kline is being asked to execute and deliver) and Irvin D. Kline or his legal representative is unable or otherwise fails to execute the applicable documents and instruments by the end of such five (5) day period. This power of attorney is coupled with an interest and is therefore irrevocable. 6.4 Compensation of Owners. Except as unanimously agreed in writing by the Owners or as othernise provided in this Agreement, no Owner, nor any person, firm, or corporation related or affiliated with an Owner, shall be entitled to any salary, commissions, fees or other compensation for services rendered to the Owners with respect to the management of the Property. Each Owner shall be reimbursed for reasonable and necessary costs and expenses, to be borne by the Owners in proportion to their Ownership Interests, which have been paid or incurred by such Ov..ner on behalf of the Property. 6.5 Outside Business Interests: No Fiduciary ObliQ:ations. This Agreement shall not preclude any Owner, or any officer, director, shareholder, manager or member of any Owner, from engaging, directly or indirectly, in any other business, irrespective of whether such business shall be similar to the management of the Property, or shall involve the development, construction, management or operation of other commercial properties for investment or othern~se; prO\~ded, however, notwithstanding the foregoing, no such business may compete with the management of the Property in a way that materially adversely effects the income or value of the Building or Property. In connection with the foregoing, all Owners hereby acknowledge that IDA is in the business of developing commercial real property in Renton, Washington and agree that IDA's engaging in said business shall not in and of itself constitute a violation of the foregoing prohibition. The Owners and the officers, directors, shareholders, managers and members of the Ovmers shall not have any fiduciary duty or obligation to the other Owners to offer to them any business opportunity of which they may have knowledge or be informed. The Owners and the officers, directors, shareholders, managers and members of the Owners shall not have any right to participate in any manner in the income earned or derived by or accruing to any Owner~ or any officer, director, shareholder, manager or member of any Owner, from the conduct of any other business. The Owners and the officers, directors, shareholders, managers and members of the Owners shall not be accountable to any other Owner or person associated with an Owner for any investment or business opportunity which he or she hereafter becomes aware of by reason of me operation of the Property. 6.6 Indemnification: RiQ:ht of Contribution. Each Owner shall indemnity and hold harmless the Property and each of the other Owners from any and all liabilities, losses, and expenses suffered or sustained (including, without limitation, any judgment, settlement, reasonable attorney's fees, or other costs or expenses incurred in connection with the defense of any actual or threatened action or proceeding) resulting from or arising out of any act of such Owner that is not within such ()v...rner's authority under this Agreement. In the event liability is asserted against any Ov.rner in connection with the Property or against the Property which results from or arises out of any act within such Owner's authority under this Agreement, all of the Owners and each of them, jointly and severally, agree to indemnity and hold harmless any Owner or Owners against whom liability is so asserted from any liability in excess of the proportionate liability of each of the Owners for obligations relating to the Property, which proportionate liability shall be in accordance v.~th each Owner's Ownership Interest. SECTION 7. ACCOUNTING MATTERS 7.1 Accounting Records. At all times during the common ownership of the Property, IDA shall cause to be kept, in accordance with generally accepted accounting principles consistently applied ("GAPP"), complete and accurate accounting records that reflect all of the operations and transactions relating to the Property; provided that during such time as Holman Real Estate Services is the property manager of the Property, said accounting records shall be kept in the manner in which Holman Real Estate Services previously kept the records for the Lakeview Building referred to in paragraph 2.1 above. All such accounting records and bank account statements for the Operating Account shall be maintained at IDA's office, and shall be available for inspection and the making of copies therefrom by any of the Owners, or their representatives, at reasonable times. Such accounting records and bank account statements shall be maintained by IDA and preserved during the tenn 'of this Agreement and for four (4) years thereafter. 7.2 Calendar Year. All transactions relating to the Property shall be maintained on a calendar year basis. 7.3 lumual Reports to Owners. The Owners, at their joint expense, shall have a mutually selected certified public accounting finn (or the property manager) furnish to each Owner 'within seventy-five (75) days after the end of each calendar year an annual report of information required to prepare income tax returns for the Owners, including cash flow, details of fixed asset acquisitions and dispositions, and such other selected infonnation, such as unpaid bills and rent deposits, as may be requested by a majority of the Owners. 7.4 Reserves. From time to time IDA may decide to establish reasonable reserves or abolish reserves for estimated accrued expenses and unknown or unfixed liabilities or contingencies relating to the Property. 7.5 OperatinQ Account. The Operating Account shall be maintained in such federally insured banking institutions as IDA shall determine. All rents, interest, and other receipts shall be deposited in the Operating Account and all operating expenses and disbursements to Owners shall be paid from the Operating Account. The funds held in the Operating Account shall not be commingled with the funds of any other person or entity. 7.6 OperatinQ Expenses. The Owners shall bear all operating costs and expenses attributable to the management of the Property in proportion to their Ownership Interests. The operating ex-penses shall include, without limitation: (i) expenses incurred with respect to the management, operation, leasing, and ownership of the Property~ (ii) interest and principal payments, loan fees and other expenses related to any indebtedness secured by the Property~ and (iii) administrative expenses such as accounting, legal, and other professional services, audits, and bookkeeping. The Owners shall be reimbursed for reasonable and necessary travel and out-of- pocket expenses, copying, postage, long distance telephone expenses and costs of supplies, paid or incurred by such Owner in connection with the management of the Property. 7.7 Audits. Any Owner may cause an audit to be made of the accounting records relating to the management of the Property by a certified public accountant and/or to cause certified or audited financial reports to be prepared at the Owner's own expense; provided, if such audit and/or certified or audited reports shows an error of more than ten (10%) percent of profit or loss, on a cash basis, then all costs of the audit and/or preparation of the certified or audited financial reports shall be paid from the Operating Account as a joint expense of all of the Owners. 7.8 Quarterlv Income and Expense Statements: Financial Statements; Appraisals. During the term ofthis Agreement, IDA shall: (i) calendar-quarterly, within ten (10) days after the end of each calendar-quarter, provide to each Owner quarterly income and expense statements reflecting the income and expenses in connection with all of the operations and transactions relating to the Property for such calendar-quarter, and (ii) annually, within seventy-five (75) days after the end of I· , , , each calendar year, provide to each Owner an unaudited year-end financial statement, prepared in accordance with GAPP, reflecting all of the operations and transactions relating to the Property for such 12 month period. In the event at any time IDA has an audited financial statement prepared reflecting all of the operations and transactions relating to the Property, IDA shall promptly provide a copy of such audited financial statement to each of the Owners. In the event at any time IDA causes the Property or any portion thereof or any improvement located thereon to be appraised, IDA shall promptly provide a copy of the appraisal to each of the Owners. SECTION 8. TRANSFER OF OWNERSHIP INTEREST 8.1 Transfer of PropertY Interest. An Owner may transfer all or part of such Owner's Ownership Interest in the Property only as follows: (a) to a corporation, limited liability company or other entity of which the Owner ov\'Ils the majority of the voting stock, percentage interest or other controlling interest (a "Controlled Entity"); (b) by gift, sale, intestate succession or testamentary disposition to the spouse and/or children of a person owning an interest in an Owner, or to a trust for the benefit of such person's spouse and/or children, but only through the transfer of an ownership interest in the subject Owner (i.e., by transferring stock in Kline to the spouse and/or children of a stockholder in Kline, or by transferring a membership interest in IDA to a spouse and/or children of a member in IDA); (c) to another Owner in accordance with the provisions of Section 8.2; (d) to a third party in accordance with the provisions of Section 8.2; ( e) pursuant to an option granted to any Owner by any other Owner with the unanimous written approval of all of the Owners, in strict accordance with the provisions of such option; or (f) upon the unanimous written approval of the remaining Owners. In addition, IDA shall have the right to transfer all (but not less than all) of its Ownership Interest in the Property to a new limited liability company to be formed by Alhadeff ("New LLC"), provided that during the term of this Agreement, Alhadeff shall at all times solely manage and control the New LLC and own at least a majority ownership interest in the New LLC. In the event IDA transfers its Ownership Interest in the Property to New LLC, New LLC shall become, effective as of the date of transfer, the manager of the Property and for purposes of this Agreement, all references herein to IDA shall thereafter be deemed to mean and refer to New LLC. Any purported transfer, including but not limited to a sale, encumbrance, assignment, pledge, gift, bequest or other transfer, and whether voluntary, involuntary or by operation of law (collectively, a "Transfer") of all or part of an Owner's Ownership Interest in the Property which is not described in this Section 8.1 shall be void and of no effect against any other Owner. In the I . event of a Transfer which is described in this Section 8. I (other than as described in Section 8.I(b) of this Agreement), the Controlled Entity or transferee shall automatically be admitted as a substituted Owner upon the execution of a counterpart copy of this Agreement, as amended from time to time, pursuant to which such Controlled Entity or transferee agrees to be bound by the provisions of this Agreement, including all amendments hereto. 8.2 Transfer Procedure. In the event that an Owner (the "Selling Owner") wishes to Transfer its Ownership Interest in the Property or any portion thereof (the "Offered Interest") in a Transfer not described in Section 8.1 hereo£: the provisions of this Section 8.2 shall apply. 8.2.1 Transfer Notice. The Selling Owner shall first notify in writing the other Owners of the identities of the Selling Ov\IJ1er and the proposed transferee(s), the amount of the Offered Interest and the proposed price and terms of the subject Transfer (each, a "Transfer Notice"). 8.2.2 Owner Purchase. Thereupon the other Owners shall have the right to purchase any of the Offered Interest at the price and on the terms offered by the proposed transferee, provided that if such price or terms includes consideration other than money, the provisions of Section 8.2.4 hereof shall apply. In order to exercise their purchase rights, the other Owners shall, within thiny (30) days after receiving the Transfer Notice, deliver to the Selling Owner a written election to purchase so much of the Offered Interest as each may desire to purchase. If the total amount of the Offered Interest that all other Owners elect to purchase exceeds the available amount of the Offered Interest, each such OV\IJ1er shall have a priority right to purchase an amount of the Offered Interest equal to the lesser of: (i) the amount which of the Offered Interest which the purchasing Owner elected to purchase as set forth in such purchasing Owner's written election, or (ii) an amount equal to the total Offered Interest multiplied by a fraction, the numerator of which is the Ownership Interest oV\IJ1ed by the purchasing Owner and the denominator of which is the sum of Ownership Interests oV\IJ1ed by all Owners who elected to purchase the Offered Interest. That portion of the available Offered Interest not purchased on such a priority basis shall be allocated in one or more successive allocations to those Owners who have indicated in their written elections that they desire to purchase more than the amount of Offered Interest to which they have priority right, with the allocation determined by the fraction, the numerator of which is the Ownership Interest owned by such purchasing Owner and the> denominator of which is the sum of Ownership Interests owned by all such purchasing Owners. 8.2.3 Transferee Purchase. If the other Owners together do not exercise their purchase rights within the time period provided herein with respect to all of the Offered Interest, the Selling Owner shall be free for a period of six"!y (60) days thereafter to Transfer the Offered Interest to the transferee(s), at the price and on the terms set forth in the Transfer Notice. Upon expiration of such sixty (60) day period, any Transfer of the Selling Owner's interest in the Property shall again be subject to the restrictions set forth in Section 8.1. 8.2.4 Nonmonetary Consideration. If the terms of the proposed Transfer include consideration other than money, the other OV\'I1ers who purchase the Offered Interest ("Buyers") may at their option substitute for such consideration the monetary equivalent thereof (the "Monetary Equivalent"). If the Selling Owner and the Buyers cannot agree upon the Monetary Equivalent, then the same shall be detennined by appraisal in accordance with the provisions of Section 10.1 below. 8.2.5 Closing. Unless otherwise agreed by the parties, the closing of any sale pursuant to this Section 8.2 shall take place at the principal office of the Selling Owner on the first regular business day more than sixty (60) days after the later of (i) the date on which all Buyers have been identified in accordance with Section 8.2.2 or (ii) the monetary equivalent of any non- monetary consideration has been detennined in accordance ~~th Section 8.2.4. The purchase price shall be paid in accordance with the terms of the Transfer Notice, provided that to the extent the purchase price is paid in the form of the monetary equivalent of any non-monetary consideration as determined in accordance with Section 8.2.2 hereof, it shall be paid in full in cash at closing. SECTI01\" 9. BANKRUPTCY 9.1 Definition. For purposes of this Agreement, ''Bankruptcy'' shall mean, with respect to any Owner, (i) the filing of a voluntary or involuntary petition in bankruptcy by or against that Ovmer pursuant to Chapters 7 or 11 of the United States Bankruptcy Code, unless such petition is denied or dismissed within thirty (30) days after filing in the case of a voluntary petition, or within ninety (90) days after filing in the case of an involuntary petition, (ii) the entry of an order of relief in bankruptcy ofan Owner, (iii) the assignment by an Ovmer of its Ownership Interest in the Property for the benefit of creditors, (iv) the appointment of a receiver or trustee for all or substantially of an Owner's assets, (v) the attachment of an Owner's Ovmership Interest in the Property which is not released within thirty (30) days, or (vi) the undertaking by any Owner of any course of action amounting to the commencement of liquidation or dissolution proceedings. 9.2 Purchase of Bankrupt Owner's Interest or Sale of Property. Upon the Bankruptcy of any Owner (the ''Bankrupt Owner"), the remaining Owners shall be entitled to purchase all (but not less than all) of the Bankrupt Owner's Ownership Interest in the Property at a price equal to ninety percent (90%) of the appraised value of such Ownership Interest, as determined by appraisal in accordance with Sections 10.1 and 10.2 below ("Appraised Value"). Unless the remaining Owners electing to purchase the Bankrupt Owner's Ownership Interest otherwise agree, each remaining Owner shall be entitled to purchase its proportionate share of the Bankrupt Owner's ()v;nership Interest, determined by multiplying the Bankrupt Owner's Ownership Interest by a fraction, the numerator of which is the remaining Owner's Ownership Interest and the denominator of which is the sum of all Ownership Interests of all remaining Owners electing to purchase the Bankrupt Owner's Ownership Interest. The remaining Owners shall exercise their right to purchase the Bankrupt Owner's Ownership Interest by delivering to the Bankrupt Owner a written notice of such exercise within ninety (90) days after the receipt of written notice of the Bankruptcy of the Bankrupt Owner or, if later, within thirty (30) days after the determination of the Appraised Value of the Bankrupt Owner's Ownership Interest. If the remaining Owner(s) do not eJect to purchase the entire interest of the Bankrupt Owner as provided in this Section 9.2, the remaining Owners(s) shall proceed with reasonable promptness to sell the Property and to distribute the net sales proceeds in accordance with Section 11.4 below. . / . ., . , 9.3 Pavrnent of Purchase Price. In the event the remaining Owners elect to purchase a Bankrupt Owner's Ownership Interest in accordance with Section 9.2 above, the purchase price shall be paicL at the option of the remaining Owners purchasing the Bankrupt Owner's Ownership Interest, (i) in cash., or (ii) by promissory notes of the remaining Owners purchasing the Bankrupt Owner's Ownership Interest providing for equal monthly payments of principal and interest amonized over a period not exceeding five (5) years, with simple interest on the unpaid balance at the Bank of America prime rate plus three (3 %) percent as of the date of the purchase in question, which promissory notes shall be secured by security interests in the Ownership Interests in the Property of the remaining Owners electing to purchase the Bankrupt Owner's Ownership Interest. 9.4 Outstanding Liabilities. In the event the remammg Owners purchase a Bankrupt Owner's Ov.'Ilership Interest in accordance with Section 9.2 above, the remaining Owners shall (i) pay all obligations and liabilities relating to the Property that exist on the effective date of such purchase as they mature and become due, and (ii) shall indemnify and hold hannless the Bankrupt Owner, jointly and severally, from any such obligations or liabilities accruing after the effective date of such sale, excluding, however, any liabilities, known, unlalOwn, or contingent, which may thereafter become due as a result of any negligent act or omission of the Bankrupt Owner, or any act of the Bankrupt Owner which is in contravention of this Agreement. 10. APPR-USAL 10.1 Appraisal. In the event an Ownership Interest is to be determined by appraisal as provided in Section 9.2 hereof: the matter shall be submitted for determination to a mutually agreeable licensed appraiser having a minimum of seven (7) years experience appraising real estate of the same nature and type as the Property. Such appraiser shall, within thirty (30) days after his or her appointment, determine the fair market value of the applicable Ownership Interest, which determination shall be binding upon the parties. If the parties cannot agree within a reasonable period of time upon an appraiser with the foregoing stated specifications, then, upon petition of any of the Owners, an appraiser meeting the foregoing stated specifications shall be appointed by the Superior Court of the State of Washington for King County. Each party shall pay one half of the costs of any appraiser appointed pursuant to this Section. 10.2 Determination of Appraised Value of Property. In determining the Appraised Value of the applicable Ownership Interest for purposes of Section 9.2, the appraiser shall value the Property on a going-concern basis, and shall observe the foIIo\\1ng in connection therewith: (a) the Property shall be valued at fair market value net of usual arid customary selling expenses and other transaction costs~ (b) the valuation shall include all items of substantial value compnsmg the Property, including all leases and all bank accounts maintained with respect to its management and operations~ /. . " ( c) the valuation shall include establishment of reasonable reserves for estimated accrued ex-penses, anticipated expenses, and unknown or unfixed liabilities or contingencies relating to the Property; (d) past, present, and prospective income to be received from existing leases shall be considered; (e) the maturity dates, interest rates, terms and character of the indebtedness relating to the Property shall be considered; (f) the manner in which interests in the Property shall be distributed upon termination of this Agreement pursuant to Section 11.4 below shall be considered; (g) the allocation of profits and losses from the operation of the Property pursuant to this Atrreement shall be considered; and (h) the price at which similar commercial properties in the same geographic area have been sold shall be considered. 11. WINDING-UP A1'.TJ> TERMINATION 11.1 Events of Termination. The joint management of the Property pursuant to this Agreement shall terminate upon the first to occur of the following events: (a) the termination of the joint ownership of the Property by agreement or operation of law; (b) the failure of the remaining Owner(s) to purchase the interest of a Bankrupt Owner pursuant to Section 9.2 above; (c) the unanimous written decision by the Owners to terminate this Agreement; or (d) the sale, transfer, exchange or other disposition of all or substantially all of the Property (excluding, however, any 1031 tax deferred like-kind exchange of the Property for substitute real property to which all of the Owner's unanimously consent). 11.2 Continuation of Joint Management. Following the occurrence of an event described in Section 11.1 above, the joint management of the Property shall be continued to the extent deemed necessary by the Owners, or other persons duly authorized by law, in order to allow an orderly winding-up of the joint management of the Property, including, without limitation, the sale of the Property pursuant to the provisions of Section 11.4 below. 11.3 Exclusive Procedure: Waiver of Right of Sale or Partition. The joint management of \ the Property may be terminated and wound-up only as provided in this Section I I. Each Owner .1 • ~ • hereby irrevocably waives the right to cause a sale or partition of the Property, except as provided in this Agreement. 11.4 Distribution of Assets. Upon the termination of the joint management of the Property as provided in Section 11.1 above, the Owners, or other persons duly authorized by law, shall wind up the joint management of the Property, and if such Owners elect to sell the Property, to jointly market and sell the Property for such price and upon such terms as shall be determined by the Owners by agreement or, barring such agreement, as determined by appraisal in the manner provided in Section 10 above, and to thereafter distribute the cash in the Operating Account and/or the net proceeds from the sale of the Property in the following order: (a) federal or state taxes, including interest and penalties thereon, accrued or assessed against the Property shall be paid or provided for; (b) all liabilities and obligations due non-Owner creditors shall be paid or provided for; (c) all loans or other indebtedness owed to any Owner shall be paid or provided for; (d) a reserve in such amount as IDA deems reasonably necessary shall be established for any contingent, unfixed or unknown liabilities relating to the Property; and (e) all amounts remaining thereafter shall be· paid to the Owners in the same proportion as the Owners' Ownership Interests. For purposes of this Section 11.4, any assets (other than an interest in the Property) which are distributed in kind to the Owners shall be treated as though such assets were sold. The difference between the fair market value of each asset distributed in kind and its book value shall be treated as gain or loss on the sale of the asset and such gain shall be allocated to the Owner receiving such appreciated asset in kind. 12. GE.l\"'ERAL PROVISIONS 12.1 Arbitration. All claims and disputes arising under this Agreement shall be resolved by arbitration in Renton, Washington pursuant to the rules of the American Arbitration Association befo~e a single arbitrator having demonstrated expertise in the matter submitted for determination. If the parties cannot agree upon an arbitrator, the arbitrator shall be appointed by the Superior Court of the State of Washington for King County upon petition of any Owner. The decision of the arbitrator shall be final and binding upon the Owners and shall be enforceable in accordance with the laws of the State of Washington. 12.2 Notices. All notices required or permitted to be given under this Agreement shall be in writing and shall be personally delivered or sent by certified mail, return receipt requested, ., . , . postage prepaid, or by facsimile with confirmed receipt, or by commercial overnight couner service, addressed to the intended recipient at its address set forth below: If to JD:\., to: If to Kline, to: with a copy to: IDA Group, LLC. c/o Mr. Jack D. Alhadeff 11661 S.E. First Street Suite 203 Bellevue, WA 98005-3526 LD. Kline Corporation Attn: Irvin D. Kline 175 Heatherwood Lane Roseberg, OR 97470 Jeffrey S. Tarr Sussman Shank LLP: 1000 SW Broadway, Suite 1400 Portland, OR 97205 Either parry may from time to time by notice to the other given in accordance with this Section 12.2 designate such other address( es) or recipient( s) for the giving of notices as such party deems necessary. All notices shall be deemed given when actually delivered to the applicable address as set forth herein. 12.3 Entire Am-eement; Amendment. This Agreement represents the entire agreement and understanding of the Owners with respect to operation of the Property. This Agreement may be amended only by a written document signed by all of the Owners. 12.4 Successors and Assigns. This Agreement shall bind and benefit the Owners and the Owners' members' or shareholders' respective heirs, executors, legal representatives and permitted successors and assigns; provided that nothing contained in this Section 12.4 shall be construed to permit Transfer of an interest in the Property not otherwise expressly permitted elsewhere in this Agreement. 12.5 Waiver. No right or obligation under this Agreement shall be deemed to have been waived unless evidenced by a writing signed by the party against whom the waiver is asserted. Any waiver shall be effective only with respect to the specific instance involved, and will not impair or limit the right of the waiving party to insist upon strict performance in any other instance, in any other respect, or at any other time. 12.6 Attorney's Fees. In the event that any proceeding shall be brought to enforce or interpret this Agreement, the prevailing party in such proceeding shall have and recover against the other party(ies), in addition to all court costs and disbursements, such sum as the court or arbitrator may determine to be a reasonable attorney's fee. . t _ 12.7 Applicable Law; Venue. This Agreement shall be interpreted, construed and enforced in all respects in accordance with the laws of the State of Washington without reference to its choice oflaw rules, and venue for any action arising under this Agreement shall lie in the Superior Court of Washington for King County. 12.8 Further Assurances. All Owners shall prepare, execute, acknowledge, file, record, publish and deliver such documents, and perform such acts, as may be necessary or appropriate to make this Agreement effective and binding upon all parties, to carry out the purposes of this Agreement, or which may be required under any applicable laws of the State of Washington. 12.9 Partial Invalidity. If any provision of this Agreement or application thereof to any person or circumstances is, to any extent, invalid or unenforceable, the remainder of this Agreement, or the application of such provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and the invalid or unenforceable provision shall be deemed replaced with a valid and enforceable provision as similar as possible to the provision replaced. 12.1 0 Timeliness: Reasonableness. Whenever the consent or approval of an Owner is required hereunder, the same shall not be unreasonably withheld or delayed. 12.1] Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original and all of which shall constitute one agreement notwithstanding that all of the parties are not signatory to the original or the same counterpart. 12.12 Survival of Representations; Covenants: Indemnities. All representations, warranties, covenants, agreements, undertakings and indemnities of the Owners set forth in this Agreement shall survive the termination of this Agreement. 12.13 Interpretation. Headings used in this Agreement have been included for convenience and ease of reference only and shall not in any manner influence the construction or interpretation of any provision of this Agreement. Unless otherwise provided, or unless the context shall otherwise require, words importing the singular shall include the plural and vice versa and the masculine, feminine or neuter gender shall include the others. 12.14 Facsimile Sismatures. Each party (i) has agreed to permit the use, from time to time and where appropriate, of telecopied signatures in order to expedite the transaction contemplated by this Agreement, (ii) intends to be bound by its respective telecopied signature, (iii) is aware that the other will rely on the telecopied signature, and (iv) acknowledges such reliance and w.1oi\leS any defenses to the enforcement of the documents effecting the transaction contemplated by this Agreement based on the fact that a signature was sent by telecopy. Documents executed by telecopied signatures will be promptly replaced wi~h documents bearing original signatures... IDA: Kline: IDA Group, LLC, I.D. Kline Corporation, , -I • an Oregon corporation BY:b~~ j).~ Irvin D. Kline, President '. .' ~ Exhibit A Legal Description The follov\TItg described real property located in the County ofIGng, State of Washington: THAT PORTION OF LOTS 1 AND 2, BLOCK 1, LYING SOUTHERLY AND EASTERLY OF THE CENTER LINE OF VACATED SOUTII 123RD STREET; EXCEPT lliA..T PORTION TIIEREOF LYING NORTI1ERL Y OF A LINE WHICH IS 110 FEET SOUTHERLY FROM AND PARALLEl TO TIIE SOUTHERLY MARGIN OF SOU11l 122ND S1REET TOGETI-IER V,TIH THAT PORTION OF LOT 3, BLOCK 1, LYING WESTERLY OF TIIE CENTER LINE OF VACATED SOUTH 123RD STREET; AND TOGETIiER \\'TIB LOTS 4 AND 7, BLOCK 1; EXCEPT THAT PORTION LYING NORTHERLY AND EASTERLY OF VACATED SOuill 123RD STREET; AND TOGETHER \VTIlI TIIE NORDI 150 FEET OF LOT 2, BLOCK 2; THE WEST 61.72 FEET OF TIIE NORDI 150 FEET OF LOT 3, BLOCK 2; THE NORTh 125 FEET OF TIIE EAST 28.28 FEET OF LOT 3, BLOCK 2; THE NORTH 125 FEET OF LOTS 4 MlD 5, BLOCK 2; THE NORTH 125 FEET OF TIIE WEST 14.99 FEET OF LOT 6, BLOCK 2; THE NORTH 140 FEET OF LOT 6, EXCEPT THE WEST 14.99 FEET THEREOF, OF BLOCK 2; AND ALl OF LOT 7, BLOCK 2 AND TOGE LHER \\TIH THE SOUTHERLY 100 FEET OF LOT 7, AND ALL OF LOT 8, BLOCK 3; ALL OF BLOCK 5; AND BLOCK 6 EXCEPT THE SOUTH 192 FEET THEREOF; ALL IN WOODY GLEN ADDITION, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 47 OF PLATS, PAGES 91 Al\D 92, RECORDS OF KING COUNTY, WASHINGTON. TOGETHER V.TIH THAT PORTION OF BLOCKS 13 AND 22, LATIMER'S LAKE PARK ADDITION, ACCORDING TO THE PLA..T THEREOF RECORDED IN VOLUME 18 OF PLATS, PAGE 63, RECORDS OF KING COUNTY, WASHn\GTO~, WHICH LIES EAST OF SAID WOODY GLEN ADDITION AN"D WEST OF A LINE DRAWN PARALLEL wrrn: .MTI 50 FEET WESTERLY WHEN MEASURED AT RIGHT ANGLES AlID/OR RADlAll Y FROM THE CENTER LINE OF PRIMARY STATE HIGHWAY NO 2 (RAINIER AVENUE), AND EXTENDING FROM HIGHWAY ENGINEER'S STATION 80-30 SOUTHERLY TO HIGHWAY ENGINEER'S STATION 88+75; EXCEPT THAT PORTION THEREOF LYING EAST OF THE SOUTH 192 FEET OF BLOCK 6 OF THE PLAT OF WOODY GLEN; AND TOGETIIER WITH LOTS 1 THROUGH 6, INCLUSIVE, BLOCK 17, LATIMER'S LAKE PARK ADDITION, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 18 OF PLATS, PAGE 83, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT PORTION CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEEDS RECORDED UNDER RECORDING N'UMBERS 956173 AND 2032137; TOGETIfER V,TIH THAT PORTION OF VACATED NORTIIWEST 7TH STREET AS VACATED PURSUANT TO ORDINANCE NO. 3455, RECORDED UNDER RECORDING NUMBER 8011030532, WHICH, UPON VACATION, A IT ACHED TO SAID PROPERTY BY OPERATION OF LAW: AND TOGElHER \lJTIB THAT PORTION OF VACATED SOUTH 123RD STREET AS VACATED PURSUANT TO ORDINANCE 1'.'UMBER 4357, RECORDED UNDER RECORDING NUMBER 9206181901, WHICH, UPON VACATION, AIT ACHED TO SAID PROPERTY BY OPERATION OF LAW. LIMITED LIABILITY COMPANY AGREEMENT OF JDA GROUP, L.LC. This Ag.reement is made and entered into as of .J:, ~ II . :WOO by and among the persons identified on the attached Exhibit A. which is by this reference incorporated erem and made a part hereof (the "Members"). RECITALS A. By their mutual consent. the Members formed a limited liability company (the "LLC") under the laws of the State of Washington on the date set forth above for the purpose of owning and operating a real estate management company. B. The Members intend that the LLC should be carried on in the form of a limited liability company duly organized under the laws of the State of Washington. C. The Members wish to set forth in writing the terms and conditions on which the LLC was formed and on which its business shall be conducted. AGREEMENT NOW, THEREFORE. in consideration of the mutual promises of the parties. each to the other. and of other good and valuable consideration. the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: ARTICLE I -DEFINITIONS As used in this Agreement. the following defined terms shall have the meanings specified below: Section 1.01. Act means the \Vashington Limited Liability LLC Act. RCW 25.15. as amended. Section 1.02. Agreement means this Limited Liability Company Agreement. as initially executed, or as amended from time to time. as the context may require. Section 1.03. Bankruptcv shall mean. with respect to any Member, the filing of a voluntary or involuntary petition in bankruptcy by or against a \Iember pursuant to Chapters 7 or 11 of the United States Bankruptcy Code, unless such petition is denied or dismissed within thirty (30) days after filing in the case of a voluntary petition, or within ninety (90) days after filing in the case of an involuntary petition; the entry of an order of relief in bankruptcy of a Member; the assignment by a Member of its Percentage Interest for the benefit of creditors: the appoinonent of a receiver or trustee for a Member's property: and the attachment of a Member's Percentage Interest which is not released within thirty (30) days; or the undertaking by any Member of any course or action amounting to the commencement of liquidation or dissolution proceedings. Section 1.04. Capital Account means the account established and maintained for each Member on the books of the LLC pursuant to Section 6.6. Section 1.05. Cavital Contribution means the total amount of money and the fair market value of property (net of liabilities secured by such property that the LLC is considered to assume or take subject to under Code Section 752) actually contributed to the LLC by each Member pursuant to the terms of this Agreement. Any reference to the Capital Contribution of a Member shall include the Capital Contribution made by a predecessor holder of the interest of the Member. Section 1.06. Code means the Internal Revenue Code of 1986, as amended. LLC AGREEMENT -JDA - C -PAGE I Section 1.07. LLC means JDA Group, L.L.c., a limited liability company formed and operated under the terms and conditions of this Agreement. Section 1.08. Major Decision means a decision by the LLC to adopt a matter listed in Section 4.2.3. Section 1.09. Member means each person who executes a counterpart of this Agreement and makes a Capital Contribution. Section 1.10. Percentage Interest means a Member's percentage interest in the LLC, which, unless modified by an amendment to this Agreement. shall be as set forth on Exhibit A. Section 1.11. Regulations means the Treasury Regulations promulgated under the Code by the Secretary of the Treasury. ARTICLE II -ORGANIZATION Section "'.1 Formation. This LLC was formed under and pursuant to the Act by filing the Certificate of Formation on the date set forth above. Consistent with the Act and the Certificate of Formation, the LLC will be operated pursuant to the terms and conditions contained in this Agreement. Section 2.2 Name. The name of the LLC will be JDA Group. L.L.c. The Members may change the name of the LLC at any time, provided all provisions of the Act are satisfied in connection with such name change. Section"'.3 Fictitious Name Statements. The Manager will execute, and cause to be filed in the appropriate offices, any fictitious-name or doing-business statements or registrations that may be required by the laws of any state, and any other certificates or documents the Manager deem necessary or appropriate to comply with the requirements for qualification and operation of a limited liability LLC under the laws of the State or of any locality or other jurisdiction in which the LLC does business or owns property. Any such statement, registration, certificate or document may be executed on behalf of any Member by its attorney-in-fact, including any attorney-in-fact under Article X. Section ").4 Term. The LLC will continue for a term of sixty (60) years, and shall automatically terminate on the sixty (60) -year anniversary of the date of this Agreement, unless the LLC is terminated earlier pursuant to the provisions of Section 11.1. ARTICLE III -PURPOSES OF THE LLC Section 3.1 Purposes. The primary purpose of the LLC is to facilitate ownership and operation of certain commercial real property located on South 4th Street, Renton, WA and other commercial real estate. In addition, the LLC may engage in any other business or activity that is necessary or incidental to the LLC's primary purpose. Section 3.2 Authority of the LLC. In order to carry out any of its purposes, the LLC is authorized to take any lawful action consistent with any such purpose that a partnership is permitted to take under the laws of the State. . Section 3.3 Title to LLC Property. All property owned by the LLC, whether real or personal, tangible or intangible, will be deemed to be owned by the LLC as an entity, and no Member will have any individual ownership of such property. The LLC may hold any of its assets in its own name or in the name of one or more individuals, partnersh ips, trusts or other entities, as nom inee for the LLC. ARTICLE IV -MEMBERS Section 4.1 Members. The names and addresses of the Members are set forth on Exhibit A. LLC AGREEMENT -JDA - C -PAGE 2 Section 4.2 Authority of Members. Section 4.2.1 General. Any matter affecting the LLC may be submitted to a vote for the consent of the Members. All Members shall be entitled to vote on any matter which is submitted to a vote for the consent of the Members. Section 4.2.2 Matters Requiring Majoritv Consent. The following matters shall be submitted to a vote for the consent of the Members, and shall require the consent of a majority of the Members in order to be adopted by the LLC: (a) the election of Managers; (b) the removal of any Manager with cause; (c) the filling of any position for Manager, whether created by resignation, renewal, death or the increase in the number of Managers; and (d) approving any transaction involving an actual or potential conflict of interest between a Member or a Manager and the LLC. For purposes of this Agreement, the term "majority of the Members" shall mean a Member or group of Members owning, individually or collectively, more than fifty percent (50%) of the Percentage Interests of the LLC. Section 4.2.3 Matters Requiring Unanimous Consent. The following matters shall be submitted to a vote for the consent of the Members, and shall require the consent of Members owning, individually or collectively, one hundred percent (100%) of the Percentage Interests of the LLC in order to be adopted by ~he LLC: (a) requiring or permitting the Members to make additional capital contributions or requiring the Members to make loans to the LLC, and, in the event of such requirement, the terms upon, and proportions in which, such funds will be contributed or loaned. (b) the setting or adjusting of compensation or benefits of Managers (other than granting Managers compensation increases to compensate for increases in the cost of living, which shall be within the discretion of the Managers); (c) expelling a Member pursuant to Section 4.14.3 of this Agreement; (d) withholding Net Cash Flow from the Members and applying it to reduction of the LLC's indebtedness pursuantto Section 7.2.2; (e) transferring substantially all of the assets of the LLC; (f) merging the LLC into any other entity; (g) dissolving the LLC; (h) causing the LLC to seek protection from creditors under federal or state bankruptcy or insolvency laws; (i) permitting a Member to make a loan to the LLC, and the terms upon which such loan will be made; G) taking any action reserved to the Members by the Act, the Certificate of Formation or this Agreement; and LLC AGREEMENT -JDA - C -PAGE 3 (k) admitting one or more additional or substitute Members. Section 4.3 Annual Meeting. The annual meeting of the Members of the LLC for the election of Managers and for the transaction of such other business as may properly come before the meeting shall be held each year on October 13 at a place and time to be set by the Members. Section 4.4 Special Meetings. Special meetings of the Members for any purpose or purposes may be called at any time by the Managers or by one or more Members holding not less than ten percent (10%) of the total Percentage Interests, to be held at such time and place as the Managers or Members calling the meeting, as applicable. may prescribe. If a special meeting is called by any Member or Members other than the Managers, then a written demand. describing with reasonable clarity the purpose or purposes for which the meeting is called and specitying the general nature of the business proposed to be transacted, shall be delivered personally or sent by registered mail or by telegraphic or other facsimile transmission to the Managers. Upon receipt of such a demand, the Managers shall cause notice of such meeting to be given, within thirty (30) days after the date the demand was delivered to the Managers, to the Members in accordance with the provisions of Section 4.5 of this Agreement. Except as provided below, if the notice is not given by the Managers within thirty (30) days after the date the demand was delivered to the Managers, then the Member or Members demanding the meeting may specify the time and place of the meeting and give notice thereof. Section 4.5 Notice of Meetings. Except as othenvise provided below, the Managers shall give, in any manner pem1itted by law, not less than ten (10) nor more than sixty (60) days before the date of any meeting of Members, written notice stating the place. day, and time of the meeting to each Member. Section 4.5.1 Notice of Special Meeting. In the case of a special meeting, the written notice shall also state with reasonable clarity the purpose or purposes for which the meeting is called and the general nature of the business proposed to be transacted at the meeting. No business other than that within the purpose or purposes specified in the notice may be transacted at a special meeting. Section 4.5.2 Major Decision. If the business to be conducted at any meeting includes any Major Decision, then the written notice shall state that the purpose or one of the purposes is to consider the Major Decision and shall describe the proposed action with reasonable clarity. Written notice of such meeting shall be given to each Member, not less than twenty (20) days before such meeting, in the manner provided in Section 4.5 above. Section 4.5.3 Declaration of Mailing. A declaration of the mailing or other means of giving any notice of any Members' meeting, executed by one or more Managers under penalty of perjury, shall be prima facie evidence of the giving of such notice. Section 4.5.4 Waiver of Notice. A Member may waive notice of any meeting at any time, either before or after such meeting. Except as provided below. the waiver must be in writing, be signed by the Member entitled to the notice, and be delivered to the LLC for inclusion in the minutes or filing with the LLC's records. A Member's attendance at a meeting in person or by proxy waives objection to lack of notice or defective notice of the meeting unless the Member at the beginning of the meeting objects to holding the meeting or transacting business at the meeting on the ground that the meeting is not lawfully called or convened. In the case of a special meeting, or an annual meeting at which fundamental corporate changes are considered, a Member waives objection to consideration of a particular matter that is not within the purpose or purposes described in the meeting notice unless the Member objects to considering the matter when it is presented. Section 4.6 Quorum: Vote Requirement. A quorum shall exist at any meeting of Members if Members holding in excess of seventy five percent (75%) of Percentage Interests are represented in person or by proxy. Once a Member is represented for any purpose at a meeting other than solely to object to holding the meeting or transacting business at the meeting, the Member is deemed present for quorum purposes for the remainder of the meeting and for any adjournment of that meeting. In the case of any meeting of Members that is adjourned more than once because of the failure of a quorum to attend, those who attend the third convening of such meeting, although less than a quorum, LLC AGREEMENT -JDA - C -PAGE 4 .. shall nevertheless constitute a quorum for the purpose of electing Managers, provided that Members holding in excess of fifty percent (50%) of Percentage Interests are represented in person or proxy. If a quorum exists, action on a matter is approved if the votes cast favoring the action exceed the votes cast opposing the action unless a greater number of affirmative votes is required by the Act, by the Certificate of Formation or by the Agreement. Section 4.7 Adjourned Meetings. An adjournment or adjournments of any Members' meeting, whether by reason of the failure of a quorum to attend or otherwise, may be taken to such date, time, and place as the chairman of the meeting may determine without new notice being given in accordance with the provisions of Section 4.5 of the Agreement. provided the date. time, and place are announced at the meeting at which the adjournment is taken and oral notice of the date. time, and place is given to the Members not present at the time of such announcement by a means reasonably calculated to furnish actual notice thereof. However. if the adjournment is for more than one hundred twenty (120) days trom the date set for the original meeting. a new notice of the adjourned meeting shall be given to each Mem ber. in accordance with the provisions of Section 4.5 of the Agreement. At any adjourned meeting, the LLC may transact any business which might have been transacted at the original meeting. Any meeting at which Managers are to be elected shall be adjourned only from day to day until such Managers are elected. Section 4.8 Action bv Members Without a Meeting. Any action which may be or which is required by law to be taken at any meeting of Members may be taken, without a meeting or notice of a meeting, if one or more consents in writing, setting forth the action so taken, are signed by all of the Members or, in the place of anyone or more of such Members, by a person holding a valid proxy to vote with respect to the subject matter thereof. and are delivered to the LLC for inclusion in the minutes or filing with the LLC records. Action taken by unanimous written consent is effective when all consents are in possession of the LLC, unless the consent specifies a later effective date. Such consent shall have the same force and effect as a meeting vote of Members and may be described as such in any articles or other document filed with the Secretary of State of the State of Washington. Section 4.9 Telephonic Meetings. Members may participate in a meeting by means ofa conference telephone or similar communications equipment by means of which all persons participating in the meeting can hear each other at the same time, and participation by such means shall constitute presence in person at a meeting. Section 4.10 Limitation of Liability. Each Member's liability shall be limited as set forth in this Agreement. the Act and other applicable law. A Member will not be personally liable, merely as a Member. for any debts or losses of the LLC beyond the Member's Capital Contributions, except as otherwise provided by law. Section 4.11 Indemnification. The LLC shall indemnify the Members, for all costs, losses, liabilities, and damages paid or accrued by such Member, and advance expenses incurred by the Member, in connection with the business of the LLC, to the fullest extent provided or allowed by the Act. Section 4.12 Admission of Additional Members. A person may be added as a Member upon satisfaction of such terms and conditions approved by the Members. Notwithstanding the foregoing, a person shall not become an additional Member unless and until such person becomes a party to this Agreement by signing this Agreement and executing such documents and instruments as the Managers may reasonably request to confirm such person as a Member in the LLC. Section 4.13 Accounting. No additional Member shall be entitled to any retroactive allocation of losses, income or expense deductions incurred by the LLC. The Managers may at the time an additional Member is admitted, close the LLC books (as though the LLC's tax year had ended) or make pro rata allocations ofloss, income and expense deductions to an additional Member for that portion of the LLC's tax year in which such Member was admitted in accordance with the provisions of Section 706(d) of the Code and the Regulations promulgated thereunder. Section 4.14 Dissociation of a Member. 4.14.1 Automatic. A Member shall cease to be a Member upon the happening of any of the following events: LLC AGREEMENT -JDA - C -PAGE 5 · , (a) the Member voluntarily withdraws from the LLC, or assigns hislher/its interest in the LLC to another person in accordance with the terms of this Agreement; (b) the Member is removed from the LLC in accordance with the Act or the terms of this Agreement: (c) in the case of a Member who is a natural person. the death of the Member or the entry of an order by a court of competent jurisdiction adjudicating the Member incompetent to manage the Member's personal estate, provided that in such event, the provisions of Section 9.5, setting forth the rights of the deceased Member's spouse to become a Member. shall apply: (d) in the case of a Member who is acting as a Member by virtue of being trustee of a trust, the termination of the trust (but not merely the substitution ofa new trustee): (e) in the case of a Member that is a separate entity other than a corporation, the dissolution and commencement of winding up that separate entity; (f) in the case of a Member that is a corporation, the filing of articles of dissolution or its equivalent for the corporation or the revocation of its charter; or (g) in the case of an estate, the distribution by the fiduciary of the estate's entire interest in the LLC. Section 4.14.2 Withdrawal. A Member may withdraw voluntarily from the LLC upon not less than six (6) months' prior written notice to the other Members and with the consent ofthe other Members. Such withdrawal shall be effective upon the latest of the date specified in the notice, or the date the consent is given. Section 4.14.3 Expulsion. A Member may be expelled from the LLC upon a determination by an arbitrator pursuant to Section 12.2 that the Member has been guilty of wrongful conduct that adversely and materially affects the business or affairs of the LLC, or has willfully and persistently committed a material breach of the Certificate of Formation or this Agreement, or has failed to make a capital contribution to the LLC which is required in accordance with the provisions of this Agreement, or otherwise has breached a duty owed to the LLC or the other Members, to the extent that it is not reasonably practicable to carry on the business or affairs ofthe LLC with the Member. An expelled Member shall transfer his Percentage Interests pursuant to the provisions of Section 9.3. Section 4.14.4 Rights Upon Dissociation. In the event any Member ceases to be a Member prior to the expiration of the term of the LLC and the spouse of such Member does not become a Member pursuant to Section 9.5, the following shall apply: (a) The person shall be treated as a mere creditor of the LLC from the date of withdrawal from the LLC until such time as the person has received all distributions to which the person is or may be due under this Agreement. (b) If the dissociation of a Member causes the dissolution of the LLC and the business and affairs of the LLC are wound up under Article XI, the person shall be entitled to participate in the winding up of the LLC to the same extent as any Member except that any distributions to which the person would have been entitled shall be reduced by the damages sustained by the LLC as a result ofthe dissolution and winding up. (c) If the dissociation does not cause the dissolution of the LLC under Article XI, the person shall be entitled to an amount equal to the value determined in accordance with Section 9.4 of this Agreement, to be paid within six (6) months of the date of dissociation. Notwithstanding the foregoing, if the dissociation is other than as a result of the death or incompetence of the person, the Managers may pay the value determined in accordance with Section 9.4 of this Agreement over a period not to exceed five (5) years (plus interest at the prime rate quoted from time to time by Wells Fargo Bank or its successor plus two (2) percent). LLC AGREEMENT -JDA - C -PAGE 6 ARTICLE V -MANAGERS Section 5. J Responsibilitv of Managers. Except for such matters requiring the vote of the Members pursuant to the Act. the Certificate of Formation or this Agreement. the Managers will have the exclusive right and power to manage. operate and control the LLC and to take all actions and make all decisions necessary or appropriate to carryon the business and affairs of the LLC. A Manager shall discharge the duties of a Manager. including duties as a member of a committee. in good faith. with the care an ordinarily prudent person in a like position would exercise under similar circumstances. and in a manner the Manager reasonably believes to be in the best interests of the LLC. In discharging the duties of a Manager. a Manager is entitled to rely on information, opinions. reports, or statements, including financial statements and other financial data. if prepared or presented by: (a) one or more Members or employees of the LLC whom the Manager reasonably believes to be reliable and competent in the matters presented: (b) legal counsel. public accountants, or other persons as to matters the Manager reasonably believes are within the person's professional or expert competence; or (c) a committee of Managers or Members of which the Manager is not a member. if the Manager reasonably believes the committee merits confidence. A Manager is not acting in good faith if the Manager has knowledge concerning the matter in question that makes reliance otherwise permitted above unwarranted. The creation of delegation of authority to, or action by a committee does not alone constitute compliance by a Manager with the standards of conduct imposed by law upon Managers. A Manager is not liable for any action taken as a Manager. or any failure to take any action, if the Manager performed the duties of the Manager's office in compliance with this section. Section 5.2 Number of Manae:ers: Qualification. Unless and until amended in accordance with this Agreement. the exact number of Managers of the LLC shall be one (I). If a greater or lesser number of Managers than is specified in this section is elected by the Members, then election of that number shall automatically be deemed to constitute an amendment to this Agreement .. No reduction of the authorized number of Managers shall have the effect of removing any Manager before that Manager's term of office expires. No Manager need be a Member of the LLC or a resident of Washington. Each Manager must be at least eighteen (18) years of age. Section 5.3 Election: Term of Office. At the first annual meeting of Members and at each annual meeting thereafter, the Members shall elect Managers. Each Manager shall hold office until the next succeeding annual meeting, and in each case until his or her successor shall have been elected and qualified. The Manager until the first annual meeting of Members shall be Jack D. Alhadeff. Section 5.4 Vacancies. Any vacancy occurring in the Managers (whether caused by resignation, death, or otherwise) may be filled by the vote of a majority of the Managers remaining in office, provided that if there are no remaining Managers, the vacancy shall be filled by the Members. Notice shall be given to all of the remaining Managers that such vacancy will be filled at the meeting. A Manager elected to fill any vacancy shall hold office until the next meeting of Members at which Managers are elected, and until his or her other successor shall have been elected and qualified. Section 5.5 Removal. One or more of the Managers may be removed, with or without cause, at a special meeting of Members called expressly for that purpose. A Manager may be removed if the number of votes cast in favor of removing such Manager exceeds the number of votes cast against removal. The removal of a Manager who is also a Member shall not affect the Manager's rights as a Member and shall not constitute a withdrawal of a Member. Section 5.6 Resignation. A Manager may resign at any time by delivering written notice to the Members. A resignation is effective when the notice is delivered unless the notice specifies a later effective date. The resignation of a Manager who is also a Member shall not affect the Manager's rights as a Member and shall not constitute a withdrawal as a Member. Section 5.7 Action bv Managers. Unless otherwise agreed to by the Managers, meetings of the Managers will be held at such place. day, and time as shall from time to time be fixed by resolution of the Managers without notice other than the delivery of such resolution as provided in Section 5.8 below, or at such place, day, and time and for such LLC AGREEMENT -JDA -C -PAGE 7 purpose or purposes, as may be requested by any Manager provided that notice of such meeting has been given to each Manager in accordance with Section 5.8 herein. Section 5.8 Notice of Meetinu. Section 5.8.1 Re!!ularNotice Reguirement. Notice of the place. day, and time of any meeting of the Managers for which notice is required shall be given, at least two (2) days preceding the day on which the meeting is to be held by the person calling the meeting, in any manner permitted by law. including orally. Any oral notice given by personal communication over the telephone or otherwise may be communicated either to the Manager or to a person at the Manager's office who, in the reasonable opinion of the person giving the notice, will promptly communicate the notice to the Manager. Section 5.8.' Exception to Notice Reguirement. No notice of any regular meeting need be given if the place. day. and time thereof have been fixed by resolution of the Managers and a copy of such resolution has been delivered to every Manager at least two (2) days or deposited in the United States mail, as evidenced by the postmark, with first-class postage prepaid, and correctly addressed at least five (5) days preceding the day of the first meeting held in pursuance thereof. Section 5.8.3 Waiver of Notice. Notice of a meeting of the Managers need not be given to any Manager if it is waived by the Manager in writing. whether before or after such meeting is held. A Manager's attendance at or participation in a meeting shall constitute a waiver of notice of such meeting except when a Manager attends or participates in a meeting for the express purpose of objecting on legal grounds prior to or at the beginning of the meeting (or promptly upon the Manager's arrival) to the holding of the meeting or the transaction of any business and does not thereafter vote for or assent to action taken at the meeting. Any meeting of the Managers shall be a legal meeting without any notice thereof having been given if all of the Managers have received valid notice thereof, are present without objecting, or waive notice thereof, or any combination thereof. Section 5.9 Quorum of Managers. A majority of the number of Managers specified in or fixed in accordance with this Agreement shall constitute a quorum for the transaction of business, and the affirmative vote of a majority of the Managers present at a meeting at which a quorum is present shall be the act of the Managers. If the number of Managers in office at any time is less than the number specified in or fixed in accordance with this Agreement, then a quorum shall consist of a majority of the number of Managers in office; provided that in no event shall a quorum consist of fewer than one-third of the number specified in or fixed in accordance with this Agreement. Managers at a meeting of the Managers at which a quorum is initially present may continue to transact business notwithstanding the withdrawal of Managers, provided such withdrawal does not reduce the number of Managers attending the meeting below the level of a quorum. A majority of the Managers present, whether or not constituting a quorum, may adjourn any meeting of the Managers to another time and place. If the meeting is adjourned for more than forty-eight (48) hours, then notice of the time and place of the adjourned meeting shall be given before the adjourned meeting takes place, in the manner specified in Section 5.8.1 of this Agreement, to the Managers who were not present at the time of the adjournment. Section 5.10 Dissent by Managers. Any Manager who is present at any meeting of the Managers at which action on any matter is taken shall be presumed to have assented to the action taken unless the Manager objects at the beginning of the meeting (or promptly upon the Manager's arrival) to the holding of, or the transaction of business at, the meeting; or unless the Manager's dissent or abstention shall be entered in the minutes of the meeting: or unless the Manager delivers written notice of the Manager's dissent or abstention to the presiding officer of the meeting before the adjournment thereof. Such right to dissent or abstention shall not be available to any Manager who votes in favor of such action. Section 5.11 Action by Managers Without a Meeting. Any action required by law to be taken or which may be taken at a meeting of the Managers may be taken without a meeting if one or more consents in writing, setting forth the action so taken, shall be signed either before or after the action so taken by all of the Managers and delivered to the LLC for inclusion in the minutes or filing with the corporate records. Such consent shall have the same effect as a LLC AGREEMENT -JDA -C -PAGE 8 ,. ,I meeting vote. Action taken under this section is effective when the last Manager signs the consent, unless the consent specifies a later effective date. Section 5.12 Telephonic Meetings. Managers may participate in a meeting of the Managers by any means of communication by which all Managers participating in the meeting may simultaneously hear each other during the meeting. Participation by such means shall constitute presence in person at a meeting. Section 5.13 Authoritv of the Managers. The Manger(s) shall be primarily responsible for all administrative, growth, public relations, leasing. financial and accounting matters of the LLC as well as the day-to-day operations of the LLC's property. Subject to the foregoing and to the limitations and restrictions set forth in the Act, the Certificate of Formation and this Agreement, the Managers shall have the sole and exclusive right to manage the business of the LLC and shall have all of the rights and powers which may be possessed by Managers under the Act and the Certificate of Formation including, without limitation, the right and power, on behalf and in the name of the LLC, to: (a) Institute, prosecute, and defend actions in all courts in the LLC's name; (b) Purchase, receive, lease or otherwise acquire. own, hold, improve, use and otherwise deal in or with any real or personal property or any interest in real or personal property, wherever situated; (c) Sell, convey, mortgage, pledge. create a security interest in, lease, exchange, transfer and othenvise dispose of all or any part of any LLC asset: (d) Make contracts or guarantees, incur liabilities, borrow money, issue notes or secure any of the obligations of the LLC by mortgage or pledge of any assets of the LLC; (e) Lend money, invest or reinvest LLC funds or receive and hold real or personal property as security for repayment of funds so loaned, invested or reinvested; (f) Conduct the LLC business, and exercise the powers granted by the Act and the Articles: (g) Establish pension plans. profit sharing plans and other benefit or incentive plans for any and all current or former employees or agents of the LLC; and (h) Transact any other lawful business not inconsistent with the Act, the Certificate of Formation and this Agreement. Section 5.14 Restrictions on Authority of Managers. A Manager shall not have the authority to do any of the following acts without the unanimous consent ofthe Members: (a) Knowingly do any act in contravention of this Agreement or without the consent of the Members as required by this Agreement; (b) Knowingly do any act which would make it impossible to carryon the ordinary business of the LLC, except as otherwise provided in this Agreement; and (c) Knowingly perform any act that would subject any Member to personal liability in any jurisdiction. Section 5.15 Duties and Obligations of Managers. In addition to such other duties and obligations as the Managers may have, the Managers shall take all actions which may be necessary or appropriate for the continuation of the LLC's valid existence as a limited liability LLC under the laws of this state and of each other jurisdiction in which such existence is necessary to protect the limited liability of the Members or to enable the LLC to conduct the business in which it is engaged. LLC AGREEMENT -JDA - C -PAGE 9 " Section 5.16 Right to Relv on Mana!!ers. Any person dealing with the LLC may rely upon a certificate signed by any Manager as to: (a) The identity of any Manager or any Member; (b) The existence or nonexistence of any fact or facts regarding the affairs of the LLC: or (c) The names of the Managers and/or Members who are authorized to execute and deliver any instrument or document on behalf of the LLC. Section 5.17 Si!.!natures of Managers. Except as otherwise set forth in the Act the Certificate of Fomlation and this Agreement (including but not limited to the following sentence in this Section 5.17), the signature of any Manager shall be necessary and sufficient to execute any statement of the LLC or other document necessary to effectuate the provisions of this Agreement. The signature of the Manager shall be necessary and sufficient to acquire or convey title to any property of the LLC or to execute any promissory notes, deeds of trust, mortgages, or other instruments of hypothecation related to the LLC or its property. All of the Members agree that a copy of this Agreement Illay be shown to the appropriate parties in order to confirm the signature authority set forth in this Section 5.17. Section 5.18 Indemnitv of the Managers. A Manager is not personally liable for any debt. obligation or liability of the LLC merely by reason of being a Manager and is not liable to the LLC or its Members for monetary damages for conduct as a Manager. A Manager who performs the duties as Manager in accordance with this Agreement shall not have any liability by reason of being or having been a Manager. The LLC shall indemnify the Managers and make advances for expenses incurred in accordance with the provisions of the Act and the Certificate of Formation. Section 5.19 Out" of Lovaltv. Subject to the provisions of Section 13.1, each Member and Manager shall be entitled to enter into transactions that may be considered to be competitive with, or a business opportunity that may be beneficial to, the LLC, it being expressly understood that some of the Members and Managers may enter into transactions that are similar to the transactions into which the LLC may enter and the LLC and each Member waive the right or claim to participate therein. Notwithstanding the foregoing, Members and Managers shall account to the LLC and hold, as trustee for it, any property, profit, or benefit derived by the Member or Manager, without the consent ofthe Members , in the formation, conduct and winding up of the LLC business or from a use or appropriation by the Member or Manager of any assets of the LLC, including information developed exclusively for the LLC and opportunities expressly offered to the LLC. ARTICLE VI -CONTRIBUTIONS TO THE LLC Section 6.1 Capital Contributions of the Members. Each Member has contributed, or will contribute, to the capital of the LLC cash or other property in the amount set forth opposite his name on Exhibit A. Section 6.2 No Withdrawals of Capital. A Member will have no right to withdraw any part of his Capital Contributions or Capital Account, or to receive any distribution from the LLC, except in accordance with the provisions of this Agreement. Section 6.3 No Interest on Capital. A Member will not be entitled to receive interest on any portion of its Capital Contributions or Capital Account. A Member will, however, be entitled to receive interest on any loans it makes to the LLC pursuant to Section 6.5. Section 6.4 Additional Contributions. No Member may contribute additional funds to the LLC, and no Member shall be obligated to contribute such funds, unless the Members unanimously agree on the terms upon, and proportions in which, such funds will be contributed. Section 6.5 Loans by Members. LLCAGREEMENT-JDA-C-PAGE 10 " I' Section 6.5.1 Optional Loans. A Member may. but will not be required to, advance additional moneys to the LLC as a loan upon such ten11S as the lending Member and the Managers may agree. Section 6.5.') Treatment of Loans. No loan will result in an increase in the Percentage Interest of the lending Member. The amount of any such loan will not be credited to the lending Member's Capital Account. Any loan will be an obligation of the LLC to the lending Member. with interest and will be repaid to the lending Member before any amount may be distTibuted to any Member with respect to its Percentage Interest. Interest on such loans will be payable withoUT regard to the profits or losses of the LLC and will be treated as a transaction with a Member other than in its capacity as a member of the LLC pursuant to Section 707(a) of the Code. All such loans will be repayable solely from the LLC's assets and represented by promissory notes executed by the LLC. Section 6.6 Capital Accounts. Section 6.6.1 Accounts. The LLC will establish on its books a Capital Account for each Member. Capital Accounts will be determined and maintained in accordance with the provisions of this Agreement and the requirements of Section 1.704-1 (b )(2)(iv) of the Regulations, which are incorporated by this reference. Should there be any inconsistency between the provisions for Capital Account maintenance contained in this Agreement and the more detailed provisions of the Regulations, the provisions of the Regulations will prevail. Section 6.6.2 Basic Capital Account Adjustments. A Member's Capital Account (i) shall be increased bv (a) the Member's Capital Contributions (including the fair market value of any property contributed to the LLC) net of liabilities assumed by the LLC and liabilities to which the contributed property is subject, and (b) the Member's distributive Interest of LLC income and gains (or items thereof), including income or gains exempt from tax; and (ii) shall be reduced by (a) all distributions to the Member of cash or property (computed at the fair market value of any distributed property and net of liabilities assumed by the Member and liabilities to which the distributed property is subject), and (b) the Member's distributive Interest of LLC expenses, losses and deductions (or items thereof), including the Member's Interest of expenses which are not deductible in computing taxable income; and (iii) shall be further adjusted in certain circumstances as provided in Section 6.6.3 below or as otherwise may be necessary to satisfy the requirements of Section 1.704-1 (b )(2)(iv) of the Regulations. Section 6.6.3 Special Adjustments Upon Liquidation. If LLC assets are distributed in kind to one or more Members as a result of the liquidation and winding up of the LLC or the termination of a Member's interest in the LLC, the Members' Capital Accounts will be adjusted to reflect the manner in which the unrealized gain or loss, or any other item of income or deduction inherent in the distributed property (that has not been reflected in the Capital Accounts previously) would be allocated berween the Members if the LLC sold the distributed property for its fair market value on the date of distribution. ARTICLE VII -ALLOCATION OF PROFITS AND LOSSES; DISTRIBUTIONS Section 7.1 Allocation of Profits and Losses. All profits and losses from LLC operations and all other items of deduction, credit, preference and the like will be allocated berween the Members in proportion to their respective Percentage Interests. Section 7.2 Distributions. Section 7.2.1 Net Cash Flow. Within thirty (30) days following the end of each calendar year, the Managers will cause the LLC to distribute all Net Cash Flow, as that term is defined below in this Section 7.2.1, as follows: (a) first, to pay the interest due on any loans made by any of the Members to the LLC pursuant to Section 6.5; LLC AGREEMENT -JDA - C -PAGE) ) t' (b) next, to repay the principal of any such loans: and (c) then, to each Member pro rata in accordance with his Percentage Interest. For purposes of this Section 7.2, "Net Cash Flow" shall mean all cash and cash equivalents received by the LLC as revenue from operation of its business. reduced by (i) all cash expenses incurred by the LLC in connection with operation of its business. including. but not limited to. fees and other expenses payable by the LLC to the Managers or to any other person or entity, (ii) required payments of principal and interest on any LLC indebtedness, (iii) amounts set aside by the Managers as reserves or contingency funds. and (iv) the cost of any capital improvements to LLC property. Section 7."'.") Optional Application of Net Cash Flow to Reduce Indebtedness. Notwithstanding the provisions of Section 7.2. I. the Members shall have the option not to distribute some or all of the Net Cash Flow in accordance with Section 7.2. I at any time that there remains unpaid principal or interest with respect to any indebtedness of the LLC. provided that any such Net Cash Flow which is not so distributed is applied to reduce the unpaid amount of said indebtedness. This option shall be exercised, if at all, in accordance with the provisions of Section 4.2.3. Section 7.2.3 Upon Tennination. After making the allocations of gain or loss required by Section 7.1 and the adjustments to the Members' Capital Accounts required by Section 1.704-1 of the Regulations, Sale or Refinancing Proceeds resulting from tennination of the LLC will be applied within ninety (90) days of liquidation as follows: (a) first. to repay all outstanding debts and liabilities of the LLC other than loans made by Members to the LLC pursuant to Section 6.5; (b) next. to pay the interest due on any loans made by the Members to the LLC pursuant to Section 6.5; (c) next. to repay the principal of such loans; (d) next, to set up any reserves which the Managers reasonably deems necessary for contingent, unmatured and unforeseen liabilities or obligations of the LLC: (e) next, to the Members having positive Capital Account balances, to each such Member in the proportion that its positive Capital Account balance bears to the positive Capital Account balances of all such Members until all such Proceeds have been distributed or all Members' Capital Account balances have been reduced to zero, whichever occurs first; and (f) finally, remaining Proceeds will be distributed among the Members, to each pro rata in proportion to his Percentage Interest. Any remaining reserves retained under Section 7.2.3(d) above shall be distributed to the Members, at such time as the Managers detennine their retention is no longer necessary, in the same manner as they would have been distributed had they not been retained. ARTICLE VIII-ACCOUNTING; BOOKS AND RECORDS Section 8.1 Accounting. The LLC will keep its accounting records in accordance with sound accounting principles, consistently applied, and will report for federal income tax purposes on the cash or accrual basis, as detennined by the Managers. All decisions concerning accounting principles and elections, methods of depreciation or capital cost recovery, and working capital requirements, whether for book or tax purposes (such decisions may be different for each such purpose), will be made by the Managers. The Managers will have full authority to payor contest any tax or assessment, as it deems to be in the best interest of the LLC. LLC AGREEMENT -JDA - C -PAGE 12 " Section 8.2 Fiscal )'ear. The fiscal year of the LLC will be the calendar year. Section 8.3 Books and Records. During the term of the LLC, the Managers will keep, or cause to be kept, records and books of account in which each transaction of the LLC will be entered fully and accurately. The books and records will be kept in accordance with sound accounting principles. consistently applied, and will include separate Capital Accounts for each Member. The Managers will maintain the books and records of the LLC, a true and correct copy of the Certificate of Fonnation, this Agreement and amendments thereto, a current and past list of names and addresses of the Mem bers. copies of all federal, state and local tax returns and reports and financial statements of the LLC for at least the three (3) most recent fiscal years, and any other records it deems appropriate or are required pursuant to the Act or by the Members. All books and records of the LLC will be available for reasonable inspection and examination by the Members or their duly authorized representatives during ordinary business hours. Section 8.4 Periodic Statements. The Managers will have prepared, at least annually, at LLC expense, an annual report which will include (i) a balance sheet, (ii) a statement of the LLC's income and expense, (iii) a statement of changes in Members' equiTY. (iv) a staTement of Capital Account balances, and (v) a statement of changes in cash flows. Each item contained in the annual report will be prepared in accordance with sound accounting principles consistently applied by the LLC. The Managers will distribute copies of the statements and report to each Member within one hundred twenty (120) days after the close of each taxable year of the LLC. The Managers also will prepare and distribute to each Member quarterly operating statements for the business of the LLC. Section 8.5 Tax Returns: Income Tax Information. Section 8.5.1 Tax Returns. The Managers will prepare, or cause to be prepared, all federal, state, and local income and other tax returns of the LLC. The Managers will cause the returns to be timely filed and will promptly furnish copies of the returns to any Member upon request. Section 8.5./ Reports. The Managers will prepare and distribute, or cause to be prepared and distributed, to each Member, within seventy-five (75) days after the close of each taxable year of the LLC, a report informing each Member of (i) the LLC's taxable income or loss for the preceding taxable year, (ii) the amount of each class of income, profit, loss. or deduction which is relevant to the reporting of these items of the LLC for federal income tax purposes, and (iii) the Member's distributive Interest of each class of income, gain, loss, or deduction. Section 8.6 Bank Accounts. The LLC will maintain a separate bank account or accounts in the name of the LLC to be used for the purposes of the LLC. Funds deposited in the LLC's account or accounts may be withdrawn only by check or other order for payment of money signed by a Manager or other authorized representative. Section 8.7 Duties of Tax Matters Member. The Managers shall elect a Member to be the Tax Matters Member of the LLC, to fulfill the duties ofa "Tax Matters Partner" as that term is defined in Section 623 1 (a)(7) of the Code; provided that if at least one Manager is also a Member, said position shall be fulfilled by such Manager. Said Tax Matters Member/Tax Manager will keep all Members informed of all administrative and judicial proceedings for the adjustment of LLC tax items, as required by Section 6223(g) of the Code and the Regulations thereunder. The Tax Matters Member/Tax Manager will represent the LLC in all such proceedings; provided, however, that other Members may participate in such proceedings to the extent permitted by Sections 6221 through 6231 of the Code and the corresponding Regulations. The LLC will pay all ordinary and necessary expenses incurred in connection with any such proceedings. ARTICLE IX -TRANSFERS OF LLC INTERESTS Section 9.1 Prohibition on Transfer. No Member shall sell, encumber, transfer, assign, pledge. bequeath or gift, or permit to be transferred, whether voluntarily, involuntarily or by operation of law (including without limitation, the laws of bankruptcy or insolvency and the laws of intestacy, descent, and distribution and succession) or in any way alienate any of his Percentage Interest, whether now owned or hereafter acquired (the "Interest"), or any right or interest therein (any such transfer being hereinafter referred to as a "Transfer"), unless the Transfer LLC AGREEMENT -lOA - C -PAGE 13 " either (a) meets the requirements of this Article IX or (b) has received the prior written consent of the LLC and all of the Members. which consent may be withheld with or without cause. Any purported Transfer in violation of any provision of this Agreement shall be void and ineffectual. and shall not operate to transfer any interest or title to the purported transferee. Section 9.2 General Transfer Procedure. In the event that a Member (the "Selling Member") wishes to Transfer his Interests or any portion thereof (the "Offered Interests") without the prior written consent of the LLC and all of the Members. the provisions of this Section 9.2 shall apply. Section 9.'.1 Transfer Notice. The Selling Member shall first notify the LLC. and the LLC shall, in tum. notify the other Members of the identities of the Selling Member and the proposed transferee(s). the amount of the Offered Interests and the proposed price and terms of the subject Transfer (each. a "Transfer Notice"). Section 9.2.2 LLC Purchase. The LLC shall thereupon purchase as many of the Offered Interests as the LLC is legally permitted to purchase and the Managers determine the LLC should purchase giving due regard to sound business practices. The Offered Interests shall be purchased at the price and on the terms offered by the proposed transferee, provided that if such price or terms includes consideration other than money, the provisions of Section 9.2.7 shall apply. Within thirty (30) days following receipt of the Transfer Notice, the LLC shall exercise its right to purchase some or all of the Offered Interests by giving notice to all Members stating the amount of Offered Interests, if any, it elects to purchase (a "LLC Election Notice"). Section 9.").3 Member Purchase. Following issuance of the LLC Election Notice. the other Members shall have the right to purchase any of the Offered Interests not purchased by the LLC at the price and on the terms offered by the proposed transferee, provided that if such price or terms includes consideration other than money. the provisions of Section 9.2.7 shall apply. In order to exercise their purchase rights, the other Members shalL within thirty (30) days after receiving the LLC Election Notice, deliver to the LLC a written election to purchase so much of such available Interests as each may desire to purchase. If the total amount of Interests that all other Members desire to purchase exceeds the amount of available Interests, each such other Member shall have priority, up to the amount of Interests set forth in his written election, to that fraction of the available Interests in which the numerator is the amount of Interests owned by the purchasing Member and the denominator is the amount of Interests owned by all Members who elect to purchase. That portion of the available Interests not purchased on such a priority basis shall be allocated in one or more successive allocations to those Members who have indicated in their written elections that they desire to purchase more than the amount of Interests to which they have priority right with the allocation determined by the fraction, the numerator of which is the amount of Interests owned by such purchasing Member and the denominator is the amount of Interests owned by all such purchasing Members. Section 9.2.4 Transferee Purchase. If the LLC and other Members together do not exercise their purchase rights within the time period provided herein with respect to all of the Offered Interests, the Selling Member shall be free for a period of sixty (60) days thereafter to Transfer the Offered Interests to the transferee(s), at the price and on the terms set forth in the Transfer Notice. Upon expiration of such sixty (60) day period, any Transfer of Interests by the Selling Member shall again be subject to the restrictions set forth in Section 9.1. Section 9.2.5-' Transferor Restrictions. After giving a Transfer Notice, the Selling Member shall refrain from participating as a Member or Manager of the LLC in the LLC's decision on whether or not to purchase the Offered Interests, unless requested otherwise by the other Members holding a majority of the LLC's Percentage Interests not including the Interests held by the Selling Member; and, if so requested to participate, the Selling Member shall cooperate with the other Members in every reasonable way to effectuate the purposes of this Agreement. Section 9.2.6 Transferee Restrictions. Except as provided herein, the Selling Member shall be bound by the restrictions and limitations imposed by this Agreement after any Transfer Notice is given and whether or not any such Transfer actually occurs. As a condition precedent to the effectiveness of any Transfer of the LLC AGREEMENT -JDA -C -PAGE 14 " Offered Interests to any person or entity that is not a party to this Agreement as well as any transfer by will or the laws of intestacy, descent. and distribution. succession or community property. and whether pursuant to this Section 9.2 or otherwise. such transferee shall agree in writing to be bound by all the terms and conditions of this Agreement and to be included as a Member pursuant to the terms hereof. said agreement to be evidenced by completion and execution of a document in the form attached hereto as Exhibit B and attachment of the same hereto. Upon execution of such document the executing party shall automatically become a Member for all purposes under this Agreement and Exhibit A shall be amended (or deemed amended) to reflect the same. Section 9.2.7 Nonmonetarv Consideration. If the terms of the proposed Transfer include consideration other than money, the LLC and/or other Members who purchase the Offered Interests ("Buyers") may at their option substitute for such consideration the monetary equivalent thereof (the "Monetary Equivalent"). If the Selling Member and the Buyers cannot agree upon the Monetary Equivalent, then the same shall be determined by appraisal in accordance with Article XII. Section 9.2.8 Closing. Unless otherwise agreed by the parties. the closing of any sale pursuant to this Section 9.2 shall take place at the principal office of the LLC on the first regular business day more than sixty (60) days after the later of (i) the date on which all Buyers have been identified in accordance with Sections 9.2.2 or 9.2.3 or (ii) the monetary equivalent of any non-monetary consideration has been determined in accordance with Section 9.2.7. The purchase price shall be paid in full in cash at closing; provided that if the Selling Member is indebted to the LLC in any way, (i) the LLC shall set off against the purchase price of any Interests it purchases the amount of such indebtedness, whether or not such indebtedness is then due, and (ii) any other Buyer shall pay to the LLC that part of his purchase price which is equal to the Selling Member's indebtedness to the LLC, whether or not such indebtedness is then due. and such payment shall be deemed payment on account of said purchase price. Section 9.3 Expulsion. In the event of the expulsion of a Member pursuant to Section 4.14.3 (an "Expulsion"), such Member (the "Expelled Member") shall Transfer his Interests (the "Transfer Interests") in accordance with the provisions of this Section 9.3. Section 9.3.1 Price. The purchase price for an Expelled Member's Transfer Interests shall be the amount derived by multiplying the Liquidation Value of the LLC, as hereinafter defined, by the Percentage Interest in the LLC represented by the Expelled Member's Transfer Interests. For purposes of this Section 9, "Liquidation Value" shall mean the value of the proceeds from a liquidation of the LLC after deduction of all costs and expenses of such liquidation. If the Expelled Member and the LLC cannot agree upon the Liquidation Value within thirty (30) days of the expulsion, then the same shall be determined by appraisal in accordance with Article XII. Section 9.3.2 LLC Purchase. Upon the Expulsion of a Member, the LLC shall purchase as many of the Transfer Interests as the LLC is legally permitted to purchase and the Managers determine the LLC should purchase giving due regard to sound business practices at the price determined in accordance with Section 9.3.1. Within thirty (30) days following the Involuntary Termination, the LLC shall give notice to all other Members stating the amount of Transfer Interests, ifany, it will purchase (a "LLC Purchase Notice"). Section 9.3.3 Member Purchase. Section 9.3.3.1 Election. Following issuance of the LLC Purchase Notice, the other Members shall purchase all of the Transfer Interests not purchased by the LLC at their price determined in accordance with Section 9.3.1. Each of the other Members shall, within thirty (30) days after receiving the LLC Purchase Notice, deliver to the LLC a written election to purchase such amount of such available Transfer Interests as each may desire to purchase. Section 9.3.3.2 If Excessive Number of Interests Chosen. If the total amount of Transfer Interests that all other Members desire to purchase exceeds the amount of available Transfer Interests, each such other Member shall have priority, up to the amount of Transfer Interests set forth in his written election, to that fraction of the available Transfer Interests in which the numerator is the amount of Interests owned by the purchasing Member and the denominator is the amount of Interests owned by all Members who elect to purchase. LLC AGREEMENT -JDA - C -PAGE 15 " . , That portion of the available Transfer Interests not purchased on such a priority basis shall be allocated in one or more successive allocations to those Members who have indicated in their written elections that they desire to purchase more than the alllount of Transfer Interests to which they have priority right. with the allocation determined by a fraction. the numerator of which is the amount of Interests owned by such purchasing Member and the denominator is the amount of Interests owned by all such purchasing Members. Section 9.3.3.3 If Insufficient Number of Interests Chosen. If the total amount of Transfer Interests that all other Members desire to purchase is less than the amount of available Transfer Interests, each Member who has elected to purchase Transfer Interests shall purchase the amount of Transfer Interests identified in his written election. and the balance shall be allocated to and purchased by all then existing Members, with the allocation determined by a fraction. the numerator of which is the amount of Interests owned by the Member in question and the denominator is the amount of Interests owned by all Members. Section 9.3.4 Expelled Member Restrictions. Following an Expulsion, the Expelled Member shall refrain from participating as Member or Manager of the LLC in the LLC's decision on whether or not to purchase the Transfer Interests. unless requested otherwise by the other Members holding a majority of the LLC's Percentage Interests not including the Interests held by the Expelled Member; and, if so requested to participate, the Expelled Member shall cooperate with the other Members in every reasonable way to effectuate the purposes of this Agreement. Section 9.3.5 Closing. Unless otherwise agreed by the parties, the closing of any sale pursuant to this Section 9.3 shaH take place at the principal office of the LLC on the first regular business day more than six (6) months after the date of the Expulsion. The purchase price shall be paid in full in cash at closing; provided that if the Expelled Member is indebted to the LLC in any way, including but not limited to the amount, if any, owed by the Expelled Member to the LLC due to the events giving rise to the Expulsion, (i) the LLC shall set off against the purchase price of any Transfer Interests it purchases the amount of such indebtedness, whether or not such indebtedness is then due, and (ii) any other Member shall pay to the LLC that part of his purchase price which is equal to the Terminated Member's indebtedness to the LLC, whether or not such indebtedness is then due, and such payment shall be deemed payment on account of said purchase price. Section 9.4 Deadlock on Major Decisions. In the event of a deadlock on any Major Decision, the Member(s) who own all of the Percentage Interests voted together on the deadlocked issue (the "Offeror") may, at any time within ninety (90) days after the occurrence of the deadlock, purchase all, but no less portion, of the Percentage Interests of the other Member(s) (the "Offeree"), or sell all, but no less portion, of the Offeror's Percentage Interests to the Offeree, in accordance with the provisions of this Section 9.4. Section 9.4. I Offer Notice. The Offeror shall send a written notice (the "Offer Notice") to the Offeree stating the cash price (the "Cash Price") at which the Offeror will be willing to purchase all (but no less portion) of the Percentage Interests of the Offeree and setting forth the terms of the purchase and sale. The Offeror, by sending the Offer Notice, shall be deemed to make an offer to the Offeree either to buy from the Offeree all of the Offeree's Percentage Interests or to sell to the Offeree all of the Offeror'S Percentage Interests at the cash price and upon the terms set forth in the Offer Notice. or to vote the Offeror's Interests in favor of dissolution and liquidation of the LLC. Section 9.4.2 Response. Within thirty (30) days after receipt of the Offer Notice, the Offeree shall agree in writing to either buy from the Offeror all of the Offeror's Percentage Interests in accordance with Section 9.4.3, sell to the Offeror all of the Offeree's Percentage Interests in accordance with Section 9.4.4 or liquidate the LLC in accordance with Section 9.4.5. Section 9.4.3 Purchase by Offeree. If the Offeree elects to buy the Percentage Interests of the Offeror, the Offeree shall give written notice of such election to the Offeror within thirty (30) days after receipt of the Offer Notice. Such notice of election shall be deemed acceptance of the offer of the Offeror to sell to the Offeree all of the Offeror's Percentage Interests at the Cash Price and upon the terms set forth in the Offer Notice. The purchase and sale thus agreed upon shall be effectuated at closing in accordance with Section 9.4.6. LLC AGREEMENT -JDA - C -PAGE 16 Section 9.4.4 Sale bv Offeree. If the Offeree notifies the Offeror in writing of his election to sell his Percentage Interests to the Offeror. or fails to notify the Offeror in writing of his intention regarding the Offeror's offer set forth in the Offer Notice within thirty (30) days after receipt of the Offer Notice, the Offeree shall be deemed to have accepted the offer to sell to the Offeror all of the Offeree's Percentage Interests at the Cash Price and upon the terms set forth in the Offer Notice. The purchase and sale thus agreed upon shall be effectuated at closing in accordance with Section 9.4.6. Section 9.4.5 Liquidation. If the Offeree elects to liquidate the LLC, he shall give written notice of such election to the Offeror within thirty (30) days after receipt of the Offer Notice. Commencing thirty one (31) days after receipt by the Offeror of the Offeree's written notice of election to liquidate, the Offeror, the Offeree and the LLC shall do all things necessary to dissolve and liquidate the LLC, having due regard for maximizing the return from such liquidation. unless. prior to such thirty first (31 st) day, the Offeror gives to the Offeree written notice of the Offeror's election to purchase all of the Offeree's Interests for a price equal to the Offeree's portion of the proceeds of liquidation of the LLC (the "Notice to Purchase in Lieu of Liquidation"). Upon receipt by the Offeree of such Notice to Purchase in Lieu of Liquidation, the Offeror and the Offeree shall attempt to agree upon the Liquidation Value (as defined in Section 9.3.1). If the Offeror and Offeree cannot agree upon the Liquidation Value within thirty (30) days of the date of the Notice to Purchase in Lieu of Liquidation, then the same shall be determined by appraisal in accordance with Article XII. Section 9.4.6 Closing. Unless otherwise agreed by the Offeror and the Offeree, the closing of any sale of Percentage Interests pursuant to this Section 9.4 shall take place at the principal office of the LLC on the first regular business day more than thirty (30) days after the election to buy or sell is made in accordance with Section 9.4.3 or 9.4.4 or the Liquidation Value is determined in accordance with Section 9.4.5, as applicable. In the case of a purchase and sale pursuant to Section 9.4.3 or 9.4.4, the Cash Price shall be paid according to the terms of the Offer Notice. In the case of a purchase and sale pursuant to Section 9.4.5, the Offeror shall pay the Offeree in full at closing an amount equal to that percentage of the Liquidation Value which is equal to the percentage of the proceeds from an actual liquidation of the LLC which the Offeree would be entitled to receive. Section 9.5 Interests Held as Communi1\' Property or Transferred by Bequest or Intestate Succession. Section 9.5.1 Consent of Spouses. The undersigned spouses of the Members hereby irrevocably consent to this Agreement. To the extent that the Percentage Interests or any other asset of or interest in the LLC now are or hereafter become the community property of the marital community of a Member and his respective spouse, such spouse hereby grants her husband an irrevocable power-of-attorney to act in her behalf with respect to the ownership of the Percentage Interests or assets and the management of the LLC. The spouse of each Member hereby grants her husband management authority over her community interest, if any, in the Percentage Interests and the assets of the LLC, and agrees that the other parties to this Agreement will and may rely upon this irrevocable grant of management authority. This grant of a power-or-attorney and management authority with respect to community property is coupled with an interest and is therefore irrevocable. Section 9.5.2 Interest of Spouse Subject to Agreement. Any property interests now owned or hereafter acquired in Percentage Interests by the spouse of any Member shall be subject to the terms of this Agreement and shall be subject to the same restrictions on disposition described in Section 9.1 as if such Percentage Interest constituted a Percentage Interest owned by a Member and as if such spouse constituted a Member; provided that any such Percentage Interest of the spouse of any Member may be transferred to such Member free of any requirement of a sale or offer to sell to the LLC or to the other Members. Notwithstanding any other provision of this Agreement to the contrary, this Agreement does not grant to any spouse of any Member the right to purchase or to elect to purchase any Percentage Interests offered pursuant to this Agreement for sale to the LLC or to any Member, unless such spouse becomes a Member in accordance with the provisions of this Agreement. LLC AGREEMENT -JDA -C -PAGE 17 " . . Section 9.5.3 Execution. Each Member shall have this Agreement executed by his spouse. Such execution shall constitute conclusive proof that such spouse has received notice of, has reviewed and agrees with the provisions of this Sections 9.5.9.6 and 9.7. . Section 9.6 Ri!.!ht of Beneficiar" to Become Member in the Event of Member's Death. In the event a Member dies and bequeaths his/her Percentage Interest to a person or such person obtains the deceased Member's Percentage Interest by intestate succession (each such person being hereinafter referred to as a ·'Beneficiary"). such Beneficiary may become a Member, the Managers shall do all things necessary or appropriate to transfer the deceased Member's Percentage Interest to the Beneficiary's name on the books and records of the LLC and to make the Beneficiary a Member for all purposes under this Agreement. ARTICLE X -SPECIAL AND LIMITED POWER OF ATTORNEY Section 10.1 Grant of Power. The Managers will at all times during the existence of the LLC have a special and limited power of attorney as the attorney-in-fact for each Member, with power and authority to act in the name and on behalf of each Member to make, execute, acknowledge and file the following documents: (a) any fictitious business name statements, or any amendments to such statements (provided the amendments are in accordance with the terms of this Agreement) which, under the laws of any state. are required to be filed or which the Managers deem advisable to file; (b) any other instrument or document which the LLC is required to file under the laws of any state or by any governmental agency. or which the Managers deem in good faith to be in the best interests of the LLC and the Members to file; (c) any instrument or document which may be required to effect the continuation of the LLC, the admission of an additional or substituted Member, or the dissolution and termination of the LLC (provided such continuation, admission or dissolution and termination are authorized in accordance with the terms of this Agreement), or to reflect any changes in amount of contributions of Members, or to carry out any other powers granted to the Managers in this Agreement; and (d) any instrument or document described in Section 5.16 above. Section 10.2 Type of Power. The special and limited power of attorney granted to the Managers in this Article X: (a) is a special and limited power of attorney coupled with an interest, is irrevocable, shall survive the death or incompetence of the granting Member, and is limited to those matters set forth in this Agreement; (b) may be exercised by the Managers for each Member by listing all of the Members executing any instrument with a single signature of one of the Managers acting as attorney-in-fact for all ofthem; and (c) shall survive a transfer by a Member of all or any portion of its interest except that, where the transferee of such interest has been approved by the Managers as provided in this Agreement for admission to the LLC as a substituted Member, the special and limited power of attorney shall survive such transfer for the sole purpose of enabling the Managers to execute, acknowledge and file any instrument or document necessary in connection with such substitution. ARTICLE XI -DISSOLUTION, WINDING UP AND TERMINA TION Section 11.1 Events Causing Dissolution. The LLC will be dissolved and its affairs will be wound up upon the happening of the first to occur of the following: (a) the expiration of the term specified in Section 2.4; LLC AGREEMENT -JDA - C -PAGE 18 · " . (b) an event of dissociation of a Member as set forth in Section 4.14, unless the LLC is continued by the consent of all remaining Members within ninety (90) days following the event of dissociation: (c) the unanimous agreement of the Members; (d) the sale or other disposition of all or substantially all of the assets of the LLC: (e) the entry of a decree of judicial dissolution; (f) the expiration of two years after the effective date of administrative dissolution; or (g) the occurrence of any other event or act causing dissolution ofthe LLC pursuant to the Act or this Agreement. Section 11.2 Winding Up. Upon dissolution of the LLC for any reason, the Managers will have the authority and responsibility to wind up the affairs of the LLC and to liquidate its assets. Section 11.2.1 Conduct Pending Liquidation. The Members will continue to share income, gains, expenses, losses and all other items during the period of liquidation in the same proportion as before the dissolution. The Managers will have the full right and unlimited discretion to determine the time, manner and terms of any sale or sales of LLC property pursuant to the liquidation. Pending the sales, the Managers may continue to operate and otherwise deal with the assets of the LLC. Section 11.2.2 Time for Liquidation. A reasonable time will be allowed for the orderly winding up of the business of the LLC and the liquidation of its assets and the discharge of its liabilities to creditors so as to enable the Managers to minimize the normal losses attendant upon a liquidation, having due regard to the activity and condition of the relevant markets for the LLC properties and general financial and economic conditions. Section 11.2.3 Right of Member to Purchase. Any Member may be a purchaser of any properties of the LLC upon liquidation of the LLC's assets, including, without limitation, any liquidation conducted pursuant to a judicial dissolution or otherwise under judicial supervision; provided, however, that the purchase price and terms of sale must be fair and reasonable to the LLC. Section 11.2.4 Cooperation. In the course of any such winding up, any signature required of a Member (or the trustee, receiver, estate, personal representative, surviving spouse, or successor of a deceased, incapacitated, or insolvent Member) for the transfer of title to any property, real or personal, which has previously been owned by the LLC, will not be unreasonably withheld. If any Member, representative, surviving spouse or successor unreasonably withholds its signature, then the Managers may sign the Member's name. Section 11.2.5 Method of Liquidation. The Managers may liquidate the LLC by either or both of the following methods: (a) selling the LLC's assets and distributing the net proceeds from the sale, after the payment of LLC liabilities or reservation of amounts therefor, to each Member in satisfaction of the Member'S interest in the LLC in accordance with Section 7.2.3; or (b) distributing the LLC's assets to the Members in kind, each Member accepting an undivided interest in the LLC's assets, subject to its liabilities, in satisfaction of its interest in the LLC in accordance with Section 7.2.3. Upon completion of the liquidation, the LLC will be deemed completely dissolved and terminated. Section 11.3 Distribution of Proceeds of Liguidation. LLC AGREEMENT -JDA -C -PAGE 19 Section 11.3. I Priori tv of Distribution. The proceeds of any dissolution or liquidation will be applied and disn·ibuted in the order of priority (to the extent that such order of priority is consistent with the laws of the State) specified in Section 7.1.3. Section I 1.3.' In-Kind Distributions. If any assets are to be distributed in kind. rather than in cash, they will be disn·ibuted on the basis of their fair market values, and the Members' respective Capital Accounts will be adjusted for the gain or loss that would have been recognized by them in accordance with Section 1.704-1 of the Regulations had such assets actually been sold at fair market value as of the date of distribution. If the Members cannot agree on the fair market values of the LLC's assets for purposes of this Section 11.3.2, the matter will be submitted to arbitration in accordance with Article XII. Section I 1.4 Statement to Members. The Managers shall furnish to each of the Members a statement, prepared at LLC expense, which sets forth the assets and liabilities of the LLC at the commencement of liquidation and an accounting with respect to the liquidation. ARTICLE XII -DISPUTE RESOLUTION Section 12.1 Appraisal. Wherever this Agreement specifies that a matter shall be determined by appraisal, the matter shall be submitted for determination to a mutually agreeable appraiser having demonstrated expertise in the matter submitted for determination. Such appraiser shalL within thirty (30) days after his appointment, determine the amount in question, which determination shall be binding upon the parties. If the parties cannot agree upon an appraiser, then, upon petition of any of them, the appraiser shall be appointed by the Superior Court of the State of Washington for King County. Prior to invoking the appraisal procedure of this paragraph, the party desiring to invoke appraisal shall tender to the other party a figure which is designated as that party's offer for agreement ("Offer of Agreement"). The other party shall, within fifteen (15) days thereafter, tender its own Offer of Agreement. Within ten (10) days following such second tender of an Offer of Agreement each party shall tender to the other a figure which is designated as the parry's final offer ("Final Offer"). Each tender of an Offer of Agreement or Final Offer shall be accompanied by supporting documents. If the parties fail to reach agreement within ten (10) days following tender of the Final Offers, then any party may invoke the procedure of this paragraph; provided that in that event each party shall deliver to the appraiser a copy of that party's Final Offer and supporting documents, and the appraiser shall choose one of the Final Offers as the amount in question. Each party shall pay one half of the costs of any appraisal, except that each party shall bear its own costs and fees. Section 12.1 Arbitration. Any dispute among the Members which they cannot resolve through good faith negotiation and which is not subject to resolution by appraisal pursuant to Section 12.1 (other than a deadlock on a Major Decision) shall be resolved by arbitration pursuant to the rules of the American Arbitration Association in King County, Washington before a single arbitrator having demonstrated expertise with respect to the marter submitted for determination. If the parties cannot agree upon an arbitrator within thirty (30) days after any Member delivers to the other Members a written demand for arbitration pursuant to this Section 12.2, then, upon petition of any of them, the arbitrator shall be appointed by the Superior Court of the State of Washington for King County. The outcome of the arbitration shall be final and binding on all Members, and may, upon petition of any Member, be enforced by decree of any court of competent jurisdiction. Section 12.3 Attorneys Fees. In any arbitration, action at law to enforce an arbitration award under this Agreement or other action to enforce or interpreted this Agreement, the unsuccessful party in such arbitration or litigation, as determined by the arbitrator or court in a final judgment or decree, shall pay the successful party or parties all reasonable costs, expenses and attorney fees incurred therein by such party or parties, and if such successful parties shall recover judgment in any such action or proceeding, such costs, expenses and attorney fees shall be included as part of such judgment. ARTICLE XIII -MISCELLANEOUS LLC AGREEMENT -JDA - C -PAGE 20 • I • , Section 13. I Governing Law. This Agreement will be interpreted, construed and enforced in all respects in accordance with the laws of the State of Washington. Section 13.' Successors and Assigns. This Agreement will bind and benefit the parties and their respective heirs, executors. legal representatives and permined successors and assigns. Nothing contained in this Section 13.3 will be construed to perm it any assignment or conveyance of a Percentage Interest or other interest in the LLC not otherwise expressly pernlined elsewhere in this Agreement. Section 13.3 Headings. Headings used in this Agreement have been included for convenience and ease of reference only and will not in any manner influence the construction or interpretation of any provision of this Agreement. Section 13.4 Entire Agreement: Amendment. This Agreement represents the entire agreement and understanding of the parties \\'ith respect to its subject matter. There are no other prior or contemporaneous agreements, either wrinen or oral, among the parties with respect to this subject. This Agreement may be amended only by a written document signed by all of the Members. Section 13.5 Waiver. Other than with respect to waiver of a Spouse's right to become a Member in her deceased husband's place pursuant to Article IX, no right or obligation under this Agreement will be deemed to have been waived unless evidenced by a writing signed by the party against whom the waiver is asserted, or his/its duly authorized representative. Any waiver will be effective only with respect to the specific instance involved, and will not impair or limit the right of the waiving party to insist upon strict performance in any other instance, in any other respect, or at any other time. Section 13.6 Severabilitv. The parties intend that this Agreement be enforced to the greatest extent permitted by applicable law. Therefore, if any provision of this Agreement. on its face or as applied to any person or circumstance, is or becomes unenforceable to any extent, the remainder of this Agreement and the application of that provision to other persons or circumstances, or to any other extent, will not be impaired. Section 13.7 Number and Gender. When required by the context, (a) the singular will include the plural and vice versa, (b) the masculine will include the feminine and neuter genders, and vice versa, and (c) the word "person" will include trust. corporation. firm, partnership or other form of association. Section 13.8 References. Except as otherwise specifically indicated, all references in this Agreement to: (a) numbered or lettered articles, sections, subsections, paragraphs, subparagraphs, clauses and subclauses. refer to articles, sections, subsections, paragraphs, subparagraphs, clauses and subclauses ofthis Agreement; (b) exhibits refer to Exhibits attached to this Agreement; and (c) this Agreement or any Exhibit include any subsequent amendments to the Agreement or Exhibit, as the case may be. Section 13.9 Counterparts. This Agreement may be executed in any number of counterparts, each of which will be deemed to be an original and all of which together will constitute a single agreement. Section 13.10 Waiver of Action for Partition. For the term of the LLC and for the period of the winding up of its business following dissolution, each party irrevocably waives any right it may have to maintain any action for partition with respect to any of the LLC's assets. Section 13.11 Further Assurances. Each party agrees to take such further actions and to make, execute and deliver such further written instruments, as may be reasonably required from time to time to carry out the terms, provisions, intentions and purposes of this Agreement. LLC AGREEI\1ENT -JDA -C -PAGE 21 In witness of their agreement the parties have executed this Agreement of Limited Liability Company as of the day and year first above wrinen. Members: LLC AGREEMENT -JDA -C -PAGE 22 J , I ~ .l EXHIBIT A TO LIMITED LIABILITY COMPANY AGREEMENT OF JDA GROUP, L.L.c. Member Jack D. Alhadeff. a married man as his sole and separate property LLC AGREEMENT -JDA - C -PAGE 23 Percenta!!e Interest 100% Capital Contribution $300.000 EXHIBIT B TO LIMITED LIABILITY COMPANY AGREEMENT OF JDA GROUP, L.L.c. The undersigned wishes to acquire Percentage Interest of JOA Group, L.L.c. (the "Interests"). In connection therewith, the undersigned hereby (i) agrees to become a party to and subject to the Limited Liability Company Agreement dated as of , 2000, among all Members of JDA Group, L.L.c. (the "LLC Agreement") effective on the date the Interests are registered in the name of the undersigned on the books of JDA Group, L.L.c. and (ii) acknowledges receipt of a true copy of the LLC Agreement. Member: Spouse of Member: [sign name] [sign name] [print name] [print name] Date Signed: __________ _ Date Signed: __________ _ LLC AGREEMENT -JDA - C -PAGE 24 1 I ,I 1 I I 1 I I /If I / / /,// .0'7'-'" I I -1 / I . .~ / / ,,/ 1/'- m x ::r 0-= ;:::;: w .~-;' ~--f / \ __ . _____ J / ~ ,,.---,, .... / . . RAINIER STATION THe SOU1'HWe8t OIiAR'TER OF 8ec'noN 7, ToWN!!HlP.2;lNORTH, RANQC5~, Wll.1.At.1m'e MEROIAN CITY OF RENToN, KJNa c:ourm, WASHINGTON' .j -.. -' ,,~flI1o ~""'" \L ,,_.ml(f-ftIl •. 't --,.' .... ' ~~ / / / (; / ~·~V) ,~ ( t-L------~--. ().. ... '. -'-..,. o (I (' ., GO 0 o (l o (j o ('''0~t ~-:: ... , '\. ~~ GRAPlIIC SCAlE boo u--; -I (lIt"i" , ...... f\. ~J£."lf ,,----,,----"- ~ ~ ~ ~I 0. )~. :3 ~ l F ~!! I ~ ti I I I I I I I I I I I I I I I I I ~I I I GEOTECHNICAL ENGINEERING REPORT Proposed Rainier Aveo Mixed Use Project 559 to 625 Rainier Ave. North Renton, Washington Project No. 2002-062B Prepared By: The Riley Group, Inc .. 10728 Lake City Way NE Seattle, WA 98125 Prepared for: IDA Group, LLC 95 South Tobin Street Renton, \Vashington 98055 p~N\NG June 2,2003 OEVE6"~~?~EN10N OEC \\ 7100'3 (\l:Ct,\VEO I I I I I I I I I I I I I I I I I I June 2, 2003 .. ~< IDA Group, LLC 95 South Tobin Street Renton, Washington 98055 Attn: Mr. Jack Alhadeff Subject: Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project 559 to 625 Rainier Ave. North Renton, Washington Project No. 2002-062B The Riley Group, Inc. (Riley) has completed a geotechnical engineering study for the above referenced project. This report summarizes our findings and recommendations for the geotechnical aspects anticipated for the project design and construction. We previously completed an evaluation of the nature and origin of the steep slopes on the site, and summarized the results of our work in our letter dated October 29, 2002; and we completed a preliminary evaluation of slope stability and summarized the results of our work in our letter dated June 8, 2001. PROJECT DESCRIPTION In preparation of this report, we reviewed site plans provided by Rich Wagner of Baylis Architects on February 13 and April 1, 2003, and discussed the project with him several times. We have reviewed several E-mails (sent in February 2003) from the City of Renton to Rich Wagner and/or Jack Alhadeff. Our understanding of the project is based on that information. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Project Understanding June 2. 2003 Project No. 2002-062B Page 2 of 45 The site is located at 559 to 625 Rainier Ave. North in Renton, Washington, as shown on the Site .Vicinity Map, Figure 1. Existing buildings and proposed buildings are shown on the Site and Exploration Plan, Figure 2. Existing topography and existing buildings are shown on the Topographic Site Plan. Figure 3. We understand it is proposed to construct a mixed-use project that will include commercial development and private housing. These are considered to be 2 separate projects. Commercial Development Project The commercial development project will be in the level area adjacent to (on the west side of) Rainier Ave., and will include the following elements. 1. Building 1 (north side of site) ~~--- 2. Building 2 (center of site) 3. Building 3 (south side of site) 4. Parking Structure (west side of site) 5. Retaining wall (between Bldg. 2 & 3) 100 feet by 80 feet footprint, 3 story 100 feet by 75 feet footprint, 2 story 130 feet by 70 feet footprint, 2 story 250 feet by. 60 feet, 2 levels, 1 below grade about 12 feet tall by 170 feet long All of these are currently located such that they cut into the toes of existing steep slopes. We assume that foundation loads for the commercial buildings will not exceed about 5 kips per linear· foot for continuous wall footings and 200 kips for isolated column footings. Housing Project The housing project will be located on the west side of the site, east of the cul-de-sac at NW 6th Street, at the top of a steep slope down to the commercial area. There are 16 dwelling units planned, in a configuration of either 6 or 4 buildings. The units will require cuts into the existing top of slope of up to 9 or 10 feet. Also, some fill will be THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 3 of 45 placed on the east-facing slope (in a topographic trough along a utility easement), and will require retaining structures. We assume that foundation loads for the residential structures will not exceed about 2 kips per linear foot for continuous wall footings and 50 kips for isolated column footings. The recommendations in the following sections of this report are based on our - understanding of the design features described above. Ifactual features vary or changes are made, we should review them in order to modify our recommendations as required. II). addition, we recommend that we be retained to review the final design drawings and specifications to verify that our project understanding is correct,· and that our recommendations have been properly interpreted and incorporated into project design and construction. BACKGROUND The City of Renton Development Services Division expressed concern about the project . . with regard to slope stability. Specifically, there have been landslides north of the site, at NW 7th Street and Taylor Ave. NW. The City requested a geotechnical report for this project that meets the following requirements (based on an E-mail from Gregg Zimmerman [City of Renton], to Rich Wagner, dated 06 Feb 2003, at 09: 10). l. 2. 3. 4. 5. Incorporates a complete historical perspective of slide activity in the vicinity of this site Incorporates the information from previous geotechnical analyses done for this vicinity by the City Specifically addresses features of the current development proposal Identifies and characterizes the types of geotechnical problems that exist on the site and how these problems might be impacted by the proposed development Analyzes the aforesaid geotechnical conditions and the development proposal and makes specific recommendations regarding how such a development could be constructed in a safe manner both for the development itself and for uphill THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B . Page 40f45 and downhill properties (such recommendations to include such design features as construction methods, set backs, foundation systems, stabilizing/retaining structures that would be needed, drainage requirements, etc.) . We also understand that the City would like the report to address the slopes to the north and south of the site, as well as the "central" slope (based on an E-mail from Lesley Nishihira [City of Renton], to Bill Klick, dated 14 February 2003, at 12:18). ReferenceslInformation Provided by the City of Renton The City of Renton (Lesley Nishihira) provided us the following reports of previous geotechnical analyseS done for this vicinity. Reports 1,2, and 3 were done for the City; reports 4 and 5 were done for private individuals. 1. 3. 4. 5. GeoEngineers; May 16, 1991; "Preliminary Geotechnical Evaluation, Landslide and Broken Sewer Lines, Slope West of Rainier Avenue North, Renton, Washington"; for City of Renton GeoEngineers; October 4, 1991; "Report, Supplemental Geotechnical . Engineering Services, Sewer Line Reconstruction and Slope Stabilization, Slope West of Rainier Avenue North, Renton, Washington"; for City of Renton GeoEngineers; November 6, 1997; "Report, Geotechnical Engineering Services,·· Sewer Line Reconstruction, Rainier Avenue North and NW·7th Street, Renton, Washington"; for City of Renton Geo Consultants; May 8, 1991; "Slope Failure Study, Mr. Chester Rindfuss' Residence, 676 Taylor Avenue Northwest, Renton, Washington"; for Mr. Chester Rindfuss Geo Group Northwest; February 18, 1993; "Slope Stability Analysis and Landslide Stabilization Design, 676 Taylor Avenue NW, Renton, Washington"; for Mr. John McFarland THE RILEY GROUP, INC. I I I I I I I I I I I I I I • I ! . I I \ - I , I l , .. , Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June 2. 2003 Project No. 2002-062B Page 5 of 45 ReferenceslInformation From Previous Work by Riley We also used information from previous work completed by Riley for the project site. This infortnation included the following letters.· 6. The Riley Group; June 8,2001; "Preliminary Slope Stability Study, Meyer Property, 559 to 625 Rainier Avenue North, Renton, Washington"; for Mr. Jack Alhadeff 7. The Riley Group; October 29,2002; "Slope Evaluation, Rainier Ave. Mixed Use Project, 559 to 625 Rainier Ave. North, Renton, Washington"; for Mr. Jack Alhadeff SCOPE OF SERVICES The purpose of our work. was to explore and characterize the subsurface soil and --- groundwater conditions, and' develop geotechnical recommendations for design and construction of the proposed project. This included complying with the requirements of . . . .... the City of Renton listed above. Based on the project understanding and background discussed above, our scope of services included the following tasks. 1. Collect and review readily available information on historical slide activity in the area. 2. 3. 4. 5. Research and review readily available geotechnical studies done by the City in the area. Identify features of the currently proposed development that have geotechnical significance. Complete a subsurface exploration program with borings and test pits to characterize subsurface soil and groundwater conditions Identify and characterize types of geotechnical problems that exist on site, and evaluate how these problems might be affected by the proposed development. THE RILEY GROUP, INC. . '~" I I I I I I I I I I I I I I I I I , ' I I- I --, Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2. 2003 Project No. 2002-062B Page 6of45 6. Perform engineering analyses and/or develop recommendations regarding the items listed below. 7. a) Slope stability for those slopes directly affected by the project, and for adjacent slopes. b) Construction methods. c) Setbacks from top and toe of slopes. d) Retaining structures. e) Foundations for buildings. f) Drainage. g) Seismic design considerations, including site seismicity, Uniform Building Code (UBC) Soil Profile Type,Jiquefaction potential, and potential liquefaction-induced settlement. - h) -Site preparation and earthwork, including excavation, subgrade preparation, suitability of onsite soils for use as construction materials, fill placement, allowable cut and fill slopes, and potential necessity for dewatering during construction. i) Design pavement section. Prepare a report summarizing the results of our work. SURFACE CONDITIONS Existing conditions are shown on Figure 3. The site extends about 750 feet north-south along the west shoulder of Rainier Ave. North. At the NW 6th Street cul-de-sac, the site extends about 370 feet to the west of Rainier Ave. North. There are 3 slopes in the project vicinity, defined as follows for the purpose of this report. • The "north slope" starts at the north end of the site and continues north; its south- facing portion is adjacent to Building 1. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I i , l , I, Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B· Page 7 of 45 • The "central slope" surrounds the cul-de-sac at NW 6th Street; its east-facing portion is adjacent to Buildings 2 and 3 and the retaining wall in between them. • The "south slope" is south of the central slope, and is off of the· project site; its north-facing portion is over 100 feet away from the proposed development. At the time of our field explorations, there were 3 buildings in the proposed commercial development area of the site. The ground surface was relatively level and flat, at about· Elevation 50 feet (NA VD '88 Datum). Most of the site along Rainier Ave was paved with asphalt. Farther to the west there was some gravel surfacing with sparse grass, and some grassed areas. Between the level area and the NW 6th Street cul-de-sac was a steep slope ("central slope") up to the west that rose from Elevation 50 feet to Elevation 80 or 90 feet at average inclinations ranging from about l.3horizontal to 1 vertical (l.3H:l V) to l.7H:IV. There was a gully down the face of this east-facing slope associated with a utility easement where there apparently were 12-inch and 4-inch diameter water lines and an 8-inch diameter sanitary sewer. From the top of slope there was a gentle slope up to the west to about Elevation 105 feet at about a 10H:IV slope. North and south of this upper area were slopes down to the north and south (respectively) at about 1.7H: 1 V. These slopes led to partially filled in ravines that trended west to east, sloping down to the east. The slopes were well vegetated with trees and brush. The slope south of the site ("south slope") sloped down to the north at about 1.5H: 1 V. The slope was well vegetated with trees and brush. The slope on the north side of the site ("north slope") had south-facing and east-facing slopes. Top of slope was about Elevation 100 feet. The south-facing slope sloped down to the commercial development area at about l. 5H: 1 V. The slope was well vegetated with trees and brush. The east-facing slope sloped down to Rainier Ave. at THE RILEY GROUP, INC. I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 8of45 about 1.3H:1 V to 1.7H: 1 V. The northern part of this east-facing slope was where there have been stability problems in the past. SUBSURFACECONDDnONS Field Explorations Subsurface conditions were explored with 4 borings and 12 test pits completed in April 2003. We also considered 2 monitoring wells that were installed by Riley on March 19, 2001. The approximate locations of all the explorations "we considered are shown on the Site and Exploration Plan in Figure 2. The test pits (TP-I through TP-12) were excavated" April 7 to 11, 2003, to depths of about 4 to 14 feet below the existing ground surface, with a rubber-tired Case 580E backhoe equipped .with an extendahoe. TI>~ 1 through TP-5 were located on the central slope, and TP-6 through TP-I2 were located in the lower, level area. The borings (B-1 through B-4) were drilled to depths of about 18 to 54 feet below the existing ground surface by a subcontractor using a track-mounted Mobile B-53 drill rig (B-1, B-2, B-3) or a truck-mounted Mobile B-6I drill rig (B-4). All borings were advanced with hollow stem auger, and samples were taken at 2-1/2 to 5-foot depth intervals in conjunction with performing Standard Penetration Tests (SPT): After completion, B-2, B-3 and B-4 were backfilled with bentonite. At B-1, a I-inch diameter standpipe groundwater observation well was installed, and a protective surface monument was placed. B-1 was located at the northeast comer of the housing area. It was about 48 feet deep, and was intended to explore soil and groundwater conditions for the full depth of the slope. The standpipe groundwater observation well was installed in it to allow long term monitoring of groundwater levels. B-2 was located at the southeast comer of the housing area, was about 18 feet deep, and was intended to check for consistent THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 9 of 45 . conditions across the slope. B-3 and B-4 were drilled to about 50 feet deep in the commercial development lower level area in locations where fill extended deeper than the bottom of the test pits. Soil Conditions -Central Slope/ Housing Project On the central slope, soil conditions were explored with 2 borings (B-1 and B-2) and 5 test pits (TP-l through TP-5). B-1 was 48 feet deep and encountered mostly silty sand with some gravel that was very dense at and below depth 3 feet. There was a thin layer of sand and sandy gravel from depth 7 to 12 feet that was also very dense. At 41 feet, we encountered sandy silt with some gravel that was very dense and continued to the termination depth of 48 feet. B-2 was 18 feet deep, and had conditions similar to those at B-1. Most of the soil was silty sand with some gravel that was very dense at and .. "- below 3 feet. TP-l through TP-4 were similar to the borings, and typically had silty sand that was very dense by depth 6 feet, and medium dense above that. At TP-5, the soil was medium dense sand with some silt to its full depth of 13 feet. Groundwater Conditions -Central Slope! Housing Project Only 1 sample (in B-1 at 43 feet) was noted to be wet in the test pits and borings. A standpipe groundwater observation well was installed. in it . to allow long term monitoring of groundwater levels. The following measurements of _ depth to groundwater have been made to date. Table 1. Groundwater Levels -Central Slope/ Housing Project Depth to Groundwater (feet) Date Boring B-1 installed 17 APRIL 2003 17APR2003 38.2 installed 17 April; not yet stabilized 30MAY2003 dry dry at 45.8 feet THE RILEY GROUP, INC. I I I I I I I I I I I ,I I i I I l I ! I I l I l· I l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington Soil Conditions -Commercial Development June 2, 2003 Project No. 2002-062B Page 10of45 In the commercial development area, soil conditions were explored with 2 borings (B-3 and B-4) and 7 test pits (TP-6 through TP-12). We also considered 2 monitoring wells (MW-I and MW-2) that were installed by Riley on March 19,2001. TP-7, TP-lO, TP-11, and TP-12 were located at the base'of slopes (north and central), and encountered denselhard sandy silt or dense silty sand by depth 2 feet. At TP-6 (excavated in conjunction with removing a hydraulic hoist), silty sand fill was noted. From 0 to 4 feet, the fill contained occasional wood debris, and was medium dense. From 4 to 14 feet deep no wood was noted, and the fill was medium dense to dense. "-. We suspect the fill was associated with the hoist. In TP-8 and TP-9, fill was encountered to beyond the termination depths of 12 and 13 feet. In TP-:-9, the fill contained wood and auto debris from depth 5 to 13 feet. Because these test pits did not get through the fill, 2 borings were drilled in the general vicinity of the test pits. At B-3 (near TP-9), there was loose to medium dense silty sand and sandy silt fill down· to depth 17 feet, and an "obstruction zone" from depth 11 to 17 feet (this may have represented auto debris, as was observed in TP-9). From 17 to 35 feet, there was medium dense silty sand with wood fragments and peat pockets, and 6-inchthick layers of peat were noted at depth 23 and 28. feet. Medium dense silty sand was encountered at about 35 feet deep, and from 41 to 49 feet there was very dense silty sand. In B-4 (near TP-8), there was silty sand fill down to depth 15 feet that was dense down to about 10 feet and then was medium dense. From 15 to 26 feet, there was medium dense sandy silt and silty sand. Between depth 26 and 37 feet we encountered mostly THE RILEY GROUP, INC. I I I I I I I I I I I I I I I , '" I i. : I I I l" , l.. , Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B. Page 11 of 45 peat with some layers of silt; There was medium dense to dense sandy silt from 37 to 45 feet, and from 45 to 54 feet there was very dense silty sand. Monitoring well MW-l was located northeast of building 2. It encountered layers of silty sand and silty clay that ranged from about 5 to 10" feet thick. Although nothing material noted on the log definitely indicated fill (for example, man-made debris), the decreasing density/stiffness from about 15 to 25 feet may indicate fill. The soil was then dense from 25 feet to the termination depth of35 feet- Monitoring well MW-2 was located on the north side of building 3. There was medium dense gravelly silty sand down to depth 10 feet. Below that, it encountered layers of gravelly silty sand, silt, and sand, all of which were very dense. As with MW-l, nothing material noted on the log definitely" indicated fill versus native soil. However, based on the consistent high density from 10 feet to thetermination depth of30 feet, we suspect this was native soil. Groundwater Conditions -Commercial Development In the test pits in the commercial development area, there was moderate seepage in TP-6 at depth 4 feet, and minor seepage in TP-7 at depth 6 feet. We interpret this to be perched water. It is common for near-surface water to percolate through the upper~ more permeable soil, and stop on the underlying, less permeable soil. This is referred to as "perched water". Volumes of perched water typically are greatest during the wet winter months, and they decrease (or disappear) during the drier parts of the year. No seepage was noted in TP-8 through TP-12. Water levels were measured in the current borings after each boring was completed and before the auger was pulled from the hole. At the end of drilling, the depth to water in B-3 was measured at about 17 feet, and the depth to water in B-4 was measured at about 31 feet. Because the water level was measured at the end" of drilling, and did not have THE RILEY GROUP, INC. I I I I I I I I I I I I , I \ I \ I l I I \ I I I l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B Page 12 of 45 time to stabilize (as it would in a standpipe groundwater observation well), it probably did not represent the static water level. At MW-I and MW-2, standpipe groundwater observation wells were installed to allow long term monitoring of groundwater levels. The measured -levels should represent stabilized, static groundwater levels. Recent dates and depths to water are presented below. Table 2. Groundwater Levels -Commercial Development Depth to Groundwater (feet) Date BoringMW-l BoringMW-2 both installed 19 MARCH 200 I -'. 19MAR2001 27 23 at time of drilling~ not yet stabilized 03APR2003 17.3 21.3 - More detailed descriptions of the subsurface conditions encountered are presented -on the Boring and Test Pit Logs, Figures A-2 through A-20. A description of terms used for soil classification is presented on Figure A-I. Laboratory Testing Laboratory testing included determination of natural moisture content and grain size analyses. Moisture contents are presented on the boring and test pit logs adjacent to sample notation, and the results of grain size analyses are presented on Figures A-21 through A-24. THE RILEY GROUP, INC. I I I I I I I I I I I I I t I , I , I I t I, i I i Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington SEISMIC CONSIDERATIONS Whole Site June 2, 2003 Project No. 2002-062B Page 13 of45 The site is located within Zone 3 of the Seismic Zone Map shown as Figure 16-2 of the 1997 Uniform Building Code (UBC). This corresponds to a Seismic Zone Factor, Z, of . 0.30. This, in tum, corresponds to an effective peak horizontal ground acceleration of 0.3g. We assumed the design seismic event was a Magnitude 7-112 earthquake with a peak horizontal ground acceleration ofO.3g. Central Slope/ Housing Project It is our opinion that site conditions for the Central Slope! Housing Project best fit the UBC description for Soil Profile Type Sc, "Very Dense Soil and Soft Rock". Liquefaction is typically associated with loose, saturated fine to medium sand. Considering that the silty sand on the central slope is very dense, it is our opinion that there is not the potential for liquefaction. Commercial Development It is our opinion that site conditions for the Commercial Development best fit the UBC description for Soil Profile Type So, "Stiff Soil Profile". Based on average soil density in the 4 borings considered, the potential for liquefaction is low. However, local areas of looser, saturated soil could liquefy. Consider~ng the conditions observed in the borings (soil type, density, silt conterit; water table), it is our opinion that if there were liquefaction, it would be localized, of limited vertical and areal extent, and discontinuous. As a result, its effect would not be significant. Accordingly, the potential for liquefaction-induced settlement is also considered not to be significant. THE RILEY GROUP, INC. I I I I I I I I I I I , I' I I , ' I I , I l .. I' I. _ , L Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington mSTORICAL SLIDE ACTIVITY IN THE SITE VICINITY North Slope June 2, 2003 Project No. 2002-062B Page 14 of 45 There is a history of slide activity in the project site vicinity~ Numerous slides have occurred on the east-facing portion of the north slope, typically in the area starting at the right-of-way for NW 7th Street and extending to the north to as far as S 117th Place. These are described in the referenced GeoEngineers reports. A slide in April 1991, located along the eastward extension ofNW 7th Street, sent slide debris onto Rainier Ave. and severed a sewer line. The line was reconstructed, but was damaged again in February 1996 by another slide. This slide activity was limited to the east-facing portion of the north slope, and located about 200 feet north of the project site. On the south-facing portion of the north slope, some sliding reportedly occurred in the late 1980's. This was located south of Taylor Ave, and was attributed to a road cut across the toe of the slope .. Central Slope Our historical information for the central slope is based on review of aerial photos discussed in the Riley letter of June 8, 2001 (reference 6). There were no obvious features indicating a major landslide in the past. The central slope also is not shown on the Renton Slide Sensitive Areas map as "Very High Landslide Hazards", indicating it historically did not have known mappable landslide deposits. South Slope The south slope also did not have obvious features indicating a major landslide in the past, and it was not shown on the Renton Slide Sensitive Areas map as "Very High Landslide Hazards". THE RILEY GROUP, INC. I I I I I I I, I' I I I i I ' I I I t I I' I , ~ Geotechnical Engineering Report '- Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 15 of 45 PREVIOUS GEOTECHNICAL ANALYSES DONE FOR THIS VICINITY BY THE CITY OF RENTON The GeoEngineers work for the City of Renton concluded that soil conditions in the slide area that damaged the sewer consisted of silty sand over silt Water would perch on the silt and saturate the silty sand. When there had been a large enough volume of water, the silty sand became unstable, and there were slides. GeoEngineers completed slope stability analyses for a slope section along the sewer line, as well as for slope sections south of the sewer line. Their analyses indicated the sewer' line section would indeed become unstable when saturated, and their recommended slope repair included drainage measures (in combination with removal and replacement of slope debris). They also concluded that the sections south of the sewer line were stable, even when satur~ted. Further, they had the opinion that the slope south of the sewer slide area would likely remain stable, provided it was not destabilized by activities such as removal of vegetation, excavation, filling, or concentration of runoff. EVALUATION OF STABILITY OF NORTH, CENTRAL, & SOUTH SLOPES North Slope Based on the work by GeoEngineers~ the south-facing portion of the north slope should remain stable, provided it was not destabilized by activities such removal of vegetation, excavation, filling, or concentration of runoff. Also, it was Riley's conclusion (reference 6), based on observation of apparent creep, that potential landslide activities would likely be limited to surficial failures. It is our conclusion that the south-facing portion of the north slope should remain stable with regard to deep failures, provided it was not destabilized by construction activities associated with the proposed development. THE RILEY GROUP, INC. I I I I I I I I I I I I I i I , I I' , , L Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Central Slope June 2, 2003 Project No. 2002-062B Page 16of45 Based on our borings, it appears that the central slope is comprised of very dense granular soil (silty sand or non-plastic sandy silt, but not clay or clayey silt) to its full depth of 50 feet. The soil and perched groundwater conditions that are linked to the slides along the sewer on the north slope are not present in the central slope. Also, there are not surficial indications of large-stale landslides. We conclude that the central slope - is stable with regard to large-scale instability, in its current configuration. Overtime, weathering of near-surface soil could result in shallow, surficial ravelling of soil. This is supported by the current geometry of the east-facing portion of the central slope. It appears that it was the result of grading by man in about 1956 [Ref 7], and with the exception of subsequent modifications (access road, utility installation), it has maintained what was likely the original c~t slope inclination. This represents a period of about 50 years, which is a normal design life for the proposed structures. South Slope The south slope historically is not considered to have a significant potential for a major landslide. Even if it did, it is far enough away from our subject site that it does not need to be considered, with regard to setbacks. We conclude that the south slope will not have an impact on either the commercial development or the housing project, and that neither of these will have an impact on the south slope. DISCUSSION AND RECOMMENDATIONS The proposed mixed-use project will include commercial development and private housing. These are considered to be 2 separate projects. Considering that the soil conditions and geotechnical concerns for each project are different, recommendations are presented separately for each project. This is intended to avoid intermingling recommendations for the separate projects in order to reduce confusion regarding which THE RILEY GROUP, INC. I I I I' I I I I' I I I I I, I I, I I, I- i ,. - Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B Page 17 of 45 recommendations apply to which project. repetition. However, it will also result in some General-Central Slope! Housing Project Based on our study, it is our opinion that the site is suitable for the proposed housing project construction from a geotechnical standpoint. The buildings can be supported on conventional shallow spread footings bearing on medium dense to dense native soil. Setbacks from top of slope are recommended to reduce the impact of the structures on slope stability. Careful collection and disposal of surface water are necessary so this water does not flow over the face of the steep slopes or infiltrate into the core of the slope, Potential Impacts of Project -Central Slope! Housing Project Potential impacts of the proposed project include those stemming from grading, surcharges from structures, and drainage. Cutting at the top of the slope would· reduce the soil surcharge on the slope; and increase stability. Fillingat the top of the slope, on the other hand, would increase the soil surcharge on the slope, and reduce stability. Filling on the faee of the slope could reduce stability. The surcharge of structures near the top of slope could reduce slope stability. If the project resulted in additional water infiltrating the slope or flowing over the top of the slope, this could decrease stability. Measures to decrease the potential reductions in slope stability include limiting fill on the face or top of slope, providing setbacks from top of slope for structure foundations, . and providing proper drainage. Setbacks from Top of Slope -Central Slope! Housing Project We recommend that structure foundations for the housing project be set back at least 15 feet from the top of the steep slopes. This can be done by placing a normal depth footing about 15 feet back from the top of the slope. It can also be done by placing the THE RILEY GROUP, INC. I I I, I' I ! I i I, I I L I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, VVa~on June 2. 2003 Project No. 2002-062B Page 18of45 footings deep enough so that the bottom of the footing is ahorizontal distance of at least 15 feet from the face of the slope, and thus providing an "effective setback". This is often done by deepening conventional spread footings, or by using drilled piers. Site Preparation and Grading -Central Slope! Housing Project Site Preparation The first step of construction should be to log and grub the site. Any utilities that are in the proposed buildirig footprint should be relocated to outside of the building footprint, to facilitate future repair of the utility, if required. Topsoil and vegetation should be··· stripped. At our test pits, duff and topsoil typically were up to about 112 foot thick. However, TP-4 had roots and branches down to depth 2 feet. The near-surface soil exposed after stripPing should be silty sand. The silty sand is moisture sensitive, and will be difficult, if not impossible, to work with if it is not near optimum moisture content. Grading may involve cut and filL In areas to receive fill or to remain at existing grade, we recommend proofrolling all exposed surfaces with· a heavy piece of rubber-tired construction equipment (such as a loaded dump truck) to evaluate if any soft and yielding areas are present.. If yielding areas are observed, they should be cut to :firm bearing soil and filled to grade with structural fill. After cut areas are brought to final . grade, they also should be proofrolled and repaired .. AS discussed above, the excavated . silty sand is moisture sensitive, and will be difficult, if not impossible, to work in wet weather and/or if it is not near optimum moisture content. Fill Material It may be feasible to use the silty sand from excavation as fill in dry weather, if it is free of organics and debris,and properly moisture conditioned. If the site grading occurs in THE RILEY GROUP, INC. I I I I' Ii , I l I I I I I I l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June 2, 2003 Project No. 2002-062B Page 19 of 45 the wet season or if additional structural fill material is required, we recommend importing material that meets the following grading requirements. Table 3. u.s. Standard Sieve Size Percent Passing 3 inches 100 percent No.4 sieve o -75 percent No. 200 sieve o -5 percent * *Based on the minus 314-inch fraction. Prior to use, Riley should examine and test all materials imported to the site for use as structural fill. A geotechnical engineer shQ~ld be on site to monitor the site grading and verify soil compaction. Structural Fill Placement For the purpose of this report, structural fill is defined as fill that will support buildings. slabs-on-grade, pavement, and other settlement sensitive elements. Structural fill should be placed in uniform loose layers not more than 12 inches thick and compacted to at least 95 percent of the maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D 1557 compaction test procedure (Modified Proctor). The moisture content of the soil at the time of compaction should be within about 2 percent of its optimum. Temporary Cut Slopes We expect that unsupported temporary cut slopes will be used for basements and utility trenches, and we expect that the cuts will be made mostly in dense silty sand. For these soil conditions, we recommend temporary cut slopes up to 10 feet tall that are not subjected to seepage forces be no steeper than 1 horizontal to 1 vertical (lH: 1 V). If THE RILEY GROUP, INC. I, I ,I Ii I I I I' 'i I' I I II I I I " I , , l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 20 of 45 there were seepage, such as due to perched water, slopes at this inclination should be expected to be unstable. They might need to be made less steep. Permanent Cut and Fill Slopes If permanent cut or fill slopes are incorporated into design, they should not be steeper than 2H:IY. Foundation Support -Central Slope! Housing Project We expect that soil at footing bearing elevation will consist of medium dense to dense silty sand. Ifundisturbed, this soil will be suitable to provide moderate to.high design bearing pressures for conventional shallow spread footings. If the footing bearing surface 'is disturbed, it should be overexcavated to expose competent medium dense to dense native soil, and replaced with compacted, well- graded, granular, structural fill. The term "granular" refers to soil that is predominantly sand andlor gravel, and that is not predominantly silt or clay. The exposed subgrade should be cleaned of loose or soft soil before placing the structural fill. If it is not feasible to place and compact structural fill of the type described above (such as if there is water in the footing excavation), rock spalls or crushed rock could be used instead. Perimeter footings should bear at least 1.5 feet below final exterior grade for frost protection. Interior footings should bear at least 1 foot below the floor slab. We recommend footing widths of at least 18 and 24 inches for continuous strip footings and isolated column footings, respectively. As discussed previously, the footings should be set back at least 15 feet horizontally from the top of the steep slope. This can be done by placing a normal depth footing about 15 feet back from the top of the slope. Alternatively, an "effective setback" can be achieved by deepening the footing so that its bottom is 15 feet horizontally from the THE RILEY GROUP, INC. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 , Project No. 2002-062B Page 21 of 45 face of the slope at the same elevation. This can be done by conventional spread footings in trenches, or with drilled piers. We recommend that a geotechnical engineer be present on site to inspect the foundation subgrade preparation before pouring concrete. ,The foundation subgrade should be undisturbed and medium dense to dense. If loose or disturbed soil is observed, it should, be removed and replaced with structural fill or crushed rock. If prepared footing subgrades are to remain exposed during the winter season" or periods of wet weather, it is recommended that they be covered with a lean concrete "mud mat" to help protect the subgrades after they have been inspected and until the footings are poured. For footings constructed as recommended, and bearing on undisturbed, competent (medium dense to dense) native soil, we recommend a design allowable bearing pressure of not more than 3000 pounds per square foot (pst). For short-term loads, such as wind and seismic, a 1/3 increase in this allowable bearing pressure can be used, as 'long as this conforms with the appropriate current UBC loading combinations. With the expected structural loading and the recommended foundation bearing pressure, total settlement of footings should not be more than 1 inch, and differential settlement between adjacent footings or across a distance of about 20 feet should not be more than 112 inch. We expect that most of the settlement will occur by the end of coristruction. Lateral forces may be resisted by friction at the base of foundations and by passive soil resistance acting against the buried portion of foundations. To compute passive resistance, we recommend using an equivalent fluid density of 200 pounds per cubic foot (pct). This value is based on the foundations being constructed neat against undisturbed competent soil or backfilled with structural fill, and assumes that the ground surface on the resisting side is level for a distance of at least 3 times the depth of the foundation. The upper 1 foot of soil should not be included in the passive resistance THE RILEY GROUP, INC. I I I I I I I 'I I I I~'· I I I , I , I I , -, , l. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No~ 2002-062B Page 22of45 calculation because it can become disturbed by erosion or future grading activity. For base friction, a factor of 0.4 may be used between concrete and soil. The coefficient of friction should be applied to the vertical dead load only. These values include a safety . factor of about 1.5 and 2 applied to the estimated ultimate values for frictional and passive resistance, respe.ctively. We recommend that footing drains be installed on the outside of perimeter footings. The footing drains should consist of 4-inch-minimum diameter, perforated or slotted, smooth wall, rigid, PVC pipe, laid at the bottom of the footing. The drain line should be surrounded with free draining pea gravel or washed rock that is wrapped in filter fabric. The top 1 foot of backfill should consist of relatively impermeable material to limit surface water infiltration into the perimeter drain. A typical footing drain detail is shown on Figure 4. The footing drain~"'and roof downspouts should be tightlined separately to an approved discharge facility. Siabs-on-Grade-Central Slope! Housing Project Subgrades for slabs-on-grade should be proofrolled and repaired as necessary, as described in the Site Preparation and Grading section of this report. If the on site soil can not be compacted to. provide a dense and unyielding surface, it should be replaced with 1 foot of compacted structural fill. Immediately below the floor slab, we recommend placing a 6-inch thick capillary break layer consisting of clean, free- draining gravel or sand and gravel that has less than 5 percent fines (material passing a U.S. No. 200 sieve). This material will reduce the potential for upward capillary movement of water from the underlying soil and subsequent wetting of the floor slab. A suitable vapor barrier should be placed on top of the capillary break. The vapor barrier may be covered with 2 inches of clean, moist sand to guard against damage to the vapor barrier during construction and to aid in curing of the concrete. THE RILEY GROUP, INC. I I I I I I~ I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Subsurface Walls -Central Siope/ Housing Project June 2,2003 Project No. 2002-062B Page 23 of 45 Basement walls should be waterproofed and fully drained. Wall drains should be' similar to those recommended for perimeter footing drains. There should be a zone of free draining material at least 1 foot wide next to the wall. The top 1 . foot of backfill should consist of relatively impermeable material to limit surface water infiltration into the wall drain. The perforated pipe should drain to daylight. A typical retaining wall drainage detail is shown on Figure 5. As an alternative to a layer of grave~ a pre- fabricated drainage panel, such as Miradrain, could be used. The lateral pressure acting on the wall is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement which can occur as backfill is placed, wall drainage conditions, and the inclination of the backfill. Subsurface. walls should be provided with wall drains, as de~~ribed above. For walls thatare free to yield at the top at least 0.001 times the height of the wall (active condition), soil pressures will be less than if movement is limited by such factors as wall stiffness or bracing (at- rest condition). We recommend that walls supporting horizontal backfill and not subjected to hydrostatic forces be designed using a triangular earth pressure distribution equivalent to that exerted by a fluid with a density of 35 pcf for yielding (active condition) walls, and 55 pcffor non-yielding (at-rest condition) walls. These recommended lateral earth pressures are based on the assumption ofa horizontal I ground surface adjacent to the wall for a distance of at least the subsurface height of the wall, and do not account for surcharges. Additional lateral earth pressures should be considered for surcharge loads acting adjacent to subsurface walls and within a distance eqmil to the subsurface height of the wall. This would include the effects of surcharges such as traffic loads, floor slab loads, or other surface loads. Increased lateral earth pressure due to adjacent areal vertical surcharge pressures (such as uniform floor slab loads) can be taken as a uniform pressure equal to 0.3 times the vertical surcharge pressure for active conditions, and 0.5 times the vertical surcharge pressure for at-rest THE RILEY GROUP, INC. I I I I I I I I I I I I I I I l I I i I I • I I. I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B Page 240f45 conditions. Traffic surcharges are often accounted for by assuming a surcharge equivalentto 2 feet of soil, which corresponds to about 250 psfvertical pressure. Lateral forces on subsurface retaining walls can be resisted by friction and passive resistance, as described for footings, as well as by structural elements of the building. , Retaining Structures-Central Slope! Housing Project Current plans call for' building some retaining structures and placing some fill in the gully along the utility easement oil the east-facing portion of the central slope. Considering that this filling would tend to reestablish the slope grade that existed before the gully was dug, it should not have a negative impact on the stability of adjacent slopes. We expect the structures would not be more than 10 feet talL They could be conventional concrete retaining walls, mechanically stabilized earth walls (such as ( , Keystone walls or similar), or ecology block walls. The subgrade for the walls should be excavated to provide a level base for the wall. Utilities in the gully should be located and potholed first so they do not get damaged. The subgrade should be medium dense to dense. If not, 'it should be repaired. Backfill behind the wall should be compacted to at least 95 percent of the maximum dry density. For a manufacturer's design, the following soil parameters can be used. .120 pcf dry density • 35 degrees internal friction angle .2000 psf design allowable bearing pressure • 0 A frictional lateral resistance factor (includes safety factor of about 1.5) .35 pcf equivalent fluid for active pressure .200 pcf equivalent fluid for passive resistance (includes safety factor of about 2) THE RILEY GROUP, INC. I I I I I I I I I I I I I· I I I I ; i I I I· I l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Drainage -Central Slope! Housing Project Construction June 2, 2003 Project No. 2002-062B . Page 25 of 45 We expect that water encountered' during construction could come from shallow perched water, depending on the time of year. If minor water seepage is encountered or if rainfall collects in excavations during construction, we recommend that the contractor slope the bottom of excavations and collect the water into ditches and sump pits from which the water can be pumped and discharged into a storm drain. Surface Final exterior grades should promote free and positive drainage away from the building. Water should not pond or collect adjacent to the immediate building area. We recommend providing a drainage gradient of at least 3 percent for a distance of at least 10 feet from the building perimeter. .AIl runoff water from paved areas, roofs, and other impervious surfaces should be collected and discharged to the storm drain system. If there are yards between the house and the slope, yard drains should be installed to collect water and discharge it to the storm drain system. Water should not be allowed to flow over the slope, or to pond in yards and infiltrate into the ground. . Subsurface We recommend that wall drains be installed for all subsurface walls. This is discussed in the Subsurface Walls section of this report. We also recommend that perimeter footing drains be installed. This is discussed in the Foundation Support section of this report. Footing drains and roof downspouts should be tightlined separately to the storm drain. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Utilities -Central Slope/ Housing Project June 2, 2003 '-, Project No. 2002-062B Page 26 of 45 .' We expect that any new utilities will be relatively shallow(say 5 feet deep or less). The soil within this depth can be excavated with· a backhoe. Significant groundwater is not expected within this depth. Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APW A) specifications. If local codes supercede APW A specifications, bedding and backfill should be completed in accordance with those codes. As a minimum, trench backfill should be placed and compacted as structural fill, as described in the Site Preparation and Grading section of this report. Where utilities are located below unimproved areas where some settlement of trench· backfill is acceptable, the degree of compaction can be reduced to at least 90 percent of the maximum dry density as determined by'the referenced ASTM D-1557 standard. Pavement -Central Slope! Housing Project Pavement subgrades should be proofrolled and repaired as necessary, as described in the Site Preparation and Grading section of this report. Regardless of the relative compaction achieved, the subgrade should be firm and 'unyielding before paving. As recommended for slab-on-grade subgrades, if the on site soil can not be compacted to provide a dense and unyielding surface, it should be replaced with 1 foot of compacted structural fill. The final subgrade should be proofrolled before paving. For residential passenger vehicle driveway and parking areas, we recommend a pavement section consisting of 2 inches of asphalt concrete over 4 inches of crushed rock base. As an alternative, the 4 inches of crushed rock base could be replaced with 3 inches of asphalt treated base. THE RILEY GROUP, INC. I I I I I I I I I I I I I , , I I I I ; I I I L ' ~ Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington General -Commercial Development June 2, 2003 Project No. 2002-062B Page 27of45 Based on our study, it is our opinion that the site is suitable for the proposed commercial development construction from a geotechnical standpoint. It appears that Buildings 2 and 3 can be supported on conventional shallow spread footings bearing on medium dense to dense or hard native soil. Building I and the parking structure are at least partially underlain by up to 40 feet of soil that is not suitable to provide shallow foundation support, and will therefore require pile supp0rt:,where unsuitable soil is not removed. We recommend against the proposed cut into the toe of the north slope for Building I and the parking structure. The proposed cut into the toe of the central slope for Buildings 2 and 3 is considered feasible from a geotechnical standpoint. However, it will require a shoring system. Potential Impact of Project -Commercial Development Potential impacts of the proposed commercial development are associated primarily with the proposed cutting into the toe of slopes. The north and central slopes appear to, be stable in their 'current condition with regard to deep-seated soil movement. However, due to their steepness, they are prone to surficial creep and surficial ravelling over time. To cut into the toe of these slopes without providing support would reduce their stability. Also, other modifications to these slopes (such as excavation, filling, increased levels of water, or removal of vegetation) could reduce their stability., Measures to maintain slope stability and protect the structures include providing support to the toe of slope and providing a structure setback from the toe. For the central slope, it is our opinion that for limited heights of cut (up to about 10 feet), cantilever soldier pile shoring will provide adequate support to the slope, and allow the buildings to be set into the slope. For the north slope, it is our opinion that it is best not to cut into the toe of slope, but instead to provide a structure setback. Any work "incidental" to the project (for example, landscaping) should not remove vegetation from steep slopes, or alter (increase) water on the slopes. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I l I L , l. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Setbacks from Toe of Slope -Commercial Development June 2, 2003 Project No. 2002-062B Page 28of45 For the central slope, we recommend a building setback of 10 feet from the toe of slope. As an alternative, the slope could be shored, and Buildings 2 and 3 could be set into the slope. For the north slope, we recommend against cutting into th~_toe of the slope for Building 1 and the parking structure, and instead recommend a building setback 25 feet from the toe of slope. Alternatively, if a debris wall were constructed at the toe of slope, the setback could be reduced to 10· feet. Excavation -Commercial Development __ The proposed construction will have 2 potential areas of excavation. Excavation may Jake place at the toe of the central slope. This would require shoring. Excavation in the level area of the site will be required for the parking structure for its below grade level. This would probably be done with laid back, unsupported, open cuts. Temporary Cut Slopes The existing steep north and central slopes typically are at about 1-112H: 1 V inclination. It is advisable not to cut them any steeper, even on a temporary basis. Accordingly, temporary cut slopes do not apply to the north and central slopes. We expect that unsupported temporary cut slopes will be used mostly for the excavation for the parking structure. It is our understanding that the excavation will be relatively shallow, and we assume it will not exceed 10 feet. We expect soil conditions in the depth of excavation to range from uncontrolled, loose silty sand fill with debris; to dense or hard sandy silt. For these soil conditions, we recommend temporary cut slopes up to 10 feet tall that are not subjected to seepage forces be no steeper than 1-1I2H:IV. If there were seepage, such as due to perched water, slopes at this inclination should be THE RILEY GROUP, INC. I I I I I I I I I I I I I l -I ' I I I I l I L , Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 290f45 expected to be unstable. They could require some support, or might need to be made less steep. Shoring If it is decided to cut into the toe of the central slope, we recommend that it be shored. We expe~t cut heights will not be more than about 10 feet. Cantilever soldier piles and lagging seems appropriate for these heights. The sh<?ring will be against steep·· backslopes (typically about 1-1I2H: 1 V), and lateral earth pressures will be high. Our recommended earth pressures, parameters, and assumptions for design of a cantilever soldier pile wall with a 1-1I2H:l V backslopeare presented on Figure 6. The pressures are presented in terms of equi~alent fluid density; i.e., a triangular earth pressure distribution equivalent to that which would be exerted by. a fluid with the density noted .. The following assumptions and recommendations apply to the figure. • The water table was assumed to be at the base of the excavation, on both sides of the soldier pile walL • Active pressure above the base of the excavation acts on the full center-to- center pile spacing. • Below the base· of the excavation, active pressure acts on 1 pile diameter, and passive resistance acts on 2 pile diameters. • Any nearby surcharges (within a horizontal distance equal to the height of the wall) should be considered on an individual basis. Lagging can be designed for pressures equal to 50 percent of those shown for design of piles, due to arching effects. THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I i - I· Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington . June 2, 2003 Project No. 2002-0628 Page 30 of 45 . A monitoring program should be implemented to verify the performance of the shoring system. The first step in this program should consist of setting reference points for horizontal and vertical control, and setting monitoring points on the piles after they are installed and before any excavation is done. The documentation should include a photographic record. Monitoring of the shoring system should be done daily as !he excavation proceeds, and then weekly once the excavation is completed. A registered land surveyor should be retained to establish the baseline data, and to complete a survey every 2 weeks to check the contractor's readings. Daily monitoring can be done by the contractor. Monitoring should continue until the permanent building walls are adequately braced. Monitoring should include surveying the vertical and 40rizontal alignment of the top of each soldier . pile. Monitoring points should also be established at the middle height of the shoring at 25~foot horizontal intervals. These mid-level points should also be surveyed to record horizontal and vertical movements. The project's structural and geotechnical engineers should review the monitoring .data weekly, and at any time· there is unexpected movement. Site Preparation. and Grading -Commercial Development Site Preparation The fIrst step of construction should be to demolish existing structures. Any utilities that are in the proposed building footprints should be relocated to outside of the building footprint. Pavement should be stripped. From a geotechnical standpoint, the concrete rubble and/or stripped asphalt could be used as fill if it were placed at the bottom of deeper fills in pavement (non building) areas, and at least 2 feet below fmal grade. If the rubble is to be used as fill, it should be broken up into pieces no larger than 6 inches, laid flat, and not "nested", and mixed with soil to avoid creating voids. Concrete debris that is placed as recommended should THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 31of45 perfonn adequately as structural fill; however, it could result in obstructions that would complicate trenching for utility installation. The near-surface soil exposed after stripping is expected to be silty sand or sandy silt. The silty sand is moisture sensitive, and will be difficult, if not impossible, to work with if it is not near optimum moisture content. The sandy silt is even more moisture sensitive, and generally is not suitable for reuse as fill. We suspect grading may involve cut and fill, but we expect it will be of limited height. Prior to placing fill, we recommend proofrolling all exposed surfaces with a heavy piece of rubber-tired construction equipment (such as a loaded dump truck) to evaluate if any soft and yielding areas are present. If yiel~ing areas are observed, they should be cut to firm bearing soil and filled to grade with structural fill. After cut areas are broUght to final grade, they also should be proofrolled and repaired. As discussed above, the silty sand· is moisture sensitive, and will be difficult, if not impossible, to work in wet weather and/or if it is not near optimum moisture content. Fill Material It may be feasible to use the silty sand from excavation as fill in dry weather, if it is free of organics and debris, and properly moisture conditioned. If it is decided not to reuse it, and structural fill material is required, we recommend importing material that meets the following gradation requirements. Table 4. u.s. Standard Sieve Size Percent Passing 3 inches 100 percent No.4 sieve o -75 percent No. 200 sieve o -5 percent * *Based on the mmus 3/4-mch fractIon. THE RILEY GROUP, INC. I I I I I I I I I I I I il I I I I I i.. I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington . June 2, 2003 Project No. 2002-062B Page 320[45 Prior to use, Riley should examine and test all materials imported to the site for use· as structural fill. A geotechnical engineer should be on site to monitor the site grading and verify soil compaction; Structural Fill Placement For the purpose of this report, structural fill is defined as fill that will support buildings, slabs-on-grade, pavement, and other settlement sensitive elements. Structural· fill should be placed in unifonn loose layers not more than 12 inches thick and compacted to at least 95 percent of the maximum dry density. Maximum dry density, in this report, refers to that density as detennined by the ASTM D 1557 compaction test procedure (Modified Proctor). The moisture content of the soil at the time of compaction should be within about 2 percent of its optimum. Permanent Cut and Fill· Slopes If pennanent cut or fill slopes are incorporated into design, they should not be steeper than2H:IV. Foundation Support -Commercial Development Based on our exploration, it appears that Buildings 2 and 3 can be supported on conventional shallow spread footings bearing on medium dense to dense or hard native soil. Building 1 and the parking structure are at least partially underlain by up to 40 feet of fill and organic soil that is not suitable to provided shallow foundation support. They will require pile support in the areas of deep unsuitable soil. In other parts of the buildings, competent soil is at shallow depth. If the depth to competent native soil decreases enough across the building footprint, it would be acceptable to switch back to spread footings. A depth of 5 to 10 feet (to suitable bearing soil) is commonly considered the depth at which one switches from shallow foundations to deep foundations. THE RILEY GROUP, INC. I I I I I I I I I I I I : I { I I ; I l I , I , I L -~ k. Geote~hnicalEngineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington Shallow Spread Footings June 2,2003 Project No. 2002-062B Page 33 of 45 Based on the available soil information in the vicinity of Buildings 3 and 2, it appears that there is suitable bearing soil (medium dense to dense silty sand or sandy silt) within a depth of about 5 feet below existing grade. Accordingly, it appears that shallow spread footings are appropriate for Buildings 3 and 2. Footings should bear on undisturbed, medium dense to dense native silty sand or sandy silt. If the planned footing bearing surface is disturbed or consists of fill, it should be overexcavated to expose competent medium dense to dense native sOil, and replaced with compacted, well-graded, granular, structural fill. The term "granular" refers to soil that is predominantly sand and/or gravel,and that is not predominantly silt or clay. The exposed subgrade should be cleaned of 1~'Ose or soft soil before placing the structural fill. If it is not feasible to place and compact structural fill of the type described above (such as if there is water in the footing excavation from seepage or rain), rock spalls or crushed rock could be used instead. Perimeter footings should bear at least 1.5 feet below' final exterior grade for frost protection. Interior footings should bear at least 1 foot below the floor slab. We recommend footing widths of at least 18 and 24 inches for contiriuous strip footings and isolated column footings, respectively. We recommend that a geotechnical engineer be present on site to inspect the foundation subgrade preparation before pouring concrete. The foundation subgrade should be undisturbed and medium dense to dense. If loose or disturbed soil is observed, it should be removed and replaced with structural fill or crushed rock. If prepared footing subgrades are to remain exposed during the winter season or periods of wet weather, it is recommended that they be covered with a lean concrete "mud mat" to help protect the subgrades after they have been inspected and until the footings are poured. THE RILEY GROUP, INC. I I I I' I I I I I I I I I I I , I I I l. - Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B Page 34of45 For footings constructed as recommended, and bearing on undisturbed, competent (medium dense to dense) native soil, we recommend a design allowable bearing pressure of not more than 3000 pounds per square foot (pst). For short-term loads, such as wind and seismic, a 1/3 increase in this allowable bearing pressure can be used, as long as this conforms with the appropriate current UBC loading combinations. With the expected structural loading and the recommended foundation bearing pressure, total·settlement of footings should not be more than 1 inch, and differential settlement between adjacent footings or across a distance of about 20 feet should not be more than 112 inch. We expect that most ofthesettlement.will occur by the end of construction. '" Lateral forces may be resisted by friction at the base of foundations and by passive soil resistance acting against the buried portion of foundations. To compute passive resistance, we recommend using .an equivalent fluid density of 200 pounds per cubic foot (pct) This value is based on the foundations being . constructed neat against undisturbed competent soil or backfilled with structural' fill, and assumes that the ground surface on the resisting side is level for a distance of at least 3 times the depth of the foundation. The upper 1 foot of soil should not be'included in the passive resistanc~ calculation because it can become disturbed by erosion or future grading activity. For base friction, a factor of 0.4 'may be used between concrete and soil. The coeffiCient of friction should be applied to the vertical dead load only. These values include a safety factor of about l.5 and 2 applied to the estimated ultimate values for frictional and. passive resistance, respectively. We recommend that footing drains be installed on the outside of perimeter footings. The footing drains should consist of 4-inch-minimum diameter, perforated or slotted, smooth wall, rigid, PVC pipe, laid at the bottom of the footing. The drain line should be surrounded with free draining pea gravel or washed rock that is wrapped in filter THE RILEY GROUP, INC. I I I I I I I I I I I I I I I I I I , , II Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 35 of 45 fabric. The top 1 foot of backfill should consist of relatively impermeable material to limit surface water infiltration into the perimeter drain. A typical footing drain detail is shown on Figure 4. The footing drains and roof downspouts should be tightlined separately to an approved discharge facility. Pile Foundations General Building 1 and the,parking structure are atleast partiallY'underlain by up to about 40 feet of fill and organic soil that is not suitable to provided shallow foundation support. They will require pile support in the areas of deep unsuitable soil. If the depth to competent native soil decreases enough across the building footprint, it may be desirable to switch back to spread footings. A depth of 5 to 10 feet (to suitable bearing ..... ~~-. soil) is commonly considered the depth at which one switches from shallow foundations . . to deep foundations. \ Pile Type We expect subsurface conditions include dense near-surface fill, deeper looser fill that contains obstructions (either natural or man-made), and suitable bearing soil at depths that will be highly variable. Drilled and cast-in-place piles (augercast piles) are not considered appropriate for the site subsurface conditions. These piles could be subject to loss of grout in debris (such as car parts) or oversized material, such as a pocket of cobbles and boulders. In addition, augercast pile equipment typically does not have the ability to crowd (exert downward pressure on) the auger, which could result in inadequate penetration into bearing soil. Driven piles appear to be the most appropriate type of deep foundation support. For this particular project, timber piles do not appear to be appropriate, due to their relatively THE RILEY GROUP, INC. I I I I I I I I I I! I I I I I I I I i I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2,2003 Project No. 2002-062B Page 360f45 low structural capacity, and the potential for damage to the pile during hard driving. Considering the anticipated variable depths of pile penetration, precast concrete piles also appear inappropriate due to their poor length flexibility (difficult cutting or splicing to adjust to changing field conditions). Accordingly, we recommend steel piles, due to their good length flexibility as well as their ability to withstand hard driving. Driven steel piles could consist of pipe piles or H-piles. It is our opinion that H-piles would probably be more successful in getting through or around debris and obstructions, and also more effective at penetrating into very dense bearing material. However, once driven, they could not be inspected for damage. Pipe piles would require harder driving to get past obstructions and into very dense bearing material, but they could be checked for damage after they were driven. We assumed that pipe piles -'. would be used,and that they would have design capacities in the range of 100 kip per pile. We recommend that pipe piles be seamless pipe (not spiral welded), with a wall thickness of at least 3/8 inch. The piles should be driven to practical refusal with an appropriately sized pile driving hammer. (Pile installation criteria are discussed in a later section of this report.) We recommend that the piles be driven closed-end and reinforced with a conical tip. The reinforcement is intended to· aid in penetrating into very dense soil,. as well as to advance through debris, boulders, or other obstructions .. that may be encountered. Piles should be placed at least 3 diameters apart (center to center) to avoid reduction in capacity due to group action. Allowable Design Capacity Piles should be driven through loose/soft compressible soil to refusal in the very dense silty sand unit that was encountered at about depths of 40 to 45 feet at the boring locations. The piles should be considered to act completely in end bearing. For undamaged piles that are driven to practical refusal with properly sized equipment, we THE RILEY GROUP, INC. I I I I I I I I I I I I I ! I i , I I ! I I t. ~ I. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 37 of 45 . recommend an allowable design end bearing stress of 100 kips per square foot (ksf). For a 12-inch diameter pile, this bearing stress corresponds to an allowable axial downward (compressive) design load of 80 kips, and for a 14-inch diameter pile it corresponds to an allowable load of 110 kips. The recommended capacity is based on estimated soil characteristics only. Pile capacities based on the strength of pile materials should be determined by the structural engineer. Settlements of pile foundations that are designed and constructed as recommended are expected not to exceed about 112 inch under compressive loading. The majority of this should take place quickly after pile loading. The 1997 Uniform Building Code (UBC) allows a 113 increase in allowable soil stresses for wind and seismic loads, for certain load combinations, If the appropriate load combinations are used, the allowable axial pile capacity recommended above can be increased by 1/3 when· considering wind and seismic loads. Estimated Pile Penetration Depths Pile penetration depths will be a function of the depth to· the top of the· dense silty sand unit and the pile penetration into the dense soil. It is difficult to assess the depth of pile penetration, as it is dependent on the soil conditions and the driving equipment used. It is estimated that pipe piles may penetrate up to about 5 to 10 feet into the dense sand. At the exploration locations, the depth to dense sand was about 40 to 45 feet. Based on this, it is estimated that pile penetration depths could range from about 45 to 55 feet below the existing ground surface at the exploration locations. Preliminary Pile Driving Recommendations Piles should be installed by driving continuously to virtual refusal with an appropriately sized air or diesel hammer. "Virtual refusal" is typically defined as a driving resistance on the order of 6 to 8 blows per inch. For preliminary planning purposes, we THE RILEY GROUP, INC. I I I I I I I I I I I I I , I ! I i l I I ! t. , , Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B. Page 38of45 recommend that the hammer should deliver at least 30,000 foot-pounds of driving energy per blow for the recommended pile type and capacity. It is noted that diesel hammers may experience difficulty in firing when driving through the loose/soft soil deposits. Specific driving criteria required to attain the recommended allowable capacity presented above can be established only after the actual pile size and driving equipment are chosen. We recommend that once the pile size and driving equipment have been selected, that a wave equation analysis (WEAP) be completed to evaluate better the driving requirements and compatibility of the pile and hammer. For this project and pile support conditions, we recommend that a safety factor of 3 be applied to ultimate dynamic driving resistance to evaluate dIiving criteria for the pile design capacity. To aid in the evaluation of the proposed driving equipment, we recommend that the contractor furnish the information requested to the geotechnical· engineer for review at least three weeks before mobilizing pile driving equipmentto the site. The results of the wave equation analysis should be checked at the start of actual pile driving operations. This will help confirm driving criteri'a, and provide better estimates of pile penetration. We recommend that the first piles be installed at design locations near the existing borings to act as test piles. Depending on the results of these test piles, additional test piles may be . advisable. The test piles should be driven at design locations with the hammer that will be used for production driving. After being properly driven, test piles will serve as production piles. The test program should confirm driving criteria and give a better estimate of actual required pile lengths. Obstructions, in the form of boulders, debris, or possibly logs or stumps, could be encountered. This could prevent piles from penetrating to the necessary depth. If deep obstructions are encountered, it may be necessary to modify pile locations. If THE RILEY GROUP, INC. I I I I I I I I I I I I I i , I • I ! I' I I I L I I, I I. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June 2. 2003 Project No. 2002-062B Page 390f45 obstructions are shallow, it may be possible to dig them out and maintain the planned pile location. After driving, the pipe piles should be "lamped" to check for damage. It is also advisable to carefully monitor piles for potential heave, or for potential degradation of bearing soil due to pile driving operations .. Accordingly, it is recommended that the top elevation of each pile be recorded immediately after the pile is driven, and that top of pile elevations be checked periodically to check for potential heave. In addition, after pile installation has been completed, a number of piles should be redriven to refusal to check for potential heave and/or degradation of bearing soil. Siabs-on-Grade -Commercial Development Although soil conditions at B-3 and B:4 . are not c(msidered suitable for shallow foundation support, they probably are adequate to support a lightly loaded slab-on- grade. . Uncontrolled fill is unpredictable, and a slab-on-grade supported· on . . . uncontrolled fill would have a greater potential to settle than if it were supported on competent native soil. However. to avoid settlement would require supporting the slab on piles, which would be difficult to justify from a cost perspective. Subgrades for slabs-on-grade should be proofrolled and repaired as necessary, as described in the Site Preparation and Grading section of this report. If the on site soil can not be compacted to provide a dense and unyielding surface, it should be replaced with 1 foot of compacted structural fill. Immediately below the floor· slab, we recommend placing a 6-inch thick capillary break layer consisting of clean, free- draining gravel or sand and gravel that has less than 5 percent fines (material passing a U.S. No. 200 sieve). This material will reduce the potential for upward capillary movement of water from the underlying soil and subsequent wetting of the floor slab. A suitable vapor barrier should be placed on top of the capillary break. The vapor THE RILEY GROUP, INC. I I I I' I I I I I I I I' I I I, I: I , ! I, L , l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June 2,2003 Project No. 2002-062B Page 40 of 45 barrier may be covered with 2 inches of clean, moist sand to guard against damage to the vapor barrier during construction and to aid in curing of the concrete. Subsurface Walls -Commercial Development If building walls are cast directly against soldier pile shoring, they can be considered to be subsurface walls. Proper drainage of walls cast against shoring is important both for the wall and the stability of the retained soil. These walls should be waterproofed and fully drained. We recommend a drainage system consisting of pre-fabricated drainage panels, such as Miradrain, that are attached to the lagging face and connected to a pipe at the base of the wall. The pipe should then be tightlined through the footing to collector pipes that lead to a sump for discharge of collected water. A typical wall drainage detail is shown on Figure 7. If walls are constructed against the shoring, they can be designed for the same pressures that were .recommended for the shoring. If basement walls are constructed, and then backfilled (such as in temporary cut slope areas for the parking structure), different design wall 'pressures apply. The lateral pressure acting on the wall is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement which can occur as backfill is placed, wall drainage. conditions, and the inclination of the backfill. Subsurface walls should be provided with wall drains, as described above. For walls that are free to yield at the top at least 0.001 times the height of the wall (active condition), soil pressures will be less. than if movement is limited by such factors as wall stiffness or bracing (at-rest condition). We recommend that walls supporting horizontal backfill and not subjected to hydrostatic forces be designed using a triangular earth pressure distribution equivalent to that exerted by a fluid with a density of 35 pcf for yielding (active condition) walls, and 55 pcffor non-yielding (at-rest condition) walls. THE RILEY GROUP, INC. I I, I, I I, I I I I I I I, I' ... I I, I I, I, L • I l Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 41of45 These recommended lateral earth pressures are based on the assumption of a horizontal ground surface adjacent to the wall for a distance of at least the subsurface height of the wall, and do not account for surcharges. Additional lateral earth pressures should be considered for surcharge loads acting adjacent to subsurface walls and within a distance equal to the subsurface height of the wall. This would include the effects of surcharges such as traffic loads, floor slab loads, or other surface loads. Increased lateral earth pressure due to adjacent areal vertical surcharge pressures (such as uniform floor slab loads) call be taken as a uniform pressure equal to 0.3·times the vertical surcharge pressure for active conditions, and 0.5 times the vertical surcharge pressure for at-rest conditions. Traffic surcharges are often accounted for by·· assuming a surcharge equivalent to 2 feet of soil,· which corresponds to about 250 psfvertical pressure. Lateral forces on subsurface" retaining w~ils can be resisted by friction and passive resistance, as described for footings, as well as by structural elements of the building. Drainage -Commercial Development Construction . We expect that water from shallow perched water Could be encountered during construction. If it is, we expect it will be limited, and that the excavation could be dewatered with sumps and pumps. Surface Final exterior grades should promote free and positive drainage away from the building. Water should not pond or collect adjacent to the immediate building area. We recommend providing a drainage gradient of at least 3 percent for a distance of at least 10 feet from the building perimeter. THE RILEY GROUP, INC. I, I I I' I, I I I I I I II I I I, I I, I l ~ I Geotechnical Enginee$g Report Proposed Rainier Ave. Mixed Use Project Renton, Washington Subsurface June 2, 2003 Project No. 2002-062B Page 42 of 45 We recommend that wall drains be installed for all subsurface walls. This is discussed in the Subsurface Walls section of this report. We also recommend that perimeter footing drains be installed. This is discussed in the Shallow Spread Footings section of this report. In pile-supported sections there should also be a drain by the grade beams, similar to perimeter footing drains. Footing drains and roof downspouts should be tightlined separately to the storm drain. Utilities -Commercial Development We expect that any new utilities will be relatively shallow (say 5 feet deep or less). The soil within this depth can be excavated easily with a backhoe. Significant groundwater is not expected within this depth. Utility pipes should be bedded and backfilled in accordance with American Public Works "Association (APWA) specifications. If local codes supercede APW A specifications, bedding and backfill should be completed in accordance with those codes. As a minimum, trench backfill should be placed and compacted as structural fill, as described in the Site Preparation and Grading section of this report. Where utilities are located below unimproved areas where some settlement of trench backfill is acceptable, the degree of compaction can be reduced to at least 90 percent of the maximum dry density as determined by the referenced ASTM D-1557 standard. Pavement -Commercial Development Pavement subgrades should be proofrolled and repaired as necessary, as described in the Site Preparation and Grading section of this report. Regardless of the relative compaction achieved, the subgrade should be firm and unyielding before paving. As recommended for slab~on-grade subgrades, if the on site soil can not be compacted to provide a dense and unyielding surface, it should be replaced with I foot of compacted structural fill. The final subgrade should be proofrolled before paving. This THE RILEY GROUP, INC. Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June '2. 2003 Project No. 2002-062B Page 43 of 45 preparation should provide adequate support for flexible pavement. However, in areas where fill and/or peat are left in place, there could be some settlement of the pavement surface over time. For passenger vehicle parking lot areas, we recommend a pavement section consisting of 2 inches of asphalt concrete over 5 inches of crushed rock base. For passenger vehicle parking lot entrances and traffic lanes used by heavy trucks, we recommend a pavement section consisting of 3 inches of asphalt concrete over 8 inches of crushed rock base. As an alternative, the Sand 8 inches of crushed rock base could be replaced with 3-112 and 5-112 inches of asphalt treated base, respectively. LIMITATIONS This report has been prepared for· IDA Group, LLC. It is intended for specific application to the proposed Rainier Ave. Mixed Use Project in Renton, Washington, and for the exclusive use of IDA Group, LLC and their authorized representatives. The analyses and recommendations presented in this report are based on data obtained from the explorations on site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, The Riley Group should be requested to reevaluate the recommendations in this report prior to proceeding further with construction. Within the limitations of scope, schedule, and budget for our services, we have attempted to complete our work in accordance with generally accepted professional principles and practices in the field of geotechnical engineering followed in this area at the time this report was prepared. No warranty, express or implied, is made. THE RILEY GROUP, INC. I, I' I, I I I I I I I .. I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton. Washington June 2. 2003 Project No. 2002-062B Page 44 of45 We appreciate the opportunity to be of service to you., If there are any questions or comments concerning this report, or if we can provide additional services. please call. THE RILEY GROUP, INc. I EXPIRES 03-£Q;2m41 William M. Kuck. P .E. Senior Engineer Report Distribution IDA Group, LLC Baylis Architects Attachments Figure I Figure 2 Figure 3 Figure 4 Figure 5 , Figure 6 Figure 7 Figure A-I Figures A-2 to A-II Figures A-12 to A-16 Figures A-17 to A-20 Figures A-21 to A-24 Site Vicinity Map Site and Exploration Plan ' Topographic Site Plan Typical Footing Drain Detail' Retaining Wall Drainage Detail Shoring Pressure Diagram (1-1I2H: I V Backslope) Typical Wall Drainage Detail Unified Soil Classification System Boring Logs (B-1 through B-4) Test Pit Logs (TP-l through TP-12) Monitoring Well Logs (MW-l and MW-2) Grain Size Analyses THE RILEY GROUP, INC. I I i I I I I I . " I I II I I I I Geotechnical Engineering Report Proposed Rainier Ave. Mixed Use Project Renton, Washington June 2, 2003 Project No. 2002-062B Page 450f45 References: ReferenceslInformation Provided by the City of Renton 1. 2. 3. 4. GeoEngineers; May 16, 1991; "Preliminary Geotechnical Evaluation, Landslide and Broken Sewer Lines, Slope West of Rainier Avenue North, Renton, Washington, for City of Renton" GeoEngineers; October 4, 1991; "Report, Supplemental Geotechnical Engineering Services, Sewer LineReconstruction and Slope Stabilization, Slope West of Rainier Avenue North, Renton, Washington, for City of Renton" GeoEngineers; November 6, 1997; "Report, Geotechnical Engineering Services, Sewer Line Reconstruction, Rainier Avenue North and NW 7th Street, Renton, Washington", for City of Renton ', .... Geo Consultants; May 8, 1991; "Slope Failure Study, Mr. Chester Rindfuss' Residence, 676 Taylor Avenue Northwest, Renton, Washington", for Mr. Chester Rindfuss .. . 5. Geo Group Northwest; February 18, 1993; "Slope StB;bility Analysis and Landslide Stabilization Design, 676Taylor Avenue NW, Renton, Washington", for Mr. John McFarland . ReferenceslInformation from Previous Work by Riley 6. 7. The Riley Group; June 8, 2001; "Preliminary Slope Stability Study, Meyer Property, 559.10625 Rainier Avenue North, Renton, Washington"; for Mr. Jack Alhadeff The Riley Group; October 29, 2002; "Slope Evaluation, Rainier Ave. Mixed Use Project, 559 to 625 Rainier Ave. North, Renton, Washington"; for Mr. Jack Alhadeff THE RILEY GROUP, INC. 46 I Imile Site Address: 559 -625 Rainier Avenue N., Renton. Washington , , I 'I I I I I I I I I I I I I I -RAINIER A VENUE N. Reference: Swvey & Site Plan (for Rainier Avenue Mixed Use), by Baylis Architec.ts, dated 01 April 2003 ---- . The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Graphical Scale: 1" = fIJ Rainier Avenue Mixed Use Project Site and Exploration Plan Figure 2 Site Address: 559 -625 Rainier Avenue N., Renton, Washington I I I I I i I i I I I I I I I I I I , I iU I gl a iU ;A f ~H ~ ~. Reference: Bowidary & Topographic Survey "Rainier Avenue Mixed Use", by Triad Associates, dated 26 September 2002 I I J "\ \ .......... .. .. , . • The Riley Group, Inc. 10728 LAKE CITY WAY NE I SEATTLE. WASHlNGTON98125 .. a .. III Graphical Scale: 1" = f!I:J . Rainier Avenue Mixed Use Project Topographic Site Plan Figure 3 Site Address: 559 -625 Rainier Avenue N., Renton, Washington BUlLDINGSLAB 4" PERFORATED PIPE 3/4"WASI1ED ROCK. OR PEA GRAVEL NOT TO SCALE Fll..TER FABRIC r-~--:----:...----~---,---:...~~..o.-.o:....~~~-------~~~~i;'I, -, Rainier Avenue Mixed Use Project •. .... . '.' The RiIeyGroup, Inc. 10728 LAKE CITY WAY NE SEA TILE. WASHINGTON 98125 Typical Footing Drain Detail Figure 4 Sire Address: SS9 -62S.Rainier Avenue N., Renton. Washington 12" MINIMUM . WIDE FREE~DRAlNING GRAVEL SLOPE TO DRAIN .' .12" MIN •. r,··.~ :stP.\' .. ~ .... . . .......... " 0' .... " • .. r..,.O' :..~. ALTER FABRIC MATERIAL ' ... ' . . . . .. ,:\.:-:". . . ...... :. .. .... .. ... .. • .... >"> .... " ...... . .... ,,: ".'1 :'."" .. .. . ..... ', . EXCAVATED SLOPE (SEE REPORT FOR APPROPRlAlE . INCUNA1l0NS) COMPACTED STRUcTuRAL ·L.X"I" .... ,~·' .:/ .... : ; .~. <.; ...... . .. 4· DiAMETER PVC PERFORATED PIPE . . .. 'QACKRLL (NAllVE 'OR' IMPORT) .. ',' .. ' " . 12-OVER THE PIPE 3-BEioWTHEPIPE N'OTT o SCALE .1 The Riley Group, Inc. 10728 LAKE CITY WAYNE '. SEATI'LE, WASHINGTON 98125 Site Address: 559 -625 Rainier Avenue N., Renton, Washington Rainier Avenue Mixed Use Project Retaining Wall Drainage Detail Figure 5 EARTH PRESSURE DESIGN PARAMETERS .. FOR SOLDIER PILE CANTILEVER WALL -1-1I2H:IVBACKSLOPE Passi~~~::Eorth ...•.. P(e~'s4r~; .~'~".'. '200: 'pet '. tdken.()Ver2 . pile . di~meters .... Note: Value includes Safety F actor of 1.5. . Passive I I I : ." . . 15 pcf ov~r1' pile diameter \----...:...-4 ............. belowbose of excavation .·Active NOT TO SCALE Note-Active pressure taken over full center-la-center pile spacing above base of excavation Active pressure taken over 1 pile diameter below base of excavation Passive pressure taken over: 2 pile diameters below base of excavation " The Riley Group, Inc. l072S'LAKE CITY WAYNE Rainier Avenue Mixed Use Project .' SEATrLE. WASHINGTON 98125 Shoring Pressure Diagram Figure 6 Site Address: 559 -625 Rainier Avenue N., Renton. Washington " WOOD LAGGING ,CONTINUOUSMIRAOR.AJN·soOo·QR EQUIVALENT ... . ,'. . . A·' ....... . ..... . ':.,' ~ .QRAlNGRATE ... ... .. A'" . Ii. • • • .' • .Ii· .. NOTE: . DRAIN THROUGH WALL SHOULD BE INSTALLED AT MIDDlE Of LAGGING. . . . The Riley Group, Inc J0728 LAKE CI1Y WAY NE SEA'ITI.E, WASHINGTON 9812S Rainier A venue Mixed Use Project Typical Wall Drainage Detail Figure 7 Site A£L~;S: SS9· 625 Rainier Avenue N., Renton, Washington '. : 0 w z: '.~CJ) C!).' ::::! 'W,O C/),cn 0:: « 0 t) .. ' O. W z -en ~:::! 'C)' 0 Wen ·z·· -LL L.......J Ow '0> ~ ... '.~ en'C!) L.. 0>-~:5 -u en MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL ·GRAVELS . CLEAN GW well-graoeo gravels, gravel-sana mixtureS, lime "-GRAVELS or no fines. " (I) More than 50 % Poorly-graded gravels, gravel-sand mixtures, e> <5% fines GP J2 of coarse little or no fines. 10 CJ) fraction is GM Silty gravels, gravel-sand-silt mixtures, .;:: ~ GRAVELS · non-plastic fines. (I) .• -larger than No. ..... -(/) with fines Clayey gravels, gravel-sand,:"clay mixtures, mo 4 sieve GC Eo plastic fines. ~N o . SANDS CLEAN SW Well-graded sands, gravelly sands, little or no o 0 LOZ SANDS fines. ' c c More than 50 % SP Poorly-graded sands or gravelly sands, little or m· m <5% fines' .r:. .r:. of coarse no fines . --~ fraction is SM Silty sands,sand-silt mixtures, non-plastic fines. ' 0 SANDS ~ . smaller than ' with fines No.4 sieve SC · Clayey sands, sand-clay mixtures, plastic fines. CJ) ML Inorganic silts, rocl<Tfour, clayey Slits wlm Slight . - > .~ 0) SILTS AND CLAYS plasticity . "-.-CD (/). inorganic clays OllOW to meOIUmplaStlClty,(lean 160 Liquid limits CL EO clay). ·N less than50% ~ '. 0["'" " · Organic silts and organic clays of low plasticity. 00 .0 z .LO c MH Inorganic silts, elastic. c m ~= SIL TS AND CLAYS -.L-.. CH ".' Inorganic clays of high plastiCity, (fat clays). (1)0) Liquid limits greater "--om than 50% " ~E OH Organic clays of high plastiCity. (/). .-' ., HIGHL Y ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS Density . SPT {BlowsiFoot} 2" Outside diameter split spoon Very loose 0-4 I Loose 4-10 sampler Medium dense 10-30 I 2.4" Inside diameter ring sampler or Dense 30-50 Shelby tube Very dense >50 T Water level (date) - Consistenc~ .' SPT (Blows/Foot} Tr Torvane reading, tsf Very soft 0-2 Pp Penetrometer reading, tsf Soft 2-4 DD Dry density, pcf Medium stiff 4,;,8 LL Liquid limit, percent Stiff 8-16 PI Plasticity index Very stiff 16-32 N Standard penetration, blows per foot Hard >32 • The Riley Group, Inc. 10728 LAKE CITY WAY NE ISEAITLE, WASHINGTON 98125 Rainier Avenue Mixed Use Project Unified Soil Classification System I Figure A-J Site Address: 559 -625 Rainier Avenue N., Renton, Washington Logged by : GJK Date: 4/17/03 Soil. Description Brush, topsoil . Silty sand, grey-brown, fine to coarse, with some gravel, moist, very dense, (SM), TILL .... . Sand,grey, fine to coarse, . trace gravel, moist, very dense, (SP) Sandy grav~I, grey, fine gravel, fine to coarse sand, mOist, very dense, (GP) Siltysand,grey, fine to coarse, with some gravel, moist, very dense, (SM) Boring No. B-1 Consistencyl . Relative . . Depth Density·· (feet) VeryDense . 5 Very Dense . 10 Very Dense Very Dense 15 Approximate Elev.: ·97' ! (N) E· Blows ~ 1ft I 55 I 82 I 50/6" I 50/6" I 5015" I 50/4" . Moisture Content (0/0) 12.3 The Riley Group, Inc. 10728 LAKE CITY WAYNE SEATTLE, WASHINGTON 98125 Rainier Avenue Mixed Use Project Test Boring Log B-1 Figure A-2 Site Address: 559 -625 Rainier Avenue N., Renton, Washington ":' . ".<." .. Boring No., ~-1 (Cont.) 'L()gged by : GJ,K' Date: 4/17103 Soil Description Silty sand, grey, fineto coarse, with some gravel; moist to wet, very dense, (SM) Approximate Elev.: 97' Consistencyl ~ "eN) Moisture Relative' Depth E Blows Content- Density (feet) ~ 1ft (0/0) Very Dense I 5015" 10:4 25 I 50/3" 30 I 50/5" I 50/4" T (4/18/03) ,. The Riley Group, Inc. 10728 LAKE CITY WAYNE I SEATrLE, WASHINGTON •• '25 Rainier Avenue Mixed Use Project Test Boring Log B-1 FigureA-3 Site Address: 559 -625 Rainier Avenue N., Renton, Washington .. B·oring No. B-1 (Cont.) . . . Logged by : GJK Date: 4/17/03 ApproximateElev;: 97' Consistency/! (N) Relative Depth E·· Blows Moisture Content (%,) ... Soil Description Density (feet) ~ 1ft . Sandy silt, grey, with . red-brown mottling; fine sand, with some gravel, wet, very dense, (ML) Very Dense . I 50/5" 17.8 Bottom of boring at 48 feet .. Depth of w~ter at 38.2 feet on 18 Apr. 2003 Observation well installed to 48 feet screened from 48 to 43 feet sand from 48 to 38 feet . bentonite seal at 38 feet The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 50 ·55 Rainier Avenue Mixed Use Project Test Boring Log B-1 FigureA-4 Site Address: 559 -625 Rainier Avenue N., Renton, Washington Logged by·: GJK Date: 4/18/03 Soil Description Sand, grey, fine to medium,. with some silt, with some gravel, moist, very dense, . (SP/SM) Silty sand, grey-brown, fine to cOarse, with some gravel, moist, very dense, (SM) Bottom of boring at 18 feet . No groundwater encountered Boring. No. B-2 ) Consistencyl ~ .. Relative Depth·· E Density (feet) JJ Very Dense I 5 I Very Dense I 10 I I 15 App~oximate Elev.: 93'· (N) Moisture Blows . Content 1ft (%) 50/6" 50/6" 12.1 50/6" 50/4" 50/3" I 50/3" The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATILE, WASHINGTON 98125 Rainier Avenue Mixed Use Project Test Boring Log B-2 FigureA-5 Site Address: 559 -625 Rainier Avenue N., Renton, Washington .~ Logged by: GJK Date: 4/18/03 -BoringN().B~3 Approximate Elev.:-48' Consistencyl Je 0. (N) Blows 1ft Moisture Content (C1o) Soil Description Gravel fill -Silty sand, -dark brown, fine to coarse, with some gravel, ---pieces of charcoal, moist-wet, . medium dense, (SM)~ FILL Sandy silt, grey, fine sand, with-wood -fragments, _wet, loose, (ML),FILL Obstruction zone starting -11 ft Silty sand, grey, fine to coarse, with some gravel, wet, (SM),FILL Sampled on obstruction 1 Blow count not valid, possible auto debris or wood No recovery 1 Sampled on obstruction blow count not valid Silty sand, grey-brown, fine to medium, with organics (roots, wood fragments, peat pockets), wet, medium dense, (SM) • The Riley Group, Inc. 10728 LAKE CITY WAYNE I SEATICE, WASHINGTON 98125 Relative Depth --Density (feet) Medium Dense· Loose Medium Dense '. 10 15 E -m en- I 15 I -- 7 I 50/4" I 50/4" I 16 Y (4/18/03) Rainier Avenue Mixed Use Project Test Boring Log B-3 Figure A-6 Site Address: 559 -625 Rainier Avenue N., Renton, Washington '------------------------------~--------------------~--------------~ 'Boring No. B-3 (Cont.) " ,Logged by: GJK, Date: 4/18/03 Approximate Elev.: 48' Consistencyl ' ~ (N) Relative Depth' EBlows Moisture Content (Ofc,) Soil Description (Silty sand-continued) - 6 inch peatlayer at 23 ft -with peat layers up t03 inch thick ' , - 6 inch peat layer at 28 ft, -fine to coarse sand, with some gravel Silty sand, grey, fine to medium, with some gravel, moist, medium dense, (8M) The Riley Group, Inc. 10728 LAKE CITY WAYNE SEA TILE, WASHINGTON 98125 Density (feet) ~ 1ft 30 Medium" , ,o, 1 22 ,; .. , Dense 25 , ---- I 20 88.1 30 Dense I 35 35 I Medium 23 Dense Rainier Avenue Mixed Use Project Test Boring Log B-3 FigureA-7 Site Address: 559 -625 Rainier Avenue N., Renton, Washington .. Boring.No. B~3 (Cont.) Logged by : GJK Date: 4/18/03 Soil Description . Silty sand, grey-brown, fine, .. moist to wet, very dense, (SM) ··Bottom of boring at 49 feet ... . Depth of water at 17 feet at time of drilling . . Approximate Elev.: 48i. Consistencyl .. ~ (N) Moisture ... Relative· Depth E Blows C()ntent Density (feet) ~ . 1ft (0/0) Very Dense 1-50/S" 45 I 93 50· . 55 . The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728 LAKECITYWAYNE SEATTLE, WASHINGTON 98125 Test Boring Log B-3 FigureA-8 Site Address: 559 -625 Rainier Avenue N., Renton, Washington Logged by:GJK Date: 4/19/03 Boring No~ B-4 , . Approximate Elev.: 50' Consistencyl ~. c. " , : ~, (N) ... Moi$ture Blows Content ·Soil Description Asphalt Silty sand, grey, fine to . medium, with some gravel, ,/ . moist,dense, (SM), FILL Silty sand, mottled grey and brown, fine to medium, with some gravel, moist, medium dense, (SM), FILL Sandy silt, grey with brown mottling, fine sand, with some. gravel, moist, medium dense, (ML) Sampled on gravel, blow count not valid The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATTLE, WASHINGTON 98125 Relative Depth E Density (feet) ~ 1ft (%) Dense· I 44 5 I 47 '-- I 46 .- 10 I Medium 15 Dense I 13 15 Medium I Dense 50/3" ? Rainier Avenue Mixed Use Project Test Boring Log B-4 FigureA-9 Site Address: 559 -625 Rainier Avenue N., Renton, Washington II~-~-----~~---:--~~~ 11 11 ~ 11 j 1, I I I ,I I I I I I I I Boring No. B-4(Cont.) Logged by : GJK Date: 4/19/03 Soil Description Silty sand. grey, fine to medium,with ,some graver, OCcasional layer cleanersand, , ' , 'occasional layer sandy silt, very moist, medium dense, (SM) Peat, dark brown" fibrous; with nonfibrou5 layers, with silty P~Elt layerS, moist, (Pt) -with some layers silt to sandy . silt Sandy silt, grey, fine sand, trace wood fragments, moist, medium dense, (ML) Consistencyl ~'Relative Depth . Density (feet) Medium Dense . Stiff Medium Dense -- '-e-:. , '-r- -i-25 -::::,. """. ,-f- -I- -I-30 -r- -r- -i- -I- -f-35 -I- -f- I I I , Approximate Elev.: 50' (N) Blows 1ft 25 .22 21 26 Moisture COhtent (0/0) , 167.3 - Y(4/19/03) -" I • The Riley Group, Inc. Rainier Avenue Mixed Use Project ~'10728LAKECITYWAYNE 1'4 B . L B4 I a SEA TILE, WASHINGTON 98125 est ormg og -Figure A-JO 1~=:========================:==Si=te=A=ddre==SS=:=55=9=-=62=5=R=m=ni=~=A=v=~=ue=N=.='R=~=t=OO=,=W=~=hm='g=w=n========:J I I Boring No._B4 (Cont.) Logged by : GJK Date: 4/19/03 Soil Description -wet, dense Silty sand,grey~brown, fine, _ moist, very dense, (SM) - -fine to medium sand, wet Bottom of boring at 54 feet _ Depth of water at 31 feet at- time of drilling Consistencyl ! Relative Depth E Density (feet) ~ -- - - I -- Dense-:-:-f- -f- 45 -r- '::,. f-:c_ VeryDense-"-I -f- -r-50 -- --, - ---' -I -r-55 -f- -f- -r- -f- Approximate Elev.: 50' (N) Blows 1ft 40 .78 70 Moisture Content .- (%) - - • The Riley Group, Inc. 10728 LAKE CITY WAYNE I SEAITLE, WASHINGTON 98125 Rainier Avenue Mixed Use Project Test Boring Log B-4 I Figure A-II Site Address: 559 -625 Rainier Avenue N., Renton, Washington I~~~~~~----~~ .' . )i ' .•.. Logged By: GJK Date:417103 . I,'" -, Test Pit No. Depth (ft) Soil Description . : Sample '.:' 'I 'I" 'I' 'I 'I I I I I. I I I I " ..... -I- I TP-1 0;0 -0.3 Duff, topsoil -. depth (moisture) 0.3 -2.5 Silty sand, light brown, fine to coarse, with 1 ft (14%) . , ". .' . some gravel, moist, medium dense, (SM) 2.S -6.0 Siltysand, grey, finelo medium, with some Sft gravel, moist, medium' dense to very dense, (SM), TILL· .' Bottom of test pit at 6 feet No seepage encountered No. caving_ TP-2 0.0-o:s Duff, topsoil .' -O.S-4.0 Silty sand, light brown,fine to coarse, with 2 ft (12%) some gravel, moist, medium dense, (SM) ...... 4.0 -6.0 Silty sand, grey, finelo medium, trace Sft , gravel, moist, medium'dense to very dense; (SM), TILL Bottom of test pit at 6 feet- No seepage encountered No caving '. TP-3 0.0 -0.2 Duff, topsoil 0.2 -4.0 Silty sand, brown, fine, moist, very dense, _ 3ft (SM) Bottom of test pit at 4 feet No seepage encountered No caving The Riley Group, Inc. 10728 LAKE CITY WAY NE Rainier Avenue Mixed Use Project Test Pit Logs Figure A-12 SEA TILE, W ASlllNGTON98125 Site Address: 559 -625 Rainier Avenue N., Renton, WA 1...--------------------........... ----------. ) j .. t I j i I I I I I I. I I Logged By·GJK Test Pit No. Depth(ft) Soil Description TP-4 0.0 -2.0 Silty sand, dark brown, fine to medium,. trace gravel, with roots and branch pieces, ~";' , moist,loose, (SM) .. 2.0 -4.0 Silty sand, light brown, fine to medium, with some gravel, trace roots, moist, medium dense, (SM) 4.0-6.0 . Silty sand, grey, fine to medium, with some gravel, moist, very dense, (SM), TILL .- Bottom of test pit at6 feet No seepage encountered Nocavin~· TP-5 0.0 -0.2·· Duff 0.2 -5.0 Sand, light brown, fine to medium, with some silt, moist, .medium dense, (SP/SM) .. 5~.13· Sand, light grey.;brown, fine to medium, . with some silt, moist, medium dense, . . . (SP/SM) Bottom of test pit at 13 feet No seepage. encountered No caving TP-6 0.0 -4.0 Silty sand with gravel, mottled greY,fine (4/9/03) to CQarse, occasional wood debris, moist, medium dense,(SM) , FILL 4 -14 Silty sand with gravel, mottled grey, fine . . to coarse, moist, medium dense to dense, (SM), FILL Bottom of test pit at 14 feet Moderate seepage at 4 feet caving below 4 feet Date· 417103 Sample depth (moisture) 1ft 3ft 5ft - 3ft 6 ft (11%) . , ~ 'j 2ft . 14 ft I I.·,·,· .. • The Riley Group, Inc. • II'!.: .. ~. 10728 LAKE CITY WAYNE Rainier Avenue Mixed Use Project • ~ SEATILE, WASHINGTON 98125 Test Pit Logs Figure A-13 Site Address: 559 -625 Rainier Avenue N., Renton, WA I I .... ·· .......... ---------------------. '-,.'. i ~ ., .. I I· I I I t I I I I I' I I I . '. .' . .' .' Logged By: GJK . TestPifNo. Depth (ft) . Soil Description 'TP~7 0.0 -1.5 Sandy silt, dark brown, fine sand, with some gravel, with roots and organics, moist, loose,' (ML) 1.5 -6 Sandy silt; light brown, fine sand, moist, har~ I very dense, (ML) 6-7 Sandy silt, grey, fine sand; moist, hard I , very dense, (ML) - Bottom. of test pit at 7 feet Minor seepage at 6 feet No caving , TP-8 0.0 -0.2 Gravel 0.2 -4 Silty sand, brown, fine to coarse, with some gravel,with brick frag~ents, moist, medium dense, (SM) , FILL .' Silty gravelly sand, broWn arid grey, fine to . , 4 -12 .. coarse, occasional roots, mOist, dense, , ,', (SMlGM)i .FILL , , Bottom of test pit at 12 feet' No seepage enCountered No caving , Date: 411.1/03 'Sample depth (moisture) 1ft 3 ft (25%) 7 ft (25%) 2ft 12 ft I '."'., .,' " •• Rainier Avenue Mixed Use Project I The Riley Group, Inc. .10728 LAKE CITY WAY NE SEA TILE, W ASlllNGTON 98125 Test Pit Logs Figure A-14 Site Address: 559 -625 Rainier Avenue N., Renton, WA -I ........ ·· -... , -------..-...--------------. j -. I 'j j '. j * 'I: I I I I I I Logged By: GJK .' Test Pit No. Depth (ft) Soil Description TP-9 0.0 -0.5 Topsoil, duff ~ 0.5-2 Silty sand, grey .. brown,mottled red-brown, . fine to coarse, with some gravel, trace roots, moist, loose, (SM), FILL 2-5 Silty gravelly sand, grey, fine to coarse, . moist,loose, (SM/GM), FILL 5 -13 Silty gravelly sand, grey-brown, fine to coarse, with wood, auto debris', tires and trash, moist, loose, (SMtGM), FILL Bottom of test pit at 13 feet No seepage encountered Moderate caving TP-10 0:0 -0.5 Topsoil ~'" 0.5-2 Sandy silt, brown, fine sand, with some gravel, With roots, mOist, hard, (ML) 2':4 Silt, light brown, moist,hard,(ML) Bottom of test pit at 4 feet ' No seepage encountered .' No caving TP-11 0.0 -0.5 Topsoil 0.5 -1 Sandy silt, light grey-brown, fine sand, mOist, loose to medium dense, (ML) 1-4 Sandy silt, light brown, fine sand, mOist, hard I dense, (ML) Bottom of test pit at 4 feet No seepage encountered No caving Date: 4/11/03' . Sample depth (moisture) 1ft 3ft 13 ft 1 ft (19%). 3 ft(30%) ,4ft (33%) 1 ft (24%) , 3 ft (23%) I ..... I .--~ The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATILE, WASHINGTON 98125 'Rainier Avenue Mixed Use Project. Test Pit Logs Figure A-i5 Site Address: 559 -625 Rainier Avenue N., Renton, WA I:..;....----.......... --~----...-..--------. i i .' I I I I I I I I I -I I I I . . " .' . Logged By: GJK . Date: 4/11/03 Test Pit No. Depth(ft) Soil Desc:ription Sample. . ' TP-12 0.0 -0.2 Topsoil· .' . depth (moisture) 0.2 -4' Silty sand, light brown,fine to medium, with, 3 ft (11%) some gravel, mOist, dense, (SM) Bottom of test pit at4 feet . No seepage encountered No Cavin I ....... . •• The Riley Group, Inc. Rainier Avenue Mixed Use Project I 10728 LAKE CITY WAY NE SEATILE, WASIDNGTON 98125 Test Pit Logs Figure A-16 Site Address: 559 -625 Rainier Avenue N., Renton. WA II I I I I "" Logged by : "TF Date: 3/19/01" Soil Description Asphalt . Siltysand,grey, fine, with" some gravel,dry, very dense, (SM) " Silty clay; grey, moist,stiff, (Cl) Silty sand, grey, fine, with some gravel, dry, dense, (SM) Sampled on a rock" " Silty clay, grey, moist, stiff, (Cl) Boring. No. MW~1 Approximate Elev.: 50' Consistencyl ~ (N) Moisture . Relative' Depth . E" Blows Content Density (feet) ~ 1ft (0/0) Very Dense I .58 5 S~iff . . I 16 10 Very Dense I 5011" 15 " .. (4/3/03) Stiff I 14 • • The Riley Group, Inc. • _ 10728 LAKE CITY WAYNE ~ SEATTLE, WASHINGTON 98 I 25 1~============================S=ite=A=d=m=~=S:=5=59=-=6=25=Rm==·ru=·~=A=v=~=u=eN=.=,R=e=ru=on=,w==~=hln~~=o=n========J Monitoring Well Log MW-l Rainier Avenue Mixed Use Project Figure A-l 7 .. Boring No .. MW-1 (C()nt.) .' .. . Logged by : TF . ... Date: 3/19/01 Soil Description· . No recovery, sampled on a . rock Silty clayey sand, grey, wet, dense, (SM) .. Bottom of boring at 35 feet Monitoring well installed to 35 feet Depth to water. 27 ft on 19 Mar. 2001 17.3 ft on 03 Apr. 2003 Approximate Elev.: 50' . . . Consistency/ . ~ (N) Moisture·. Relative . Depth E. Blows Content Density (feet) ~ 1ft (%) I 24 25 'Y. (3/19/01) . - Dense ... 1 37 30 Very Dense . I 50/S". 35 The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728 LAKE CITY WAYNE SEA TILE, WASHINGTON 98125 Monitoring Well Log MW-J Figure A-18 Site Address: 559 -625 RainierAvenue N., Renton, Washington ---Logged by : TF Date: 3/19/01 Boring No. MW-2 Approximate Elev.: 48' Consistencyl ~ -Relative Depth E (N) Blows 1ft -. Moisture Content (Ofc,) Soil Description Gravelly silt)isand, grey, damp, medium dense, (GM) --_ Density (feet) ~ Medium Derise 5 10 I· 18 I 26 Gravelly silty sand,-- grey-brown, damp, very dense, (GM) Very Dense I 50/6" Silt, grey-brown, dry, hard, (ML) The Riley Group, Inc. 10728 LAKE CITY WAYNE SEA TILE, WASHINGTON 98.125 15 Hard I 50/6" Rainier Avenue Mixed Use Project Monitoring Well Log MW-2 FigureA-19 Site Address: 559 -625 Rainier Avenue N., Renton, Washington . -~ Boring No. MW.;.2 (Cont.) Logged by : TF Date: 3119/01 Approximate Elev.: 481 Consistencyl Cl) (N) Moisture 'Relative· Depth g. Blows Content co ,E)oil Description Density (feet) C/) 1ft (0/0)' , T' (4/3/03) ,Very Dense I 50/5" Sand, grey, fine, wet, very dense, (SP) Bottom of boring at 30 feet Monitoring well installed to 30 feet Depth to water: 23 ft on 19 Mar. 2001 ,21.3 ft on 03 Apr. 2003 The Riley Group, "Inc. 10728 LAKE CITY WAYNE SEAITLE, WASHINGTON 98125 ',25 ' I .50/6" 30 35 Rainier Avenue Mixed Use Project Monitoring Well Log MW-2 FigureA-20 Site Address: 559 -625 Rainier Avenue N., Renton, Washington , " \ ..... .' " --) ... 'I: I, I, a I I I··· I i I, I' I, I II . '. (/) en " , .>-: . I::.J <C :I: , . Z :I: <C ~ .. 0:: ..... ~" ,~. z: ....• :::E ~ 0 u '. 0::: 0 >,-' . :c . ' . .. .' ,... , .' .. ~ u ~ ,'~ .... , .... ! ..... ~ : I"~ ' .. ~ (/)0 . (/)ii ~ ~i <Cf- W Gj -(/)f3 0 ~ ~ u z: z ..... D... 0 ..... 0 UJ N en .001 0 ,.002 .003 . 004 .006 ;008 .01 .02 .03 .04 .' .. 06 200 100 60 50 40 30 20 16 10 8 4 1/4 3/8 1/2 ~8 '/4 . 1 1 1/.4 1 1/2 2 :5 4 6 12 0 0 ..... • II • PERCENT COARSER BY WEIGHT .....J 0 0 0 c.. "- ~ 0 0 0 o. .... N pi") 0 0 0 It) ~ ..... ao en .-.001 r-- :::I .002 .003 ......... II)~ .004 ... -::li_ ce N 1;;c ..,.; N ;006 .-II) 0-..-..-en :::;:C .008 u.J 0 .01 z u G: .02 .03 .04 .06 I; .08 r-r- ~~ .1 (/) a:::: W 1,..0 ~i.-~ . I-W LaJ I-.... 10-10-. z: .2 ~ G: C. .2 ..... • 3 :::l 1;1-' c. 10- 't: .4~ u 1/ ~ r-en a; Qi .11) ~ 0 > > 1/ II .6 z c c ... ... en en 1/ .8 w i II) CD 1N u E c j (/) ... 0 -en .s::; .s::; 2 z :t::: ~ Ij <C r-~ ~ II ~. II :5 a:::: 0 0 , t!) z: :z: 'Q tt~ 4 C'i C'i '~ ; t-t-.~ ?;-6' u; u; 8 !l!! 10 II G: .~ ~ ::E ~~ en en en 'I 20 ::> .s::; . 30 ~ ... ~. c. . 40 II)~ ..-N 0- 0 60 ... o:t::: 80 ........... 0... ..-N en I I 100 c-c.. en 't: ~ I-0.. u.J cEI-l- .....J CD CD 200 0 u 0 0 0 0 300 ---~ 0 • en ao ..... 0 0 0 0 ~ CD II) • 0 0 ,., N .... PERCENT FINER BY WEIGHT The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728 LAKE CITY WAYNE Grain Size Analysis SEATTLE. WASHINGTON 98125 FigureA-21 Site Address: 559· 625 Rainier Avenue N" Renton, Washington '1 I.·,. I 'I en '~I"'··· :-J «2 Z:E -, -I, "I .ct:z .,- ,~LaJ W!::::!! .' , t;:j ~, ..... :?!. ~ O. :~ ... "0 .~ :r: , .... 1 . .,i~ .1···· ::j. I! ... ~ g5 II I, I: I, I - I I II I· a.. u.. o PERCENT COARSER BY WEIGHT .001°r·rrrn~nn~'~1TTT~Trrrn~~"~~~TTg~rr~~~~~~~~g~~.:;g ....... 001 .002 mtttiitttttttlrtttH++t-H+Hf-H-++-t++-t+J.~~.l-W-llU .002 .OOJ mtt1HtHittiitHtt-t+tt-l*H+-Hi~~w-+m-1-U~U .004 mtttt1i1tffiitttfitttf+tH-l-++t+f-i+t+4-f+.W4-W-l-W-ll.I .003 W:ttJtttttljjj±tHttttfflH+H+-Hi~~w-+m-1-U~ll .004 . 006 mi··· ___ mmamlmi Q ~. m ~ .01 ~02 mtttt1ittiltHH-tHtH+tH+++Hi++i~f.t+W+I-W-W-l-!.I .02 .OJ mmmmtttittttttttHtH+H+t+t-l-t+W+I+WI-U-W .04 mmHtmttitt-Httttttl-t+H+++t-l+lf+l-l-W-m~U-l-U .03 ·tttttt:tttjjj±fj±titHtH~~H+J-H-J.++.l-W-w+mUll·04 .06 I-ItttmHtHitHitHtt-t+fflH+H+-Hi+Rr::J+mmwmu 200 .06 PERCENT FINER BY WEIGHT '-- 1-1- - CI.J~ .... -::l ..... Uic: .-CI.J 0 ..... ::EC: o . U c: .2 0.. 't: c.J en CI.J C ..c: .............. c......,J CI.J-c- .... o~ . Q.. C1 c: ..... .-en .... CI.J ~t-- Rainier Avenue Mixed Use Project ,I •••• I The Riley Group, Inc. 10728 LAKE CITY WAY NE SEATILE, WASHINGTON 98125 Grain Size Analysis 1 FigureA-22 Site Address: 559·625 Rainier Avenue N Renton UT h' •• • yy as lngton I. co LO LO ..-, , g: [D 0 .• -I -, I -, I 'I' I I' I I Ii I Ii I, ,I, I I I I .' <-'. :/;. 0 .001· . ' .•.... U) .002 ~ .003 :...J .004 « ::2 ··z ::2 « . -,'; ..... ; ~ .006 ...... 0:::: I.IJ :008 N' '.UJ en .01 ····W z ::IE ~ 0 .02 0:::: 0 .~ .03 :c .04 .06 200 .. '," ~ i 100 Iii ,~ 60 50 ~ 40 . '.' ~ 30 20 .~ 16 en~ 10 (f)P 8 ~.~ ~~ <:( ... 4 1/4 W (;j -3/8 (f)ff) 1/2 :::t: ~8 u ~ "/4 ~ . 1 t:) 1 1/.4 z 1 1/2 Z I.IJ D.. 2 o u-3 0 I.IJ 4 ~ 6 12 0 0 .... • PERCENT COARSER BY WEIGHT -....J 0 a.. 0 0 ~ ~ ~ 0 0 .-N 0 0 0 co ,..... 110 en .-.001 r--- :::i .002 .003 " .~ . 004 E ........ ::::1 .... ~ CO "'tnt: ci r....: .006 .-cu 0 .... ..-..-en ~t: .008 w 0 z (..) .01 LL: . .02 .03 .04 .06 ~~ .... ~ .08 I-r- ) .... .1 en II 0:::: W II, ~ 'W . J..J .... ~~ z: .2~ ~. c 0 '" .3 :::l :.::; i.-v 0. .~ .4~ u II -en Q) a:; CI) ~ Cl > > .6Z 0 ~ 'I ... 01 ,01 I .8 W · ~ 'cu cu 1N a E u II '/ 0 :::I: 0 ... en rn .... -'= -'= 2 Z ~ ~-., II ~ ~ ~ V <:( J..J o ....., 0:::: en 3 (!) ~ . Z.,. ~.!"~. rr 4 ~ en >. IJ ~ ... ~-g 6 en c til 8 J..J 1/ 10 z: ~ en 1/ (..) ~ ....J ~I en en ::Ii: I) 20 ::;) I;' -'= 30 '~ -..-... LO LO c.....: N N 40 cu-o-N ...t- U 60 ... o~ 80 1-..... 0... ..-...-en I I 100 c .... til .~ !6 al al W ~I-....J al al 200 0 (..) ~ 0 0 0 0 0 300 -0 • en 0 ~ '0 ~ 110 ,... co It) 0 0 I"") N .- PERCENT FINER BY WEIGHT The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728 LAKE CITY WAY NE Grain Size Analysis I FigureA-23 SEAITLE, WASHINGTON 98125 Site Address: 559 -625 Rainier Avenue N., Renton, Washington '-1 I I I ," . .. , "'I I c 1 I I I I I ! I I I, I I , I . .001 0 .1, -. til .002 en .~ .003 .004 .... « 2 ·Z .2 ..... < ~ .006 .~ · 1.&.1 .008 ': .. ·W ~'" · en .01 GJ 'z ,.::; ~ ~ 0 ~ .02 Q. '. ~ -.. ' . .03 I .04 ,[ .. :.' - I .06 200 . I I j. 100 ~ . . ' ~ . 60 .,:' 50 ~ 40 30 ~ 20 . ~ 16 en ~ 10 , en i 8 >-~ «ji .. z «-4 W 1/4 GJ J/8 -en~ 1/2 :J: ~8 u ,/4 3!:: 1 3!:: (.l) 1 1/.4 z 1 1"/2 ~ 2 · D-0 I.&.. J 0 1.&.1 4 N en 6 12 0 0 .... ...... • . PERCENT COARSER Br WEIG.HT ..... -.J 0 c... 0 0 0 ~ 0 0 .... N ,." LO 0 0 0 0 CD r--DO en ..... . 001 ~ . ...;.J _ -.J .002 .003 ,...... ~ .004 ~-::2-..- ]!~ N .006 0-..- .008 en ~s:: w 0 .01 :z u G: .02 .03 .04 .06 [III .08 ....;,.... "" .' .1 (/) [... ..... ~ W i-' ~~~ GJ ~ .2 ~. fi: s:: ~ III-' .3 ::1 a.. .~ .4~ u 1I .. -CIJ "iii cu ~~ c > .6 z c ... .8 w lOt II a Q) 1N !i! E (/) 0 CIJ ~' ..s::: -2 z ~ « -.. ~ II .~ 3 0:::: 0 (,!) ~ .. ~ 4 0 u .. --~ II 6 en 8 ~ 10 ~ en u ~ -I en en ..... 20 :::l 30 UJ ..s::: c.::: . 40 ~ ·cu-LO. c- 60 ... O~ 80 ~ ..... c... N lOt 100 s:: -I en .-CIJ OJ w ... Q) ...;.J ~f-OJ OJ 200 0 u 0 0 0 0 0 300 ~ 0 en IX) " 0 0 0 0 I..-::.:: <0 It) .. ,." 0 N .... PERCENT FINER BY WEIGHT The Riley Group, Inc. Rainier Avenue Mixed Use Project 10728 LAKE CITY WAYNE Grain Size Analysis I SEATILE, WASHINGTON 98125 FigureA-24 Site Address: 559 -625 Rainier Avenue N Renton W hO gt 0, ,as In on 'I J 'I [I 'I rl I --I I I I I I -I -I I J 'I Oi~ - The Riley Group, Inc. Geotechnical Engineering • Environmental • Wetland Services CONCEPTUAL WETLAND DELINEATION & MITIGATION REPORT SOUTH PARKING LOT 559 TO 625 RAINIER AVENUE NORTH RENTON,\VASHINGTON ,-,NNING -IN DEC ~ 72005 RECEIVED July 22, 2004 PREPARED BY: The Riley Group, Inc. 10728 Lake City Way NE Seattle, WA 98125 PREPARED FOR: IDA Group LLC 95 S. Tobin Street , Renton, W A 98055 c/o Rich Wagner, AlA Baylis Architects 425.454.0566 RILEY PROJECT No. 2002-061c Serving the Pacific North-west 'I l\1ain Office,:, 10728 Lake City Way N.E.· Seattle, WA 98125 0 Tel (206) 417-0551 • Fax (206) 417-0552 www.Riley-Group.con1 I I I I I I I I ,I I I I I I I I I I I , THE RILEY GROUP, INC. 1. Executive Summary This report presents the results of our wetland delineation and critical areas study regarding the Alhadeff South Parking Lot project. The project is located on the west side of Rainier Avenue North between 559 and 625 Rainier A venue North in Renton. Washington, Including all of Par~l 9564800170 (601 Rainier Avenue N, 1.84 acres), ~ portion of Parcel 9564800007 (245,506 square feeftotal, 5.64 acres); a portion of Parcel 9564800175 (21,500 square feet total, 0.49 acres); and a portion of Parcel 9564800070 (18,752 square feet total, 0.43 acres). The objective of the study was to delineate wetlands, evaluate the functions and values of these wetlands and any streams, determine their classification and buffer requirements, determine sensitive area impacts and present a conceptual mitigation plan for proposed impacts. An approximately 16,600 square foot (0.38 acre) Class 3 wetland is located within a ravine in the vicinity of the proposed parking lot (the South Wetland) and an approximately 21,700 square foot Class 2 wetland is located within . a ravine approximately 450 feet north (the North Wetland) within the same drainage basin. Class 3 wetlands are protected with a standard 25-foot buffer; Class 2 wetlands are protected with a standard 50-foot buffer. The proposed project, currently envisioned as additional parking to support Chang's Mongolian Grill, involves creating 27 parking stalls through fill of 2,0 1 7 square feet of the South Wetland and culverting 120 linear feet of a watercourse west of T-S Auto Sales. Much of the area of proposed alterations is heavily infested with Japanese knotweed (Polygonum cuspidafum), and Himalayan blackberry (Rubus procerus). An additional 1 ,574 square feet of wetland is considered "paper fill" because it will be de facto converted to wetland buffer for a total wetland impact of 3,591 square feet. Mitigation for wetland and buffer impacts is proposed to occur within and adjacent to the North Wetland at a 1.5:1 mitigation ratio involving a combination of3,591 square feet of wetland creation and the balance of the ratio, 1,800 square feet, as wetland enhancement. Buffer averaging meeting the criteria of RMC 3-20.32 f. is proposed. In addition, the applicant is requesting authorization to fill the wetland simultaneous with wetland mitigation activities ratherthan the code-mandated 12 months in advance, when the full 1.5: 1 wetland creation:wetland fill ratio is not met. 1.1 STUDY AREA DESCRIPTION There are two study areas associated with this project. The area of proposed alterations (the south area) includes a drainage corridor and a scrub-shrub wetland at the bottom of a ravine. These features are severely disturbed: the watercourse is under-cut and channelized; both the banks and the wetland are characterized by the dominance of invasive species specifically Japanese knotweed and Himalayan blackberry (Rubus procerus); fill material has been pushed into the wetland/watercourse at the east end; Wetland Delineation & Mitigation Report 1 July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. ' woody and other debris has been dumped into a ravine further to the east from upslope; and the watercourse outlet has been modified (it enters a constricted culvert). The northern-most study area is also located in a ravine, west and behind the developed portion along Rainier Avenue. This wetland is scrub shrub and forested, with a sparse understory. A watercourse flows through this area as well, but due to the mineral soils and lower base flow, there is no significant undercutting. Water was observed flowing in both watercourses during site visits in both August 2002 and February 2004, and therefore they were deemed to be perennial. The watercourses are routed through culverts beneath the commercial properties and Rainier A venue, beneath Boeing Field and ultimately into Lake Washington. 1.2 BACKGROUND RESEARCH Prior to our wetland delineation field activities, Riley's wetland ecologist, Ms. Celeste Botha, examined available aerial photographs, drainage inventories and sensitive areas maps regarding the study area. 2. Wetland Delineation On January 6, 2003, Ms. Celeste Botha with The Riley Group, Inc. (Riley) examined the study area for indicators of critical areas, such as fish and wildlife habitat conservation areas (including streams, areas occupied by sensitive, threatened, or endangered species) and wetlands. Wetlands were identified based on the presence of hydrophytic vegetation, hydric soil, and wetland hydrology using the method outlined in . the 1997 Washington State Wetlands Identification and Delineation Manual (Washington State Manual), and following City of Renton regulations. The "routine on- site determination method" was used to make the wetlands determination. The routine method is used for areas equal to or less than five acres in size, or for larger areas with relatively homogeneous vegetative, soil, and hydrologic properties. During the study area evaluation, six detailed data points were located in distinct representative vegetation units in order to characterize the wetland and non-wetland coinmunities. Field observations at each data point were compiled on preforrnatted Wetland Data Sheets, labeled 1 through 6. 2.1 VEGETATION Vegetation was evaluated across the study area to determine the presence of hydrophytic plant communities. Plant communities are considered hydrophytic when more than 50 percent of the dominant species in the. plant community have a wetland . indicator status of facultative (FAC+, FAC, & FAC-), facultative wetland (FACW+, FACW, & FACW-), or obligate wetland (OBL), as listed in the National List of Plant Species That Occur in Wetlands, Region 9 -Northwest (Reed, 1993 and 1988). The indicator codes for plant species are noted in Table 1. Wetland Delineation & Mitigation Report 2 July 22,,2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002·061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. Table 1. Plant Indicator Codes Facultative Wetland (F ACW*) -usually occur in wetlands Facultative (FAC*) -equally likely to occur in wetlands or non-wetlands Facultative Upland (F ACU*) -usually occur in non-wetlands Obligate Upland (UPL) -occur almost always in non-wetlands Not Listed (NL) -no indicator status fre,q __ u~llcY0fOcc.UlTence •. in ':">'<"i Wetlruids >99% 67-99% 34-66% 1-34% <1% * Note: F ACW, F AC, and F ACU also have + and -values to represent species near the wetter end of the spectrum (+) and species near the,drier end of the spectrum (-). Dominant species were recorded as species comprising more than 20 percent of the plant community in each stratum (tree, shrub, and/or herb layer). 2.2 SOILS .. Anaerobic (saturated) conditions cause soils to form certain characteristics that can be observed in the field. Hydric indicators include: the presence of a matrix chroma of 1 or .. less in unmottled soil or 2 or less in mottled soil, gleyed soil, organic soils (peats and mucks), and the accumulation of sulfidic material. Soil pits were dug in each data point, using a shovel to depths of 16 to 18 inches below ground surface (BGS). Soils textures were characterized using Natural Resources Conservation Service protocol, and examined for hydric indicators as described by the Washington State Manual. Soil colors were identified using a Munsell soil color chart (Kollmorgen Corporation, 1988). Depth of soil saturation was recorded for each data point. Wetland Data Sheets are included in Appendix B. 'Several seco~dary data points were examined across the wetland/upland boundary in order to determine the approximate boundary line, although data forms were not completed at the secondary data points. The secondary data points were used to examine Similarities or differences iIi soils between major data points and to establish mapped soil unit boundaries. 2.3 HYDROLOGY At each data point, observations of direct and indirect wetland hydrology indicators were evaluated and recorded. Under normal conditions, hydrologic indicators are used to determine if the hydrology is either currently present or can be inferred from the guidelines provided in the Washington State Manual. These indicators include: recorded data, visual observation of inundation or saturation, watermarks, drift lines, sediment Wetland Delineation & Mitigation Report 3 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. deposits, drainage patterns, local soil survey data, oxidized root charmels, and water- stained leaves. 3. Wetland Functions Assessment A general assessment of the functions of the wetland system was completed using the 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment methods (Appendix C). Wetland community types were classified using Class(ficatian of Wetlands and Deep Water Habitats in the Us. (Cowardin et aI., 1979). ·4. Wetland Study Results Riley identified and delineated two wetlands within the subject project boundaries (Appendix B). A summary of the vegetation, soils, and hydrology observed in the wetlands and the adjacent on-site upland is presented below. Wetland determination data forms are provided in Appendix A. . 4.1 WETLAND 4.1.1 VEGETATION ~ Within the southern study area, both the watercourse edges and the wetland are characterized by the dominance of invasive species specifically Japanese knotweed (Polygonum cuspidatum), a Class B noxious weed in Washington State and Himalayan blackberry (Rubus procerus). The area on the subject site infested with knotweed is approximately 6,400 square feet in size (80-feet X 80-feet). Control measures as detailed in a letter from The Riley Group to Jennifer Toth Heniling, AICP at the City of Renton have been implemented. Further to the west, the wetland is dominated by Himalayan blackberry, Pacific willow (Salix lasiandra), giant horsetail (Equisetum telmateia) and lady fern (Athyrium filix-femina): Skunk cabbage (Lysichitan americanum), deadly nightshade (Solanum dulcamara) and vine maple (Acer Circinatum) are also present. This primarily emergent plant community is represented by DP 5. Within the northern study area, the low-lying areas are dominated by black cottonwood (Populus balsamifera) and Pacific willow (Salix lasiandra) in the overstory and red osier dogwood (Comus stolanifera) in the shrub layer. Red alder (Alnus rubra) is also present in the overstory. The ground layer is sparse in places but dominated in patches by various invasive exotic species, including reed canary grass (Phalaris arundinaceae), creeping buttercup (Ranunculus repens) and English ivy (Hedera helix), although native species including small-fruited bulrush (Scirpus micracarpus), piggy-back plant (Tolmiea menziesii) and stinging nettle (Urtica dioica) are also present. The eastern edge of the wetland is filled with primarily debris and dominated by Himalayan blackberry (Rubus pracerus) which has also invaded the eastern end of the buffer. A Wetland Delineation & Mitigation Report 4 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. small watercourse was flowing from west to east through the wetland. Data points 1, 2, and 6 represent this area. 4.1.2 SOIL The site is not mapped in the Soil Survey of King County Area. Soil at D"P5 represents the southern wetland area. Soil here has a surface layer comprised of 6 inches of silt overlying gleyed sand to 16+ inches. DPs 1 and 2, which represent the northern wetland area, are located west of the property line. Soils at DP 1 have a dark organic/silt surface layer underlain by low chroma sand to 16+ inches. Soils at DP 2 further to the west are low chroina silt loam, which is mottled below 8-inches. Data sheet 6 includes a generalized description of vegetation within the on-site portion of the northem study area. 4.1.3 HYDROLOGY Direct evidence of wetland hydrology (i.e., inundation or soil saturation) was observed in DPs 1, 2, and 5 at the time of our delineation. 4.2 WETLAND FUNCTIONS AND VALVES 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment data forms are included as Appendix C. 4.3 GENERAL UPLANDS CONDITIONS The wetland buffers on both the north and south sides of both wetland areas are dominated by Douglas fir (Pseudotsuga menzeisii) and big-leaf maple (Acer macrophyllum) with a diverse mostly native understory including Indian plum (Oemleria cerasiformis), salmonberry (Rubus spectabilis), Pacific blackberry (Rubus ursinus) and swordfern (Polystichum munitum). This community is represented by DP 4. . Both wetlands' eastern boundaries terminate at the base of a filled embankment. The filled embankment was created, likely many years ago, to create more graveled parking area for the respective existing businesses. The wetlands' eastern boundaries and vegetated portions of the buffers are dominated by-Himalayan blackberry (Rubus procerus) and black cottonwood (Populus balsamifera). DP 3 represents an area that does not meet all three wetland criteria located at the toe of slope in the northern wetland within an area proposed for wetland creation. Neither hydric soil indicators nor direct wetland hydrology indicators were observed in this area, though it must be noted that hydric soil indicators are not easy to observe in sandy soils. Soils in this area are highly permeable coarse sands apparently deposited through seasonal stream flooding, raising the elevation just enough so as to appear not to meet the hydrology criteria. Stinging nettle (Urtica dioica) is dominant but otherwise vegetation in this area is sparse. Wetland Delineation & Mitigation Report 5 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project#2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 5. Sensitive Area Identification & Classification Based upon presence of the three requisite criteria, two wetlands are present as shown in Appendix B, at the south and north ravines. The South Wetland meets the criteria as a palustrine emergent Category 3 wetland. A heron nest has been identitied adjacent to the wetland on the lot to the west of the Alhadeff property; however, according to the City of Renton, a single nest does not meet the city's criteria for a rookery. The wetland classification is based upon this information, as well as the wetland size (greater than 5,000 square feet); severe disturbance, including the dominance of invasive species within the wetland, specifically Japanese knotweed and Himalayan blackberry; the presence of fill material within the wetland at the east end as well as woody debris dumping; severe under-cutting of the watercourse, and; outlet modification (the watercourse enters a constricted culvert). The North Wetland falls between classification Categories 2 and 3. It meets Category 2 criteria (c) in that it lies within the headwaters of a watercourse, e.g., the small seasonal watercourse that flows towards the east. However, this watercourse is piped several hundred feet to Lake Washington and thus has minimal stream function. It also partially meets Category 2 (e) in that, although the eastern end of the wetland appears as though it was historically filled, the currently existing wetland area shows little evidence of human related physical alteration such as diking, ditching or channelization. The wetland meets criteria for classification as Category 3 in that the eastern end has evidently been historically filled, is characterized in patches by invasive non-native plants in the ground layer and has a modified outlet (the watercourse enters a constricted culvert). However,. the majority of the remaining on-site wetland can not be accurately described as "severely disturbed" or "newly emerging" , and thus on balance meets the city's criteria as a Category 2 wetland. According to Renton Municipal code, the city will not accept a dual rating for a Category 2 wetland, such as a combined Category 2 and 3 rating, so the wetland is subject to the buffer cind mitig~tion standards applicable to the Category 2 wetland rating. The flowing water features present on the Alhadeff site are highly unlikely to support salrnonids. The primary source of hydrology is discharge from onsite wetland and upland environments, augmented by urban storm water supplied from the residential developments to the west. An extensive underground culvert system connects the watercourses to the city's storm drainage system which ultimately discharge into Lake Washington several hundred feet to the northeast. The wetland lies within the floodplain of the watercourse, based upon sediment deposits throughout. Wetland Delineation & Mitigation Report 6 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 6. Regulatory Implications Several Federal, State, and local· regulations applicable to development proposals 111 and/or near wetlands and streams have recently undergone significant changes. A summary of applicable regulatory implications is given below. 6.1 FEDERAL REGULATIONS 6.1.1 WETLANDS Section 404 of the Clean Water Act requires approval prior to discharging dredged or fill material into the waters of the United States, including special aquatic sites such as wetlands. Typical activities requiring Section 404 permits are: • Depositing fill, dredged, or excavated material in waters of the U.S. and/or adjacent wetlands. • Grading or mechanized land clearing of wetlands. • Placement of spoils from ditch excavation activities in wetlands. • . Soil movement during vegetation clearing in wetlands. . • Site development fill for residential, commercial, or recreational developments. • Construction of revetments, groins, breakwaters, beacl~ enhancement, jetties, levees, dams, dikes, and weirs. • Placement of riprap and road fills. Waters o/tlte United States include the following: a. All waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide. h. All interstate waters including interstate wetlands. c. All other waters such as intrastate lakes, rivers, streams (including intermittent streams), mudflats, sandflats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes, or natural ponds, the use, degradation or destruction of which could affect interstate or foreign commerce including any such waters: 1. which are or could be used by interstate or foreign travelers for recreational or other purposes; or Wetland Delineation & Mitigation Report 7 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002·061c I I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 2. from which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or 3. which are used or could be used for industrial purpose by industries in interstate commerce. d. All impoundments of waters otherwise defined as waters of the United States under the definition. e. Tributaries of waters identified in paragraphs 1-4 above. f. The territorial seas. g. Wetlands adj acent to waters (other than wetlands) identified in paragraphs 1-6 above. h. EPA has clarified that waters of the United States also include the following waters: 1. which are or would be used as habitat by birds protected by Migratory Bird Treaties; or 2. which are· or would be used as habitat by other migratory birds which cross state lines; or 3. which are or would be used as habitat for endangered species; or 4. used to irrigate crops sold in interstate commerce. Waste treatment systems, including treatment ponds or lagoons designed to meet the requirements of the CW A (other than cooling ponds as defined in 40 CFR 123.11(m) which also meet the criteria of this definition) are not waters of the United States. It should be. noted that we generally do not consider the following waters to be Waters of the United States. However, the Corps and EPA reserve the right on a case-by-case basis to determine that a particular waterbody within these categories of waters is a water of the United States. e. Non-tidal drainage and irrigation ditches excavated on dry land. f. Artificialiy irrigated areas which would revert to upland if the irrigation ceased. g. Artificial lakes created by excavating and/or diking dry land to collect and retain water and which are used exclusively for such purposes as stock watering, irrigation, settling basins, or rice growing. Wetland Delineation & Mitigation Report 8 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. h. Artificial reflecting or swimming pools or other small ornamental bodies of water created by excavating and/or diking dry land to retain water for primarily aesthetic reasons. l.Wat.erfilled depressions created in dry land incidental to construction activity and pits excavated in dry land for the purpose of obtaining fill, sand, or gravel unless and until the construction or excavation operation is abandoned and the resulting body of water meets the definition of waters of the United States. (33 CFR 328 and Supplementary Information). . The determination of applicability of Section 404 is the sole prerogative of the Corps of Engineers. Therefore it is advised that the Corps be notified of any proposed wetland alteration. 6.1.2 . STREAMS Due to association with Lake Washington, a Biological Evaluation (B.E.) may be required for proposed watercourse activities. The purpose of a BE is to establish, or identify, potential project impacts on any listed species under the Federal Endangered Species Act (ESA). The United States Fish and Wildlife Service (USFWS) and the National Marine Fisheries Service (NMFS) (the Services) administer the ESA and all Federal action agencies must be in compliance. 6.2 WASHINGTON STATE REGULATIONS 6.2.1 WETLANDS . Washington State, through the Department of Ecology, has authority to issue Section 401 Water Quality Certification for projects that require individual Corps permits under Section 404. The purpose of the certification process, which is initiated through a Secti~n 404 Public Notice and permit application, is to ensure that federally permitted activities comply with the federal Clean Water Act, state water quality laws, and any other applicable state laws. '6.2.2 STREAMS The state Legislature has given the Department of Fish and Wildlife the responsibility of preserving, protecting, and perpetuating all fish and shellfish resources of the state. To assist in achieving that goal, the state Legislature in 1949 passed a state law now known as the "Hydraulic Code" (RCW 75.20.100-160). Although the law has been amended occasionally since it was originally enacted, the basic authority has been retained. The law requires that any person, organization, or government agency wishing to conduct any construction activity in or near state waters must do so under the terms of a permit (called the Hydraulic Project Approval-HPA) issued by the Washington State Department of Fish and Wildlife. State waters include all marine waters and fresh Wetland Delineation & Mitigation Report 9 July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. waters of the state. The major types of activities in freshwater requiring an HP A include, but are not limited to: streambank protection; construction of bridges, piers, and docks; pile driving; channel change or realignment; conduit (pipeline) crossing; culvel1 installation; dredging; gravel removal; pond construction; placement of outfall structures; log, log jam, or debris removal; installation or maintenance (with equipment) of water diversions; and mineral prospecting. A Joint Aquatic Resource Protection Application (JARP A) is required to apply for the HP A. If the project as proposed will adversely affect fish habitat, it may be approved with certain condition~ attached, such as timing and construction methods, to prevent damage. If the project cannot be accomplished without-significant adverse impacts on fish, shellfish, or their habitat, it may be denied. Of the· approximately 8,200 applications received per year, less than one percent are denied. Most applications are processed and mailed within 30 days of receipt of a complete application and compliance with the State Environmental Policy Act (SEPA Chapter 43.12C RCW). A complete application consists of (1) general plans and specifications for the project, (2) complete plans and specifications for work within the ordinary high water line, and (3) complete plans and specifications for the proper protection of fish life. 6.3 CITY OF RENTON REGULATIONS 6.3.1 WETLANDS According to Renton Municipal <;::ode 4.3.050 M, "The· overall goal of any compensatory project shall be no net loss ofwetIand function and acreage. and to strive for a net resource gain in wetlands over present conditions. The concept of "rio net loss" means to create, restore and/or enhance a wethmd so that there is no reduction to total wetland acreage and/or function." and "Where feasible, created or restored wetlands shall be a higher category than the altered wetland. In no case shall they be lower . . ." Required mitigation ratios for Category 3 wetIands are ·1.5 times the area altered. The applicant proposes to meet this 1.5:1 ratio through wetland creation at a 1:1 ratio at the northeast side of thewetIand as well as through enhancement of a minimum of the balance of the 1.5: 1 ratio within the· existing wetland. The mitigatiol). plan provided below is designed to meet the above-cited code requirements. However, the applicant is requesting authorization to implement wetland mitigation simultaneously with wetland fill activities rather than the code;.mandated 12 months in advance (when the full 1.5:1 wetland creation:wetland fill ratio is not met). This will require a modification to the sensitive areas requirements that are justified due to the poor quality of the wetland that will be impacted, as described above in the Wetland Functions and Values section .. The standard buffer width for Category 2 wetlands is 50 feet, which can be reduced by 50% with buffer averaging consistent with RMC 3-20.32.f. The existing buffer area at the east side of the wetland is nearly non-functional since the area lying within 50-feet Wetland Delin~eation & Mitigation Report 10 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project#2002·061c I I I I I I I I I I I I I~ I I, I I I I THE RILEY GROUP, INC. of the wetland edge is comprised. of fill, debris piles arid blackberries, as noted above. This soil material will not readily support desirable native vegetation. The effective buffer areas to the north and south, are greater than 50-feet wide and primarily comprised of mature native forest and thus provide good buffer functions and values that compensate for the reduced buffer width at the eastern end. 6.3.2 STREAMS The City of Renton is in the process of revising the municipal code sections related to streams. The City of Renton defines stream, creek, river, or water-course as, "any portion of a channel, bed, bank, or bottom waterward of the ordinary high water mark in which fish may spawn, reside, or through which they may pass, and tributary waters with defined beds or bank which influence the quality of fish habitat downstream. This includes watercourses which flow on an intermittent basis or which fluctuate in level during the year, and applies to the entire bed of such watercourse whether or not the water is. at peak level. This definition does not include irrigation of ditches, canals, stormwater runoff devices, or other entirely artificial watercourses, except where they exist in a natural watercourse which has been altered by humans or except where there are salmonids." At this point in time, there is no stream classification system or buffer requirements in the municipal code. 7. Wetland & Stream Impacts The proposal is to impact approximately 3,591 square feet of the southern wetland and to place 120 linear feet of the southern watercourse in a culvert. The impact and mitigation areas are shown on the attached plans prepared by DietzHartlage dated July 22, 2004. The impact area of the southern wetland and watercourse is highly disturbed, as noted above. 8. Wetland Mitigation . 8.1 OUTLINE OF THE PROPOSED MITIGATION PLAN The mitigation plan is composed of the following sedions: . A definition of mitigation goals, and a description of how this plan is designed to meet these goals; 1. Implementation plan; 2. Performance standards, which are tangible standards against which results can be compared; 3. A monitoring plan, which explains how the data will be collected to compare against the performance standards and evaluate success; and, 4. A contingency plan for making mid-course corrections in the event of problems. Wetland Delineation & Mitigation Report 11 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002·061c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 8.2 DESCRIPTION OF THE MITIGATION AREA As noted above, the mitigation area is associated with the North Wetland. Most of the proposed mitigation will occur along the northeast side of the wetland in an area that, due to accretion is only slightly higher in elevation than the wetland. The buffer area is currently comprised of invasive and pioneer species capable of growing in poor soils. The proposed mitigation is illustrated on the attached plans prepared by DietzHartlage dated July 22, 2004. 8.3 DESCRIPTION AND GOALS OF THE PROPOSED MITIGATION The mitigation proposal has four components as follows: • . Creation of 3,591 square feet of wetland adjacent to the North Wetland involving excavation to create wetland hydrology followed by dense planting of wetland plants. Due to steep ,slopes this will necessitate the use of ecology biocks. . . • Compensation for buffer reduction totaling 5,028 square feet through buffer increase of 5,028 square feet. • Enhancement of a minimum of an additional 1,800 square feet of the North Wetland through removal of exotic invasive plants and interplanting with native specIes. • Enhancement of the averaged wetland buffer east of the North Wetland, involving removal of fill material and backfill with appropriate planting soils followed by dense planting of both wetland and upland vegetation. . • Removal of invasive species in the area west of the proposed parking lot within the wetland and buffer adjacent to the South Wetland as required by the City of Renton and replanting with native species. • Removal· of invasive plants in the buffer to 'the north and south of the South Wetland followed by interplanting of native species to meet the City's landscaping requirements. The goal of the proposed mitigation is to comply with the stated goals and mitigation ratios of the City relative to compensatory mitigation cited above. To accomplish the overall goal, the functions of the North Wetland will be improved as shown through the following functional assessment. This pre-development assessment pertains specifically to the area of proposed wetland alteration (the South Wetland), whereas the post- development values pertain to the enhancement/wetland creation (the North Wetland) area with the objective of comparing the pre-and post-development values. These conditions should be fully met by the end of the monitoring period. Pre-development (Existing) Conditions (South Wetland): Flood/Storm Water Control: moderate Wetland Delineation & Mitigation Report 12 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I' I I I I I I' I I I I I I I I I I II I . THE RILEY GROUP, INC. Base Flow/Ground Water Support: low Erosion/Shoreline Protection: N/ A Water Quality Improvement: moderate Natural Biological Support: N/ A Overall Habitat Functions: low Specific Habitat Functions: low Cultural/Socioeconomic: low These functions will be replaced or improved over existing conditions in the following ways: Post-Development Conditions (North Wetland): Flood/Storm Water Control: Create additional wetland directly adjacent to a watercourse Base Flow/Ground Water Support: Maintain sheet flows through wetland Erosion/Shoreline Protection: Significant improvement over existing conditions in watercourse channel Water Quality Improvement: Increase vegetative cover Natural Biological Support: ~rovide high vegetative structure Increase plant diversity Reduce invasive species Increase primary productivity . Increase organic export Increase habitat features Overall Habitat Functions: Increase habitat diversity Specific Habitat Functions: Increase invertebrate and amphibian habitat Cultural/Socioeconomic: Unchanged Wetland Delineation & Mitigation Report 13 ~ July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I I I I I I I I I I I I I I I I I I I THE RILEY GROUP, INC. 8.4 PLANTING PLAN The planting plan is shown on the attached Conceptual Wetland Mitigation Plan sheet prepared by DietzHartlage Landscape Architecture dated July 22, 2004. 8.5 CONSTRUCTION PLAN \,\).;. In order to ensure that the following implementation activities occur as intended, a pre- construction meeting shall occur with the landscapers and the project biologist or landscape architect. During this meeting, the biologist shall review the planting material to ensure that it is as specified and that the crews understand the details of this planting plan. Construction (including grading, clearing and invasive species removal/spraying followed by seed dispersal) MUST occur during the dry months, from June through mid October. Planting of potted material must occur in October through November. Planting of bare root material must occur between December and February. In order to create wetland hydrology within the wetland creation area, six inches of soil will be removed. The soil removal will not affect the suitability of the planting medium, as the top soil layer is adequately deep to support plants. Care shall be taken to prevent compaction of soils during the excavation activities. Other details of construction will be provided with the final mitigation plan. 8.6 PERFORMANCE STANDARDS When evaluated against monitoring data, performance standards are used to determine the relative success of the mitigation project. Failure to meet these general minimum . standards "throughout the monitoring period will result in implementation of contingency measures. 8.6.1 VEGETATION STANDARDS Standards regarding the vegetation criterion are broken down by· monitoring year as follows: Table 2. Performance Standards Criterion Year 1 Year 2 Year 3 NATIVE PLANT COVER (%) 30 to 50 45 to 75 65 to 85 Native woody plant cover (%)* 10-20 20-30 40 -60 Non-native, invasive plant cover (see below) (%) Woody plant survivorship 100 80 75 Wetland Delineation & Mitigation Report . 14, July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I' I I I I I I I I I I I I I I I . THE RILEY GROUP, INC. Species diversity (see below) * for forested areas 8.6.2 SPECIES DIVERSITY The following minimum standards apply to species diversity of plants, including both planted and volunteer species, within the various strata • trees = 4 species • shrubs = 4 species • herbaceous = 8 species 8.6.3 PLANT SURVIVORSHIP Plants are considered "dead" when more than 50% of the plant is decadent, with the exception of cottonwood, willow and red-osier dogwood, which will be considered live if any part of the plant is living. Emergent zones will be subject to native general cover criteria only. 8.6.4 CONTROL OF INVASIVE AND NATIVE SPECIES WITH A TENDENCY TO OVERWHELM Himalayan blackberry (Rubus procerus), reed canarygrass (Phalaris arundinaceae), soft rush (Juncus effusus), and common cattail (Typha latifolia) may not exceed 30% cover per species throughout the monitoring period; 8.6.5 HYDROLOGY STANDARDS . Wetland hydrology meeting the criteria of the US Army Corps of Engineers for the Puget Lowlands will be provided throughout the area designated for wetland creation. 8.6.6 WATERCOURSE STABILITY Watercourse stability will be evaluated visually to check observe any evidence of erosion. 8.7 MONITORING Monitoringwill occur according to the following schedule to evaluate compliance with the performance standards. Wetland Delineation & Mitigation Report 15 ~ July 22, 2004 South Parking Lot Project -Rainier Avenue North, Renton, WA Project #2002-061 c I, I' I I I I Ii I: I, I I, I I I I I I I THE RILEY GROUP, INC. Table 3. Monitoring schedule Biannual Maintenance Visits Monitoring Visit Report due to City by: Year I Between June I and July 15 AND Between August I and November 30 Between September I and October 30 September 30 Year 2 Between June I and July 15 AND Between August I and November 30 Between September I and October 30 September 30 Year 3 Between June I and July 15 AND Between August I and November 30 Between September I and October 30 September 30 . The vegetation sampling methodology will consist of inspection of the planted material to determine the overall health and vigor of the installation. Secondly, the line intercept method (Canfield 1941), will be used. Randomly spaced permanent data points will be established along the transect. A table documenting linear density index, relative density, . frequency, relative frequency, linear coverage, relative coverage and importance value for each species in the shrub/tree strata will be produced. Photographs will also be taken of each data point during each monitoring period so that progress can be tracked from year to year. The herb strata will be monitored for frequency, relative frequency, coverage, relative coverage and importance value for each species. Sampling within each data point along the transect will occur within a one square meter area. ,Hydrology will be evaluated by digging soil pits at several points throughout the . wetland creation area to assess soil saturation on the first spring wet season after stream flows have been reestablished through the wetland creation areas. ·-Stream stability will consist of visual evaluation of the channel to document any channelization. Evidence of wildlife use will be visually assessed and recorded. 8.8 . MAINTENANCE PLAN Over the three-year monitoring period, a rigorous semiannual maintenance program will be implemented as needed to eliminate. undesirable plants, and to protect shrubs and small trees from competition by grasses and herbaceous plants. The information obtained during the biannual maintenance visits will be provided to the maintenance crews to direct the maintenance actions. A qualified wetland scientist will be on hand to supervise maintenance activities as needed. 8.9 CONTINGENCY PLAN In order to provide for the contingency that performance standards may not be met during the three-year implementation period, it may be necessary to provide supplemental plantings. Plant attrition can be remedied by evaluating the cause, and replanting with the same or a more appropriate approved species. The landscaping contractor should guarantee 100 percent survivorship for one year from initial planting Wetland Delineation & Mitigation Report 16 July-22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I I I I I I' I THE RILEY GROUP, INC. for losses due to defects in materials or workmanship. All plants that are used for replacement must meet the standards of the initial plantings. The causes of any mortality will be evaluated, and based upon the results of this evaluation, alternate species selection may occur. Thereafter, for the remainder of the monitoring period, 20 percent tree or shrub attrition will be allowed without triggering the contingency plan. Replacement will be subject to the same conditions and be made in the same manner as specified for the original planting. 9. Limitations The Riley Group, Inc. warrants that this study and the mitigation plan are in accordance with generally accepted environmental science practices, including the technical guidelines and criteria in effect at the time this study was performed. The results and conclusions of this report represent the author's best professional judgment, based upon information provided by the project proponent in addition to that obtained during the course of this study. No other warranty, expressed or implied, is made . . Please call us at (206) 417-0551, or contact us by fax (206) 417-0552, if you have any questions or need additional information. Sincerely, President . Attachments Report Distribution Rich Wagner, Bay/is Architects Wetland Delineation & Mitigation Report 17 July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002·061c I I I I I I I I I I I' I I I I I I THE RILEY GROUP, INC. REFERENCES Hitchcock, C.L., and. A. Cronquist. 1973. Flora of the Pacific N0l1hwest. Univ. of"~ Washington Press, Seattle. King County DDES website, http://www.metrokc.gov/ddes/gis/parcell Munsell Color. 1992. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, MD. Reed, P.B., Jr. 1988. National List of Plant Species that Occur in Wetlands: National Summary. U.S. Fish and Wildlife Service, Washington, D.C. BioI. Rpt. 88(24). 244 p. 1993 Northwest Supplement, Region 9, December 1.993. Snyder, D.E., P.S. Gale, and R.F. Pringle. 1973. Soil Survey of King County Area, Washington. U.S. Soil Conservation Service, Washington, D.C. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. Soil Conservation Service, W~hington, D;C. Soil Conservation Service. 1987. Hydric Soils of the United States. In cooperation with the National Technical committee for Hydric Soils. U.S.D.A. Soil Conservation Service,Washington, D.C. u.S. Fish and Wildlife Service. 1993. Northwest Supplement to National List of Plant Species that Occur in Wetlands: Region 9. BioI. Rpt. 88(24). - . Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. Wetland Delineation & Mitigation Report 18 . July 22, 2004 South Parking Lot Project-Rainier Avenue North, Renton, WA Project #2002-061c I , DATA FORM 1 (Revised) Routine Wetland Detennination, (WA State \\"etland Delineation Manual or I ' 1987 COI1JS "'edand Delineation Manual) , ProjecllSile: If/ hacle{f1<eA1b-h Date: I' . Applic:lnt!owner: AI f; at efr o!iCJ/02- 1<i~'Ol ". County: In\'eslit:~lor(S): C.f2;o i11f'\ / St:lte: SITIR: I':,. Do Nurmal Cirtumsl61nces exist on the site? Is the 5ite signific:mtly disturbed (atypic611 situ61tion r~ Is the :area a potenti611 Problem Are.f? 'Expl61n6ltion of arvpic611 or problem area: <§7' no yes @ y~ '(!J9 Community 10: T~nsect 10:, I)P -I Plot ID:.t.r:I'" ~ ~ ',dY " VW~--1 ~A, .. .(,.·t£ ....... ,/ I' , VEGETATION (For stram. iridicllte T = tree; S = shrub: ~ = herb: V = v~ne) Domin61nt PI61nl Species Slrlltum 'k cover lndic:llor Dominant Plant Sj)eCies Slr:ltum , ro~ (}£t.,H,1 Ie-.-:--YO 4c' r rt1((1)r I ;: .'..: , ('r;~rr1 Sh I S "L5 I " • i -I .. C ,I··'t J'-t:t:r ',,/ [( , S· '"I.~~" ," '-0 ;r (.1 C·O I" n ' ' '::-" , ')yJ.-,' d' I • I ;0," , lO I ).-,. , . I,' " ~ h ~.ltltjJ!..-j...-luI/, SiQ-f'C. ,5 /0 I H\1)RQPH\'TIC VEGETA TIOSI~1)ICATORS: " ti:Of domiriantsOBL..FACW~&FAC'/()O '",' I " Check 611lindic::uors that' :lppiy &:. expl~in below: I I , , Visu3Jobservation of pl6lnt spedes growing in , are:lS of prolonged inund:nion/s:ilUr:ltion Morphologic:lI' adapt:ltions. ' Teehnic611' Literature Hydrophytic vegetation present? Rationale for decisionlRemarks: (!;j), DO Physiol~giCaJirepiod~ctive adapl:llions ,Wetland 'pl:mt dambase Personal, knowledge of region611 plant communities Other (explain) " .r. lndk:uor I HYDROLOGY IS it the growing season? @ noWllter Marks: yes ~ Sediment Deposits: yes~' I Based .. : J.J:fi, soil t<mp (recoro "1I1Jl---,) ~rift Lines: yes ~ D,:,in~ge P:llterns:~j no ~~~~-=====~o~t~h~er~(~e~~~pll~a~in~) __ ~' ____________ ~.~, ~~ ____ ~ ____________ ~ Dept.ofinund:ltion:-==-inches r 0(' / . Oxidized Root (Ihoe roots) Loc:lISoiJ Survey: yes e; I '':;>, ,I " Channels <12 in:--~;?) no' Depth to free water in pit: ~ inches v/-erFAC Neutral: "yes ~ Depth to saturated soil: .:....::::::=inches I Check all that apply &. explain below: stream. Lake or gage data: __ Aeri611 photoera.Q.hs: I Wetland hydrology present? Rationale for decisionlRemarks: I (,v~') . ,/ Other (explain): DO Water-stili ned Le:l\'es yes 0 -I,. DATA FORM 1 (Revised) Routine 'Vetland Detennination ('VA State \\"edand Delineation Manual or ) . . 1987 Co s Wetland Delineation Manuan ProjecllSite: Rafn/~.Y-. ,4;e.~~1l ~1·APPlic3nllo~-n~r. Ai !Jtld e(i£ . In\OeSlit:310r(S): (. ~ I"'-A. 00 Nurmal Circumst:tnces exist on the site? rl Is the sitesignific:mtiy disturbed (at)"picill situ3tion r~ l . Is.the;area a potenti:lI Problem Area? Ex larultion ofatv icalor roblemarea: . (j§iJ no yes ® . yes e3 ': .. 1' VEGETATION (For strata. indicate T = tree: S = shrub: H = herb; V =v~ne) . 1... DQminant Plant S ecies ~t~ar r1{tltiV III ~ Stratum' ..... Ck co\'er .~. J . , . to ·.··hCJ Indic3tor Dal~: County: SlOlle: strlR: 8'/1'7/ /)2- /Ctn 7 Community 10: Tr3nsect IO: D . Plot 10: .. ?-L _,.-N-~ Str3tum 1+ ) I Ci-cover ° Indic3tor 10 ~, '1£ . .~ /VI1 . /0 .'.1' ... :==::::==:://::::=:==:= ... = .. :=====:::=::=::::::===m==J~=n=='~=':' ==:/=·==:=·= .. ··=~=o=·. =:=::::: '/l/Sc-' . .ikI-.... ~ ·1 'I HYDROPH\IIC VEGETA nos 1~1)IC.-\ TORS: '. cl:~rdorninan~ CBL F.o\cW.&:~.(cli)O~;:~ ...... ' .. ' .' :IChec:k ail indicato~dlat !lI'Ply &: e'~I~inbeiow: .. ' Visllalobservation of pl3nt speciesgro\\ingin '.0 . '.~.:'. PhysiologicaJlreprochicth"c :icbpt:ltions Wetland pl:mt databaSe . 1 areas of prolonged inund:nion/satumtion .... Morphologic:lI adaptations' '. Personal knowledge of re~ional pl:mt cDmmuriities .. Technical Literature .1" Hydrophytic vegetation preSent? . Rationale for decisionlRemarks: HYDROLOGY Is it thcgrowing season? '.Q · .. no Other (ex lain) . no Water Marks:. yes ~ 1'It. :, . Check all that apply & explain below:,~ ",':;',:< '. '. _Othe'r~!!.xplain): . Stream. Lake or gage data: .•. ~ .. , '.< I I Aerial hot02ra hs: \,t~;·Other. __ i' Wetland hydrology present? . . 1;', Rationale for decisionIRemarks:'"'t DO Sediment DeposilS@~ no' Water-stain~d Lea\oes yes® -I DATA FORM 1 (Revised) Routine Wetland Detennination . (WA State \\"etland Delineation Manuai or I r-Pro~.-~~·e-cllS~it-e:-.-. ~~---.• -.. ...--~. :,:--~_(t.-::::~":,, . .:;19:;.:87:.:..::C::O::I:~,:s=-,'.;..;\..;;·e.;:t1a==n::::d:..::D::;.;e:::li:.::n;::;;;ea:::ti;.;;;o;;;.n .;.;.M~a;;.;n~u_al-.,) r:D;:"a:-:-te-: -. -.;::?:::-/717~;:=;-~"70-2------"'" I App'~.ntlov.,,"r:;4!(i0 d,%--~:::ty: [~ r·~tn~~~.e~st~I~~a~ro~rt~s~): ____ ~ __ ~·~~~~~~~~~--------~-=~~--------____ -1~s~n~IR==:~~~--~----------~ I Do NunnaJ. Circumstances exist on the site? . ~ no . Community 10:. D fD :) Is the site significantly disturbed (atypical situation r~ yes CE9J T~nsect ID: .-.=, Is the ~ea a potential Problem Area? yes ~. Plot 10: N U,.,ll...../ f.v1V -/5 Explanation of arvpical or problem area: I VEGETATION (For strata: indicate T = tree: S = shrub: H = herb: V = v~ne) DominanrPlant Species Stratum Ck' CO\'er Indic~tor Dominant Plant Species Stratum Ck cover Indicator I ./1 -.-' ( .... roo{.ed f"':r~. J 6,0···· 1'1/' . .. ~/~~~~'~~ ___ ~~~V ____ ' ~ ______ ~~ ___ ~~~·~~1_·~/~·,~~·tj~··~·_~~·~/~O~/_·~~~-;~~ ___ ~~~ /-' &-d FltC-i--,- 1~~~~~~r,~~ ___ ·_··~·· __ ~r~~·JX~··~~~~r_.f_~"_' ---"~~-r----~~~ S~ (tfM"r ·.·5 ~VJ+-'AfhIA /2,'/,' 4 ~. JJL-/ ;+-." T 'J72Ic . . , .. I ~.JVVV.r race.S T FArJA I wYr1 oM • g T ..f!rCv'F .. --':<.,' '. I HYDROPHYTlCVEGETATIOS INDICA TORS:'. 9i:;of dolnin~nts6BL FA~;.&:F.~C lOr)': I Check all indicators that apply &: expl~i~~lo"':' .. PhysiologicallreproduCliveadapt61tions We:tlandplant database • .. I Visualobser\"ation of plant species gro\\ingin . areas of prolonged inund:ltion/s61tur:nion . Morphological adaptations Technical Literature' Pe:rsonal knowledge of regiort;ll plant commul1ities Other (explain) I ;. HydrOphytic: vegetation present? ··Rationale·· fordecisionIRemarks: .... (fj) ... I HYDROLOGY Is it the: growing season? -BJ .no .' . W ilter Marks: on yes Q!9J Sedimen~ De:posits: yes.~ Drift Lines: Drainage Patterns: yes \e.g) I Ba.sedon:JI1l. soil tc:mp Crecordtemp ____ -.) . yes & ~ __ ~~-====.:o:::t::.:h~er~(~e.:.xpt::.!ll:::a!!:in:.:.I-----..;...--~-~4.~--__ -~..;,-.---_4_ " ." I· DepL 'of inundation: .' =::.-inches JA h~' .'. . Oxidized Root (live roo~ Local Soil Survey: yes ~ . .; . ~ ! t-::C.;.;h;;:an~n~e.;;:ls;...<.;.;1~2..;;i;.;;n.;..'..,;;·cs;.;...;.(..,;. nn~oo,:-)-+--...;....--~-_--~-I ~ Depth to free water in pit: _inches J" .. :. ~ FAC NeuU'ill: yes e, Water-:staine:d Leaves yesl!i§.> De~th to saturated soil: . -inches 7 I Check all that apply & explain below: Other (explain): . Stream. Lake or gage data: .' _ Aerial photo!lraphs: 1-Wetland hydrology present? Rationale fordecisiorilRemarks: I J IJ Other: yes '.L !Alf! / ./ I~ I DA T A FORM 1 (Revised) Routine Wetland Determination (WA State "'etland Delineation Manual or I .. 1987 Corps Wetland Delineation Manual) Project/Site: .··l<~t rn if /2v~ I · Applic:mt/owner: hi U.# .... J e. t.e . 12...;"--/ r In\'eSli~alor(s): /--'U[1/Z4 . Do Nurmal Circumstances exist on the site? .... .ls the ~ite significantly disturbed (atypic31 situation r~ ·ts the area a potential Problem Area? . Expiarunion ofalV~c:1l or problem area: ~~ ves n yes no I I VEGETATION (For strata, indicate T = tree;S = shi'ub:H = herb: V = v~ne) ... Dominant Plant Species Str.ltum ~ co\"er _. J lA1l1LU. . .... V7 )~~ Dale: County: State: srrlR: Community 10: D.~D _ L! Tr3nsect 10: r I Plot 10: ..... I~~~-~~~~~~~~ .... Sl>n. 1.-~/7).;/JL. ·S"· ... -r I~·~~#h~·~f·_~~.~··~~· .~ ..... ~~"~~~---~/_ ... -r~~+---------~----~--~--~ i~····· .• ~~~·~····.··~._v~~ •.. ~ ..... ~~ ~V~.·~ .. _0_.~~_.~.~,.~ __ ~~~~ __ ~ __ ~ • ·.Blt1f~FI/s·: .. ~O .. ~ i Hydrophytic: vegetation present? Rationale for decisionlRemarks: . .. ,; yes .. .. PhysiologialireprOducti"'e :idaptations . Wetland plant database . . Personal· knowledge of regional plant communities Other (e=!plain) . , .. • ~!.R~~?~:""~@ no W_Marks: yes.~ Scdi=nlo.posits: yes ~ i Ba5ed on: 01Ak·SOiltcmp (record telllp __ ....;....) . ~:ft lines: yes & Drainage Patterns: yes ~i Other (explain): ~ __ ~~~==~~o~t~he~r~(~ex~~~II:ai~n~) ________________ ~.~" -+~~--~--------~---4- I Dept. of inund:1tion: ~nches " Oxidized Root (lh-e roo~ .. loc:lI Soil Survey: yes V 11 • . Channels < 12 in_ yes (no) . Depth to free water in pit: ...:::::: inches ():./!/J /7) FAC Neutral: yes t!§) Water-stain~ leaves yes/nO) . Depth to saturated soil: " -inchesfj ::rr) 1/ . '---"" .. Check all that apply & explain below: , • Sti-eam. Lake or gage data: __ . __ Aerial photoeraphs: Other. .. Wedand hydrology present? • Rationale for decisionIRemarks: . yes I I ProjecllSite: I ' AppliC::lntlov,'ner: In'OestiI:3tor(s): DATA FORM 1 (Revised) Routine 'Vetland Determination (WA State Wetland Delineation Manual or , 1987 COf1)S Wetland Delineation Manuan Rf/~./ -/~ir~ ~~ ~-A1h~ ~. Date: 7/:2~ /c;;z- County: 1/' ,. f'..:-I/LOJ. . St:lte: ./ srrlR: 'I 'I' Do NurinaJ Circumstances exist on the site? Is the site significantly disturbed (atypicill situationr~ 'Is the ¥ea a potential Problem Area? yes Community 10: ~ p " Tl'3nsect 10: V 5' no @ C? PlollO: <5 r . ExJJ.lan:ltion of alVPicill or problem area: . .;.:./, ~ .~~ 7~ .'../.- VEGETATION (For strata. indicate T = tree: S = shrub: H = herb; V = v~ne) ", " Stratum Ck cover Indicator tMP."fv u i ~ '. pt}c);/ \ 'I ' ·v· ," .. ~ FJtW. pj4{1j;. ; ' .. :"--' .' ,.,: Dominant Plant Species A<i~' U I, h:1U1 V . -h.1/~ .. .' I . tu_SI . . '. a./~JA-/ I Stratum" rr '. 1;:)~(6 . ck1 C-. ~, I I .... . H\"DROPHYI1C VEGETAnOS 1l'1)ICATORS: .. .' 9Coidorrii~ants:OBL. FAtw~ &Flc(Pl~ . C:hcCkilll indicat~rs:tha~ :lPply&:~x"l~inbelow: ", ", Visual obsen'ation of pl:lnl species gro\\;ng in .... . Physiologicalh'eprochictive adaptations Wetland plantdatabasc . j Ii-co'"er ').0 ~O T ' . I areas of prolonged inundatiOn/saturation Morphological adaptations . Technical literature' Personal knowledge of region:ll plant communities Other (explain)' . '. " I· .... Hydropb)'tic: vegetation p'resent? .' .®J Rationale for decision/Remnrks:' no .' " Indk:ltor ~ r7tcW Of5L.. I HYDROLOGY lsinhe :ro\\~ing season? no Water Marks: yes ~ SedimenlDeposits: yes/no) e 1 Based on: ~. soil temp (record temp __ -,) ~:ft Lines: yes.G!9J Drai," . .lg.epancrn. s/y@no. ~~~~~'.~==~o~th~e~r~(e~x~pll~a~in~)~~ ______ ~~ __ ~~~~~..~~~ ________ ~ ~ . DePL of inundation: ~ inches Oxidized Root (lh'e roots) Local Soil Survey: yes ~ I Channels <12 i~ no Depth to free water in pit: (~inches FAC Neutral:' yesrnen Water-stain.ed Lea\"cs/yes) no , Depth to saturated soil: ' /.., inches '---/ ~ I Check all that apply & explain below: Other (explain): su-eant. Lake or gage data: _ .' Aerial phot02raphs:Other: I Wetland bydrology present? .;YeS./ I ,--Rati_.o_n_aJ_e_(J~o_r d_C_C_iS_iO_n/R_e_mar_ ... ks_: _____ ~ ___ ~ ______ ~ ___ ___:"---~-------------~-.; ..... "---____ J DO I·::·<~·;~·:·:·. . .. ,:" DA TA t"ORM 1 (Revised) Routine Wetland Detennination (WA State "·etland Delineation Manual or 1987 COrDS "" etland Delineation Manual) ..... ProjecllSite: ../1,-;( I IJ : I . 'T' I li.tl.~ Date: 2-//2f ( ..... :," Appli~nllou .. n~ In\:esti!:3tor{s): c.. (3Jo~ /<.t~ County: St:lle: SfT'IR: .. :. ;-, : Do~nrmal Circumst:1nces exist on the she~ ~' no Community 10.: A / J I:·: :', . ~: '.~ :..:. : .:! : .':. ! I '· -.' :' . '! Is the site siptific:ultly disturbed (atypic:1l sjt~tioi1l-:' yes CiiiY T~nsect ID: I v. Is the :u-ea a potenti.lI Problem Area"! yes . ® Plot ID:' r A' . . J, -..;:..;--... -, ....•.. : 1-Exl)larmtion of ~"iQ) or l)roblem area: . /At.. IX VEGETA nON (For Strata. indic:ne T = tree~ S = shrub: H= herb: V = vine) ". U I "'. :.:-.:'; I· '.:' .......... I,····· I ·i. I> .. I' '1':··· :::, :.:". ,'.:; I··,:, ,,~ ':,.: ... : ... : .... ~> ...... > "..: ... . -':, '.'. I I. I I I I'.:,' , ..... . :~ . • M" • . . "~ ~~ .. cnv-~ WIt- St~tum Ckco\'cr In~ic:lt~r' Dominant Plant Soccies Oomin:1nl Pl:1nl Species St~tum li-I :i .'", .... 'U .~ : ;.' ." . ~ I I I ' . ;'<:J~n p' , " ~ l'vrT .~ ..J+-":~IO .. JJ'--,J~~t.~ .~ ... ,: . m"DROPHYTle\~qETAnOSL'"DICATORS: () . 'j' .CjC' ~f~~nanG OBLFACW. &FAC (00 ...... '. . ."",.," . . . . . , ,o....!~. 'T'Cbeckall iDdieuors that:1pply &:~xp~~inbelow: t· " . .... i . VISual ob~.won of pl:1ntspedesgro\\;ng in ...... f are:lS of prolonged inund:nionls:ltI1r:11ion ! '. MorphologiQ) adapt:1tions . Te:bnic:al.Literature " :~<·'.~!d·· '. HydrophytiC·vegetationpresent'! .. -'i ,Rati.onaJc fordecisionIRem:uks: ~ . ! ",~ Physiologic:alJreproducrh,oe adapt:1tions. W.:tland plamt database P~nal knowledge of re~ion:ll plant communities Other Ce=<plain) .... DO "~'~"~"~:~"~"~~~~~------~--~----~----~--~~--~--------------~--HYDROLOGY ". ~ ! Is it the growing se:tSon~ . yes @ Based on: .. ~SOil [~mp (reco~temp _' __ ..J) other (explain I DepL "of inund:1tion: _1_· inches Depth to free water in pit: ~ inch.:s Depth to satl1r:1ted soil: ~ inches Check all that apply & explain below: Strcain. Lake or gage data: __ . Aerial photo2raphs: Wetland hydrology present'! Rationale for decisionlRemari.:s: yes Other: DO Water Marks: on Drift Lines: yes e; yes ~j Oxidized Root (lh'e rootsJ Channels <12·iri. \'CS ~o) F AC Neutral: yes C§> Other (explain): S~diment t: D~in:lge P; . toe:!.! Soil ~ I DATA FORM 1 (Revised) Routine \Vetland Determination. (\VA State. "" etland Delineation Manual dr . . 1987(;0" s'\,"etland Delineation Manual) fl." W/L' c· Z.//~°tf .. iulh!d" Applic:lIu/o~-r:a~ . County: 1:.~:' ~ ....... kt~·;.· Po NortJW Citet.lInst:mcelO·exist o[l.the site? IS the Site Siptificmtly disturbed (atypici11 situation l~ Is the:.rea a'potenti:al Problem Area? -i:amtionof at\'oic:iJ or roblem area: St:uc: srrlR.: VEG~ATION (ForStrata.indi~~=.shrub;H~~) ~~ .. Wl'--..... Domin:ant Plant Soecies Stratum ~ CQ\'er In~ Dominant Plant SDecies St~tum 'K co\"cr. r .!tJ :. ++ ----I ~() /0". . . -_ ... --" I .... 5;. 10 -r. Of3,L -r 10 ·v L/o<. W-' .' . ..~J.O 'HYDROPHYTI VEGETAT10~ L'"DICA TORS:' . . ~ordominantSO~LF~cW.4: ~"~tl0o.·.· ... ' . ' ...... ; .... .'. "-..... .... .' .'. . Cbeck:illindialOrS th:at ~Jy &: exp13in belo\a,': VlSual obsen-:nioD of pl:ant species gro\\ing in are:as of prolonged inund:ationlS6ltur:uion .. ' MOrpbolopc:a1 adaptations. . . Tedutical' LiteratUre . Hydropbyticvegetation present? ' .. ~onale for .dccisic:ulIReiD:zrks: '", . "." . ··Is it the pt)\a,;ng se:J5on? yes rS§5 DO Based on~ ~SOil temp (record temp _. __ -l other {exolilin I . ~inches -. Physiologicallreproduah-.ewptations •. \\" etland pl:ant daIabase . . '--"-" .' . ',f." T·· P~nalkDowlcdge of repon:al' plani communities Other (cxolain) . Willer Marks:' yes on Drift Lines: Oxidii.edRocit (live. roo~ Channels <:12 in. \'es fAo) F AC Neutral: . yes no Other (explain): Sediment DepOsits Loc::11 Soil Survey: Other: __ yes DO no I ,----_ .. ! .. WETLAND BOUNDARY MAP I I· I : ....... : .. . -'. I; I ··:··:, -"""': .::;.: .. ....... . ..... ; . : 1:;:~:i:l:i:1~~:~:i:~:~:;:i:~:~:~:~:~:1~ ~~~D;> :. :.'.: .. ::::::::::!:::::::::=:::::::::::::::::-' . ': -.. ; ,.,: -~ ; .. -.-<::> . ..." --2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # JJf;-1!i l!j~~~. Staff cf?mikA-Date 9./1 q .10 2-", Lobttion S· I R NlA = Not Applicable. Nil = No informationavailClble Table 1: Detennini Absolute Size Wetland Loss in Basin Size Relative to Other Wetlands in Basin (on NWI :;; Buffer Size Buffer Condition av: size . > 200 feet .. ':>J-' . > 60% disturbed < 20% disturbed . Relative Size .. ' If score is'~ en give the question a 1 tK»re/5 Function Flood! '··StOrm Water ", Co~trol." GroundWater Support , H score is 1.5 to 2 then give the question a 2 ····7·/~ . If score is 2.5 to ~3 then ·ve the . uestion a 3' . ~ size c:umuIaIIw scare (see Table 1) ~1Iv8Itne.or~~ .' . _ <: 10% for8stad cowr _ UiXxliSb~oadaull8t .',.. ,., . · Z'b:ided k1 ~113or the drainage ~SiZuumuIauw scare' (see Table 1, ;/'" rtv8rtne.Gr shaDoW dep1assIon " '. LJOcatad Inlowar Uiofthe drai18g8' _ temporally tIooded or saIUrated . .. '/ V\Rmtl . , _sparSe ~rbs or no veg aIoI1J , ",/,,' , ',OHWM ~we1Im1d extends < 30 m .fIOm·' ....:. ~.amWaa1he score (see Table 1) _SIze c:umuIaIIve score (see Table 1) _nikHIaped wetland. ....:. .Iake,depr E S I J -Ai, headwaters.bogs _1ocaIBd In mIddI8 113 of 1hIt drai'1age , _1ocaIad In upper 113 of the chInage ~ seasonally or semJ.perJnanenIly,' , _._ permanei-dIy ftooded or,saIIBaIBd: lIoodadar 8aUaIed or Intsmdllen1ly expOsed 20 tD40%OBL >40%0Bl , . ~cIense woOd or wg along OHWM .' 200QWetland and Buffer Functions and Semi-quantitative Periormance Assessment Attribute Low (1 pt.) Configuration ?tare-~l1a~ Drainage Basin Size . ~2Jlcres..;-J Ourlet Unconstrained Input Groundwater only Basin Condition '<20%' , impervious . Plow Contained .:- _low invertebrate habitat '. __ low amphibian habitat ~~habItat :- (max 15) _low mamm8J habitat _low bird habitat Medium (2 pts.) High (3 pts.) iotal Shallow bowl-. Deep Bowl-I shaPed shaped 2-5 acres > 5 acres -.-I Semi-c.onstrained r-COOSttamea. p g Surface flowan~ 'sUtface nOw (,J:!rou,ndwateT"'"' 2--. : .' '. 20-40 % C->40%;:J ,.8 .. impervious \ impervio " . score/S , ~stz8 a.rnuIatIve score (see Table 1) ___ tdm! habitat diversity . r· .. · ... ~/hIgh sancIU8Iy or refuge rnodBrate lmeI1ebIate habitat ~ ampttiIn habitat . ._",--fiSh'habItat _high 1nYartebrate. habitat _high amphibian habitat . ~moderaIe manunal habitat _moderate bird habitat . . _high Ish habitat .t;:=m h8bHat 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Wetland # 5arrA / (;JdfJAA~_ . Staff C?~~ . Date <£5i Iq /O~ ... ' :.". . I I 'Locatio~ SIR Table 1: Determini Absolute ,Size Wetland Loss in Basin Size Relative to Other Wetlands in Basin (on . NWJrila s .' .Buffer Size Buffer Condition . Relative Size Function . ,:.,' . , . . N1A ='Not Applicable, NIl = No information available < 20 % . > 200% of SlZe > 200 feet. < 20% disturbed If score is ~ 1 then give the question a 1 . . Ifscore is 1.5 to 2 then giVe the question a2 Jfscore is 25 to ~3 then "vethe uestiona 3 .' . ecore/5 ~ c:iJmuIaIiva score (see Tabla 1) ~ SIze CI.IIIIUIaIIv8 score (see Tabla 1) -~.: ". : ....... mIckIoped weiland.' . --.; lake,depleissIoias, headwaIers,bogs I .'. " " ..... ··.G~oUndW8ter . ___ S1z8 cunulalive san (see Tabla 1) ~~"==-I I" I·" I···· Support. _ temporaDy 1Ioodedoi saIUrated .. ~. . <20%osl' . ".rd*~. •. ,Water Quality ~rapldftowthroughslte. :'Improvement _<SO%WgCXNer _<20% shoreline deYeIoped ,.~ middle 113 of !he draNge _ .. ' or semi-pennanently '. . tIoodad or saIInted.·· . 20 m 4O%OBL . ~sparSe' ~ orveg along OHWM . ". ' .. :~ . . . . . wetland exter1ds 30 -60 In trom '. . -.... ",. OHWM "_20 to eo% shorelite deYeIaped _modeiate ftow.1hrough site _SO-80%CXNeI' . _20 to 50% of basin ups1ream from ._1oCatBd In upper1S of1hechlnage . _" p8rmanenIIy IIooded or saturated, . or lntfHmIIJanIIyexposed >40%OBL . . . __ dense woOd orveg siang OHWM _wetland exlends > 200 m from . 'OHWM _<20% shoreline deII9Ioped _Slow lIow ttuough site '. ~.% wg CXMII' Z ~ of basin upstream from wetland Is deYeIoped result from Table 2 2000 Wetland and Buffer Functions and Semi-quantitative Performance Assessment Attribute Configuation Dainage Basin Size Oudet Input Basin Condition Plow Contained. ... Natural·· ..... Biological·. Support Low (1 pt.) I CJ'I3te-shapfO_ < 2 acres· Unconstrained Groundwater only <20% impervioUS .. ~buII8rs very disturbed· . . pOinIs I CZ' . _lsoIaied tromupiand habitats . Medium (2 pts.) Hia'h (3 pts.) Total .shallow bowl=----Deep Bowl- shaped . shaped ['2-5 acres---I\ > 5 acres Semi.;. . ..l r:-consttained ....... ) Suiface flow and ~ Surface How \. ,~. .. ,.,.. 20-40 % C::;400(~-~ .. ··impervious unpetVlOUS score/S '-mod~. -.=.xn ..... _... (see.IoI":'~ 1) _slzecurnulatlwscore (see Table 1) ~mod ... __ .U uUllan. '_ high COIinec:tMly to I/eg'd buJfers Zof vagetaDon.. -~ WgstrUc:ture _permanent surface.water _opBn.waiar poolS through ~... . ~two tiabiIat types .. . ~3hab11at types . ".)pAS PON PEM PSS PFO EST . PAS POVV PEMPSS PRl EST ~mocI8.8te plant ~ (1';15 spp) . ~hlghpla1tclvarslly <> 15 spp) ~ 10to 50% ~sp8c:.iIs _ < 10% ~ species ~modEInd8arganklaaUnuldon~hIgh ~~ .;..;.moderate organic export_high OrginIcitxport-. ... ~~ .•.... :=.~~~ Lparlallyaxuieded to upland hablt8ts ~ well cD!ul8Cted to Upland habitats Jt'size·curmdatIve score (see Table 1) ~~~ ..... . _... size a.muIaIIve score (see Table 1) ....;.,high habitat diversity _ .. sanctuary 01' refuge ~hIgh sarituaryor refuge. II· .••..•.... F:::::!. ~== ~== =:=:= . . .•.. poInIs q ~Iow mammal habitat • _.,,-ate mammal habnat _high rnamrTtaI habitat (max;; .... ~Iow bird habitat ~moderate bird habitat . . _high bird habitat I .. I!:::====================================.I I·· I II I, I I I I I I I I I I I II I ,I ,I .1 II --- _ ..... AUC __ RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS DEVELOPMENT PLANNiNG Ci'TV OF RENTON DEC 072005 RECEIVED , Tranaportation Planning & Engineering City of Renton Prepared for Mr. Jack Alhadeff JDA GROUP llC 95 Tobin St., Suite 201 Renton, WA 98055 Novernber14,2005 Prepared by Mirai Transportation Planning & Engineering 11410 NE 122"d Way, Suite 320 Kirkland, Washington 98034 Telephone -(425) 820-0100 Fax -(425) 821-1750 I I I I I I I I I I I I I. I' I I, I. I' .. , I. Transportation Planning & Engineering Mr. Jack Alhadeff JDA GROUP LLC 95 Tobin St., Suite 201 Renton, WA 98055 Re: Rainier Station Mixed Use Development Traffic Impact Analysis Dear Mr. Alhadeff: November 14, 2005 We are pleased to submit this traffic impact analysis (TIA) for the proposed mixed use commercial development consisting of a total of 51 ,284 square feet. This development is located on Rainier Ave. N., between N.W. 6th St. and N.W. 7th St. in the City of Renton. This analysis is based on the September 1, 2005 memorandum and the preliminary review comments contained in the pre-application report submitted by the City of Renton on September 8, 2005. Copies of the pre-application comments and the September 1, 2005 memorandum from the City of Renton are attached in the appendix. This analysis is also based on our August, 2005 Rainier Avenue Corridor Transportation Study, conducted for the City of Renton, and the July 8, 2003 Boeing Renton Comprehensive Plan Amendment Draft EIS, prepared by the Boeing Company. This analysis is also based on our transportation engineering experience and work conducted for similar types of projects in the City of Renton in the past. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the proposed site and the surrounding street network. The project site is located along the west side of Rainier Ave. N., between N.W. ' 6th St. and N.W. 7th St. in the City of Renton. Rainier Ave. N. is designated as a Commercial Arterial (CA) on the City's Zoning Map and the project site is located in the Rainier Commercial Corridor. Figure 2 shows a preliminary site plan. The site plan shows the location and layout of the proposed buildings, internal circulation, surrounding parking and the proposed accesses onto the public road system. The project site includes four parcels totaling approximately 3.5- acres in size. " The project proposes to construct three buildings totaling 51,284 sq. ft. for potential use as a grocery market, retail and office space, and a restaurant. The proposed height of the buildings ranges from one to three stories. A two level parking structure is also proposed to be located on the west side of the site. The development's proposed parking lots would provide a total of 199 parking stalls . C:IProjectsITIA\RentonIR0611805 Rainier Station TIA report.doc Mlral Associates, Inc. _ 11410 NE 122nd Way, Suite 320 -Kirkland, WA 98034-6927 _ 425.820.0100 -t _ 425.821.1750 -f I· I I I I I I I I I I. I. I~ I: I I, I. I~ I.J Mr. Jack Alhadeff JDA GROUP LLC November 14, 2005 Page 2 The development is proposed to be constructed in three phases. Phase 1 of the project would construct Building 1 (the southern most building) and the complete site work. Phase 2 and Phase 3 of the project would construct the remaining buildings. Three access points have been proposed, two for access into the parking area and one at the north end of the site for delivery trips only. The site presently has three existing buildings. One of the buildings is an auto detailing shop and the other two are used auto sales facilities. The middle building (Renton Auto Center) is 7,129 square feet in size. The north building (Leroy's Auto Sales) is 2,880 square feet and the south building (CNK Auto) is 5,325 square feet in size. EXISTING ROADWAY CONDITIONS The City of Renton generally follows state guidelines to classify its streets. Based on function, all streets in the study area are deSignated either as local streets or one of three levels of arterials. Principal Arterials connect major intra-city activity centers. They serve high traffic volumes at relatively fast vehicle speeds and therefore provide less direct access to adjacent properties through driveways. The following study area streets are principal arterials: • • • Rainier Avenue from South Grady Way to the north city limits South Grady Way through the study area S.W. Sunset Blvd. west of Rainier Ave. South • . South 3rd St. east of Rainier Ave. South • South 2nd St. east of Rainier Ave. South • Airport Way east of Rainier Ave. South • Logan Ave. N., north of Airport Way • Talbot Rd. S., south of S.W. 7th Street Minor Arterials provide links between principal and collector arterials. They carry moderately high traffic volumes at slower speeds than on principal arterials. The study area includes the following minor arterials: • Renton Ave. S., west of Rainier Ave. South • Logan Ave. S. from 3rt! St. to Airport Way The existing traffic control, number of roadway lanes, number of approach lanes at intersections, and other pertinent information are shown in Figure 3. Rainier Ave. N., adjacent to the project site has two vehicle travel lanes in each direction and a center two-way left turn lane. Rainier Ave. N. also has bike lanes in both the northbound and the southbound directions. The posted speed limit adjacentto the project site is 35 mph. C:\ProjectsITIAIRentonIR0611805 Rainier Station TIA report.doc I· I I 1 1 I I I I 1 I I I I I I, I, I ,j I.: Mr. Jack Alhadeff JDA GROUP LLC November 14, 2005 Page 3 ACCIDENT HISTORY Table 1 shows a summary of the midblock traffic accidents and the intersection traffic accidents from 2000 to 2002 at the locations in the vicinity of the proposed project site. The accident rate, in addition to the actual number of accidents, is per million entering vehicles. This rate indicates the number of accidents relative to the volume of traffic at those locations. Based on our experience, an accident rate of less than one is generally considered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. Based on the accident rates calculated and our field review, there is no apparent accident problem susceptible to correction at the intersections in the vicinity of the project site. The City of Renton's traffic accident data for the Rainier Avenue corridor from 2000 to 2002 are summarized below: • 9ver the period of three years, the Rainier Avenue Corridor experienced 24 -30 mid block accidents per year and 114 -134 intersection accidents per year. • The segment of Rainier Ave. N. from Airport Way to Northem City limits experience a total of 17 mid block accidents. • The intersection of Rainier Ave. S. and Airport Way recorded the greatest number of intersection traffic accidents, 51 accidents over the period of three years. The majority of the intersection accidents were rear-end collisions. • Rainier Avenue South was the north/south street with the most high accident locations. These locations included the following cross streets by highest rate: South 3rd Place, Southwest Grady Way, Southwest Victoria Street, Airport Way, Southwest Sunset Boulevard, South 7th Street, South 4th Place, and South 2nd Street (SR-900). A copy of the accident rates at these intersections is attached in the appendix. TRIP GENERA TlON A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. Trips generated by development projects consist of the following types: Pass-by Trips: Diverted Linked Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination on the adjacent street. Trips from the traffic volume on roadways within the vicinity of the generator but which require a diversion to another roadway to gain access to the site. C:\ProjectsITlAIRentonIR0611805 Rainier Station TIA reporLdoc I· I I I I I I I I I I I I I I j 1_. I -, 1-, -~ I, Mr. Jack Alhadeff JDA GROUP LLC November 14, 2005 Page 4 Captured Trips: Primary Trips: Trips shared by more than one land use on a single development site. Trips made for the specific purpose of using the services of the project. Table 2 shows the vehicular trips generated during an average weekday and during the AM and PM street traffic peak hours for the proposed project. The trip generation values are calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip , Generation, Seventh Edition, for Specialty Retail Center (ITE Land Use Code 814) and New Car Sales (ITE Land Use Code 841). The rates in Trip Generation account for all site trips made by all vehicles for all purposes, including employee, customer, visitor, and service and delivery vehicle trips. The trip generation rates for New Car Sales (ITE Land Use Code 841) are used to represent the bips generated by the existing three buildings. Although one of these buildings is currently an auto-detailing shop, this land use change occurred only two to three years ago and previously, this building was also used for car sales. Therefore, the trip generation rates for New Car Sales are used for analysis for all three of the existing buildings. The Pass-By rates shown in Table 1 are per the ITE Trip Generation Handbook, March 2001, or were assumed based on our past engineering experience. This project would provide both retail and office space with a potential restaurant. It is also located on Rainier Avenue N., a high traffic volume principal arterial street, which is shown to carry approximately 1,900 vehicle trips past the project site during the PM peak hour. Therefore, our pass-by rates appear appropriate. This trip generation analyzes both the entire existing land uses and proposed land uses under a single land use code, New Car Sales for the existing condition and Specialty Retail Center for the future condition. Thus, the captured trips are accounted for in the trip rates used and are not subtracted out separately. The net new project generated trips are determined after subtracting the existing trips due to the existing auto sales buildings from the projected new retail center. The proposed project is calculated to generate 20 net new trips during the AM peak hour, 60 net new trips during the PM peak hour and 1,154 net new trips during an average weekday. TRIP DISTRIBUTION AND ASSIGNMENT Figure 4 shows the estimated trip distribution percentages for the proposed project. The trip distribution is based on the existing PM peak hour traffic counts conducted in 2003 as shown in the Boeing Renton Comprehensive Plan Amendment Draft EIS report. Copies of these 2003 counts are attached in the appendix. CIProjectslTIAIRentonlR0611805 Rainier Station TtA report doc I· I I I I I, I I I I, I, I. I, I: I, I, I .. , I~ IJ Mr. Jack Alhadeff JDA GROUP LLC November 14, 2005 Page 5 Figure 5 shows the net new projected-generated PM peak hour trips assigned to the road system in the vicinity of the project site. These trip assignments are based on the trip distribution percentages shown in Figure 4. SITE ACCESS AND PARKING REQUIREMENTS Site Access The existing site has four accesses onto Rainier Ave. North. The City of Renton indicated that the site access points within the Rainier Avenue Business District are to be consolidated. Therefore, the developer proposes only three access pOints onto Rainier Ave. N., two for access into the development's parking areas and one at the north end of the site to be used for delivery trips only. Rainier Ave. N. also has an existing two way left tum lane adjacent to the project site. Additionally, we field reviewed the available sight distances at ttie proposed site access locations. Rainier Ave. N. is a straight and level roadway adjacent to the project site and sight distances of over 600 feet are available at the proposed site accesses. Therefore, no sight distance issues or site access conflicts are expected onto Rainier Ave. N. at the proposed site access locations. Parking Requirements The City of Renton parking regulations require a specific number of off-street parking stalls based on the amount of building floor area dedicated to each land use. We have assumed the site to have one land use type, a Specialty Retail Center. Thus, based on the Rainier Avenue Business District regulations, the requirements for parking would be based on the following ratio: "Shopping Centers: A minimum of 4 to a maximum of 5 spaces for every 1,000 square' feet of net floor area. " With the conservative assumption that 15 % of the floor area will be covered by the exterior walls and common interior areas, the net floor area to be considered for calculating the minimum required parking spaces is 43,592 sq. ft. (51,284 x 85%). Therefore, per the available net floor area and the City of Renton's parking requirements, the proposed Rainier Station development would be required to provide a minimum of 174 parking spaces (4 stalls/1,OOO sq. ft. x 43.592 sq. ft.). The site plan currently proposes a total of 199 parking stalls and thus meets the minimum parking criteria. C:\Projects\TIA\Renlon\R0611805 Raimer Station TlA report. doc I I I I I I I I I. I I. I, I: ... I, I I, I .. I.J II., Mr. Jack Alhadeff JDA GROUP LLC November 14, 2005 Page 6 TRAFRC IMPACT MITIGATION REQUIREMENTS The City of Renton requires payment of a transportation mitigation fee prior to the issuance of building permits. The transportation mitigation fee to be contributed is calculated based on $75 per each new average daily trip attributable to the proposed project, with credit given for previous development on the site. Therefore, the calculated transportation mitigation fee is $86,550 ($75/trip x 1,154 net new daily trips). CONCLUSIONS AND RECOMMENDA nONS Based on our analysis, there would be no considerable impact on the operation of Rainier Ave. N. or any surrounding intersections due to the addition of the project-generated trips. Thus further review should not be necessary. Based on our analysis, we recommend that the proposed Rainier Station project be approved with the following traffic mitigation measures: 1. Construct the project site and site access in accordance with the City of Renton standards. 2. Contribute $86,550 ($75/ADT x 1,154 net new daily trips) as a transportation . mitigation fee to the City of Renton. If you have any questions, please contact Mikhail (Mike) Ekshtut, E.I.T., via e-mail at sgtmike@miraiassociates.com , or call us at 425-820-01 00. I can also be contacted at dave@miraiassociates.com. NR:me I EXPIRES 816107 Very truly yours, Mirai Transportation Planning & Engineering David H. Enger, P.E., P.T.O.E. Senior Associate C IProjectslTIAIRentonlR0611805 Rainier Station TIA report.doc I· I I I I I I I I I I I I I I, I, I. Ii I. TABLE 1 TRAFFIC ACCIDENTS AND ACCIDENT RATES FROM 2000 TO 2002 RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS Rainier Ave. S. RaInier Ave. S. Rainier Ave. S. Airport Way to T1'P8 of AccIdent atS.3rdSt atS.2ndSt at AlI"DOf't Way North Ci!)' Umlts Total 2000 Approach Tum 2 2 1 5 Backing 0 Axed ObjectIParked Vehicle 1 1 Head On 0 Other 0 PedesbianlBicycie 1 1 2 Rear End 4 9 4 3 20 RIght ·Angle 2 3 3 8 Sideswipe 8 1 1 2 12 Total 15 16 10 7 48 f .. --",,,.-..... "'-~~ ~.,.,~y:r~= ~~~::t.~~:;l ~'17".[Jr.r~ .... == r>~""""""", -• ..".,...,~ =-~~ .~ ~.rt ~ -.~ .. ~'-'"'!."'i~l~l~.:~~ ... 'r ~~:e..~~~1.:.~~s. '( .:.J,,~.'" ~~·<.,.~.{t~ ... :: o~:r;r.l~ ~~~~~" ~~ r~ ~ ~~ ~_ ~~.~ . .:~_:.:J=~.~ L~~ IAPproach Tum 3 1 3 7 Backing 2 1 3 Fixed Object/Parked Vehlde 1 1 2 Head On 0 Other-1 1 PedestrianlBlcycle 1 1 Rear End 12 3 11 1 27 RightAngle 1 5 1 1 8 Sideswipe 1 5 5 2 13 Total 18 15 23 6 62 ~~~~~~~~W~ I I 2 2 Approach Tum 1 5 6 Backing 1 1 Fixed ObjectIParked Vehicle 1 1 3 5 Head On 0 Other 1 1 PedesbianlBlcycle 0 Rear End 4 12 7 23 RIghtAngle 1 3 4 8 Sideswipe 6 1 2 1 10 [Total 13 19 18 4 54 n';"~':~i~~~~~~~~~1~ ik~~~~ "'"= ,.u~-==== ~ ~~JiI~~-~;:;~~~~ <dii _ ~ ~~ NOTES: * Accident Rate=Annual AccIdentsIAnnual Entering Vehicles Volumes/One Million vehicles Mlral TlIlnaportalion Planning Eng~18BN19 11/1112005 c:\Projects\TlAlRerdDn\Accldent HIsIDIy.xla ·-l-,-. - Retail Center (ITE 814, I ExIt % ,,-,. -.-.- .-- -- TABLE 2 TRIP GENERATION RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS 51.28 1000 gsf IT=44.32(X) 1,136 1,136 2,272 T=1.03(X)" 33 50% 50% 61% 30% 341 341 682 15% 5 795 795 1,590 28 15.32 1000 gsf I T=33.34{X) 256 256 512 T=2.05 (X) 23 50% 50% 74% 15% 38 36 77 15% 4 218 218 436 19 880 880 1,780 10 21 39% 3 18 8 26% 1 7 13 --- 54 T=2.71 (X) 61 44% 8 33% 20 46 41 31 T=2.64 (X) 16 39% 5 20% 3 26 13 23 45 A vehicle trip Is defined as a single or one direction vehicle movement with either the orlgln or destination (exiting or entering) Inside the study site. - 78 56% 26 52 25 61% 5 20 53 These trtp generatloi1 velues account for all site trtps made by all vehicles for all purposes. Including employee. customer. visitor, and service and delivery vehicle trtps. The trtp generation Is calculated using the trtp rates per the Institute of Transportation Engineers (ITE) Tdp Generation. Seventh Edition. 2003. unless noted. " Baaed on ITE trip generation rate for Shopping Center (ITE 820). Pa88-by trtp rates shown are from or based on the ITE TrtD GeneratIon Handbook. 2001. or per our 8ngIneering estimate. - 139 46 93 41 8 33 98 MIraI TI8/1SPOI18IIOn PlannIng ElIglneel1ng 1111112005 C:\ProjecIs\T\A\Ren1Dn\TrIp GelleraliollJds - 1.---------------------------------- I1ft' I I I I I I I I I I I I' I . I -y . NTS , 'P.R,o:r~c.. Ii: '-'51,rE· : i]~ -'! . i ' • !u' z ~: ii(, ~, ,cr ,z i ;1 I " .: , 'I, .A. ,.:. -, , '- '. .. ~ •••••• J "". : "Reproduced with pcmlaalon granted by lHOUAS BROS. YAPSe. Thle map Ie cop)'l'lghted by lHOUAS BRos. MAPSe. It Is unlawful to copy or reproduce all or any part thereof. whether far per8CII1GI use or resale, without permlealon. All rights resenacL· I~~---------------------------------- I' _J I, ----- i'vl i I Cl i -------- Tf'enepo...-clan Planning & EnGIneerinG VICINITY MAP RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS FIGURE 1 :i----w---- I I I I I I I I I I I. I' I I.. \ \ \ \ \ \ -- y - \...----- .--- w 0::: ::::> (!) N L1. t- Z W ~ a.. o ...Jen w->en w>-O...J Z w~ <l en <C. -1 ::::> t- o... A@ () w X <C. .1---a.. en ~ ~ Z() 0-_L1. S~ en I- 0::: w .-z ~. I· I I I I I I I I I 1-' I 1-, I' I I .-, NTS LEGEND @ Traffic Control Signal --Approach Lane and Direction AIRPORT WY. -:!J $: ~--"~ __ 4-__ --':S~, 2ND ST. 1~r--=:::--L ____ 2.:S, 3RD ST. S.W. 7TH ST. I,~L---___________ ---' ~M' -\ I I r a I :"i----------------- T .... ensporeatlon Planning & Engineering EXISTING ROADWAY CONDITIONS RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS FIGURE 3 I· I I I I I I I I I I' I' I· I" I I , . ~ 11111 NTS w ~ 0::: W (J1 Z -! -oe.~ ~ t <ft. AIRPORT WY. ~ ---11% 20%-- --5% S. 2ND ST. ---5% t 1% 24% ~ ~'o --\ ......... ~3M;%~::.--!l---2:S. 3RD ST. ~ '7 4% __ 6\..\10. ~o'o S.W. 7TH ST. ---1% LEGEND xx% Trip Distribution Percentage X -PM Peak Hour Traffic Volume & Direction I: u' L-__________________________________ --J :M r~ -1- T .... enspo,..tlPl'C't:ln Planning & Engineer"lng PROJECT TRIP DISTRIBUTION RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS FIGURE i 4 I· I I I I I I I I 1 NTS I -PROJECT-GENERATED NET NEW PM PEAK HOUR TRIPS: ENTER: 28 (47%) EXIT: 32 (53%) TOTAL 60 I. LEGEND --Approach Lane and Direction S.W.7THST. ~ w ~ c::: w z ~ ~~m ~ ).\. 3 ) 1--' t AIRPORTWY. 6--' to 1-- TOTAL NET NEW DRIVEWAY VOLUMES S. 3RD ST. I': .> l---------------------------_______ ---l I_~ I' T .... anmpl'""'lf""'eaClon Planning & Engineering NET NEW PROJECT-GENERATED PM PEAK HOUR TRIP ASSIGNMENT RAINIER STATION MIXED USE DEVELOPMENT TRAFFIC IMPACT ANALYSIS FIGURE 5 I I· I I I I I I I I I. I' I' ,.1 I' -,j I' d I' w I' .j I' '-' APPENDIX I· I I I I I I I I I I I I I I' I. I; IJ I~ DATE: TO: . FROM: SUBJECT: PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT M E M 0 RAN D 'U M September 1, 2005 Ameta H~~er, Development Services Bob M~sportation Systems Division Rainier Avenue North Mixed Use Project Between NW 6th Street and NW 7th Street Nancy Weil provided a Project Narrative and Pre-Application Site Plan (dated August 10, 2005), for the subject proposed development project and requested that we provide you with our input regarding the scope of a Traffic Impact Analysis (TIA). A review of the information from Nancy has resulted in the following comments: • The TIA should provide site generated traffic volumes, and distribution and assignment to and from the development site. • The TIA should include an analysis of the impact of the site-generated traffic at the two main driveways on Rainier Avenue, including traffic volume capacity, available sight distance~ and accident potential, particularly for vehicles entering the site from Rainier Avenue. We are concerned with the short on-site queuing space betWeen Rainier Avenue and the entrance to the proposed parking lots abutting Rainier Avenue. • The project narrative or site plan did not provide information regarding how much of the total 52,100 SF of proposed development would be allocated to the various anticipated uses (i.e., grocery market, retail, office and potential restaurant space). Therefore, it was not possible for us to make an estimate of traffic generated by the site. Once this info~tiOil is known, along with traffic distribution and assignment, a capacity (level of service) analysis may be required at the Rainier AvenUe/Airport Way intersection. • Also, once traffic generation distribution and assignment is known, a signal warrant analysis may be required at one of the site driveways on Rainier Aven~e. Cc: Nick Afzali, Transportation Planning & Programming Manager Karl Hamilton, Transportation Operations Manager Nathan Jones, Transportation Planning Nancy Weil, Development Services File I I I I I I I I I I. I. I, I. I, I, I, I' .~ I .. I~ DATE: TO: FROM: MEMORANDUM , Fire Prevention, Economic Development, U""';i ... ,... Planner Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: 'Ba.tou 6::Mu;.n LOCATION: . 05't., fa2/ ~-{~ Are: S PREAPP NO. P/?f{()5-J/B A meeting with the applicant has been sched'yled for 2. ... ~ , Thursday, ~'pt fs-\:-"", in one of the 6th floor conference rooms. Ifthis 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 the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "pennit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit , application submittal. Plan Reviewer assigned is J tru.d-v Please submit your written commel)ts to ~~ (planner) at least two (2) days before the meeting. Thank you. C~~'-~~~~ ~~~. ;/~. . e4&-4'- H:\Division.s\Develop.ser\Dev & Plan.jng\Template\Prefpp24re~~ed 1-05 I I I I I I 1 I 1 1 I 1 I I, I: DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM' September 8, 2005 Pre-Application File No. ~5-113 Nancy Weil, Senior Planner, 425-430-7270 Rainier Station Mixed-Use Commercial General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and pennitting issues are based on the pre-application submittals made to the City of Renton by the 'applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to mO<fification and/or concurrence by official 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 review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall or on-line at www.ci.renton.wa.us. Project Proposal: The subject site includes four parcels totaling approximately 3.5-acres in size and Is located along the west side of Rainier Avenue North between NW 6th Street and NW 7th Street. The, proposal is to construct 3 buildings totaling approximately 52,100 sq. ft. for potential use as retail; office and restaurant. Proposed height range from one to three stories. A two-level parking structure is proposed which is shown straddling a proposed lot line. / Applicant proposed a lot line adjustment to create three parcels and apparently to incorporate a portion on the adjacent western parcel (zoned R-1). Applicant is also proposing to cut possible steep slopes along the western property line (abutting 6th Street SHPL-H) and construct a retaining wall. If the land use application receives approval, the applicant proposes development of the site in three phases. All site work and Building 1 (southern most building) is proposed in Phase 1. Phase 2 and 3 for the each of the remaining buildings not yet.designed. Site History: A pre-application was conducted for a proposal on 2 parcels and a portion of a third totaling approximately 2.56 acres for a 52,500 sq. ft. retail and office use (PRE-02-064). An associated residential development had also been proposed for pre-application review on abutting garcels to the west (PRE-02-065). The residential component was applied for land use application, 6 Street Short Plat LUA-04-139 that received approval for 7 lots. Comprehensive Plan: Located in Commercial Corridor designation. The proposed project for retail and office use is generally consistent with the objectives and policies of the Compreh~nsive Plan. Zoning/Development Standards: The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. The proposed Lot Line Adjustment would include a portion of Residential-1 (R-1), single-family residential zone. Retail, office and/or restaurant uses are considered primary permitted uses within the CA zoning designation. The site is located in the Rainier Commercial Corridor. The proposal's compliance with the CA zone development standards and the parking regulations are addressed below: NOTICE: CHANGES TO lliE DEVaOPMEtif STANDARDS FOR lliE COMMERCAL ARTERIAL ZONE ARE OJRRENll Y UNDER REVIEW AND ADOPTION WITHIN lliE NEXT FEW MONTHS IS EXPECTED. lliE SUBJECT PROJECT MAY BE AFFECTED BY lliE PROPOSED CODE REVISIONS. PRIOR TO PREPARING YOUR LAND USE APPUCATION PLEASE CHECK WITH DEVELOPMENT SERVICES ON lliE STATUS OF lliE REVISIONS AND HOW lliEY MAY AFFECT YOUR PROJECf. I I I I I I I I I. I. I. I. I. I., I .. , I .. ., I~ Rainier Station Mixed-Use Commercial September 8, 2005 Pre-Application Meeting Page2of4 Lot Coverage -The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking, or 75% If parking is provided within the building. Since structured parking is proposed, buildiflg lot coverage may increase to 75%. Lot coverage would include all buildings and accessory structures, which include the parking structure. Setbacks/Landscaping -The CA zone requires a minimum landscaped setbacl5 of 10 feet from all street frontages. The minimum setback may be reduced to 0 ft through the site plan review process provided blank walls are not located within the reduced setback. Rear and side yard require 15 ft landscaped visual barrier if lot abuts or Is adjacent to property designated as a residential zone. The su~ject property abuts residential zoned property on the north (R-8) and west (R-1) sides. The proposal appears to provide the required street frontage. However, the applicant requests a Variance for a zero rear yard setback for Building 1 and 2. In order for staff to assess the Impact of such a variance request, applicant shall submit with variance justification of the zero setback as well as elevation drawings, which depict the difference In elevation of the residential and proposed commercial. Details of the structural engineering of the retaining wall and buildings shall also be Included. A Conceptual Landscape plan Is a requirement of the Land Use Application. Height -The CA zone allows a maximum building height of 50 feet. In addition, due to the location's proximity to the Renton Municipal Airport, additional height restrictions also apply (building height limitation estimated at 45 feet). The proposed structures would range from 2 to 3 stories in height and would likely comply with each of these restrictions. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. In addition, garbage dumpsters and recyclable areas must be screened pursuant to RMC section 4-4-090C7. 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 Connections -All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The site plan appears to provide the required connections from Rainier Avenue to the entrances of each of the three buildings. Loading / Refuse Areas -Adequate permanent off-street loading space shall be provided. Loading space shall be shown on the site plans with the land use application. Refuse and recyclables deposit areas are also required per RMC· 4-4-090E. Dumpsters must be located on the same parcel as the business use. Parking -:-The parking regulations require a specific number of off-street parking stalls based on the amount of square -footage dedicated to certain uses. For the proposal, the following ratios would likely. be applicable, note the Rainier Avenue Busin~ss District limits the number of parking spaces provided to the minimum requirement: • Offices, general: A minimum of 3 spaces to a maximum of 4.5 spaces for every 1,000 square feet of net office area; • Offices, medical and dental: A minimum of 5 spaces for every 1,000 square feet of net office area; • Eating and drinking establishments: A minimum of 1 space for every 100 square feet of net floor area; and, • Retail sales: A minimum of 4 spaces to a maximum of 5 spaces for every 1,000 square feet of net floor area. • Drive-thru retail and/or service must provide sufficient on-site vehicle stacking space; typically five spaces are required . The proposal indicated an estimated 204 parking spaces, some of which would be provided within the parking structure on the west side of the site and others would be surface stalls located between and behind the main buildings. Since the uses of the proposed buildings have not yet been defined, staff is not able to verify the project's compliance with the required amount of parking. At the time of formal 0!>-113 Rainier Station (CA, mlxed).doc\ I· I 1 I 1 1 I 1 I I 1 I I I I. I~ Rainier Station Mixed-Use Commercial September 8, 2005 Pre-Application Meeting Page 3of4 land use application, the applicant is encouraged to identify which buildings, or portions of the buildings, will likely be dedicated to specific uses. The parking regulations specify standard stall dimensions of 9 feet x 20 feet and compact dimensions of 8% feet x 16 feet (not to exceed 30% of the parking provided). An aisle width of 24 feet Is required for Qo degree parking stalls. ADA accessible stalls must be a minimum of 8 feet I.n width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. In addition to a detailed parking analysis, stall size and aisle width dimensions will be required on the site plan to be submitted with the formal land use application. If the proposal is to create 3 separate parcels, one building on each site, parking requires must be provided on-site for each proposed use. If the applicant wished to combine the site into one parcel, shared parking would be permissible at the following ratio: • Shopping Centers: A minimum of 4 to a maximum of 5 spaces for every 1,000 square feet of net floor area. Access: Rainier Avenue Business District requires access points to be consolidated. The applicant is proposing three, two for access Into the parking area, one at the north end of the site for delivery. Please reference Public Works comments for additional access and traffic comments. Sensitive Areas: Based on the CIty's Critical Areas Maps, the proposed site contains steep slope areas located along the western boundary of the property, whiCh qualify as "protected" slopes. In general, if "sensitive" slopes (25% to 40%) or "protected" slopes (40% or greater with a minimum vertical rise of 15 feet) are present on or within 50 feet of the subject site, the City's Critical Areas Regulations require a geotechnical study prepared by a qualified engineer be submitted with the land use application. The study would need to Include a slope delineation map that Identifies both protected and/or sensitive slopes located on and within 50 feet of the site. The study must also address potential landslide and erosions hazards and Include recommended mitigation, If necessary. City regulations prohibit the disturbance of "protected" slopes and limit the extent of disturbance on "sensitive" slopes. Should the project include the disturbance of any of the steeply slopes areas, consultation with staff is recommended prior to establishing the final design of the site plan as variances from the Critical Areas Regulations, or at a minimum increased building setbacks, may be necessary. The applicant provided a site plan indicating a wetland located to the north of the site showing a 25-foot buffer. No further information was provided with the pre-application letter. The City's Critical Areas Maps do not indicate a wetland in this area. Applicant is responsible to identify anyon-site or off-site (within 500 feet) wetlands or streams. Therefore, the applicant shall be required to provide a wetland report and stream study with the land use application. The wetland report shall comply with the City of Renton new Critical Areas Ordinance adopted in May of 2005 Signage: Only one freestanding business sign is permitted per street frontage for each individual parcel. Freestanding signs are restricted to monument signs. Each sign shall not exceed an area greater than orut and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face if a two face sign). In addition to the permitted freestanding signs, wall ·signs with a copy area not exceeding 20% of the fa~de to which it is applied are also permitted. Permit Requirements: The project would require Hearing Examiner Site Plan and Environmental (SEPA) Review. The two land use permits would be processed as a single land use application and would require a public hearing. The review process would be completed in an estimated time frame of 8 to 12 weeks once a complete application. is accepted. The application fee would be $2,000 for the initiai review (Hearing Examiner Site Plan). half the fee for any additional reviews applied for, $500 (SEPA). The City provides postage and mailing label required for notification to all property owners within 300 feet of the site. Please refer to the attached application package for a complete list of submittal requirements. The applicant may request a Lot Line Adjustment to reconfigure the parcels. To do so, a site plan clearly showing the original property lines and the proposed new property lines must be submitted. The 05-113 Rainier Station (CA. mlxed).doc\ 1 I I I I I I I .1 I' I I I I. I· , I. I' , I: , II: Rainier Station MIxed-Use Commercial September 8, 2005 Pre-Appllcatlon Meeting Page 40f4 short plat process may be preferred to establish the three proposed parcels. The aRplication fee would be $225 (Lot Line Adjustment) or $500 (Short Plat). An Administrative Variance for setbacks would have a $50.00 fee. All the Infonnatlon required for the Land Use Application .shall be specific to the subject site. I Separate building/demolition, construction and sign permits would also be required. The review of these pennlts may occur concurrently with the review of the land use pennlts, but can not be Issued prior to the completion of any required appeal periods. Fees; In addition to the applicable land use, building, construction and sign permit fees, the following mitigation fees will be required prior to the Issuance of building pennits: • A Fire Mitigation Fee based on $0.52 per square foot of new construction with credit given for previous development; and, • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project with credit given for previous development; A handout listing all of the City's Development related fees is attached for your review. CC: Jennifer Henning 05-113 Rainier Station (CA, mlxed).doc\ 1 1 1 I I, I 1 1 1 I I i J I" .j BoeInt bnmn Comprehensive Plan Amendment ElS Renton, WA 175- 15~ 2003 ExJstJng PM Hour TrafHc Volumes . Study Intersections 1-30 Tlansponadon Impact Study June 30, 2003 Pqe20 BoeIng RertUIn Comprehellsive Plan Amendment ElS Renton, WA caOlT~~n C9~'i1c Figure 1 2003 ExIstIng PM peak Hour Traffic Volumes Study Intersections 31-52 BoefnB Comprelienslve Plan Amendment ElS June 30, 2003 Pall! 21 • • • • • • • • • • • • • • • • • • • • • • • • • I. • • • • • • I hereby state that this Preliminary Technical Information Report for Rainier Station has been prepared by me or under my supervision and meets the standard of care and expertise that is usual and customary in this community for professional engineers. I understand that the City of Renton does not and will not assume liability for the suffiCiency, suitability, or performance of· drainage facilities prepared by me. DEVElOPMEm PLANNING CITY f"1~ ;.JF.!-rrON DEC 072005 RECEIVED /!reliminary Technical Information Report PREPARED FOR: JDA Group, LLC 95 South Tobin Street, Suite 201 Renton, WA 98055-1324 PROJECT: Rainier Station City of Renton, Washington 203615.10 PREPARED BY: Glenn C. Hume, P.E. Project Engineer REVIEWED BY: J. Matthew Weber, P.E. Associate Principal November 2005 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • TABLE OF CONTENTS SECTION PAGE 1.0 Project Overview ..................................................................................... U ••••••••••••••• 1 1.1 Purpose and Scope ........................................................................................ 1 1.2 Existing Conditions ........................................................................................ 1 1.3 Post-Development Conditions ......................................................................... 2 2.0 Conditions and Requirements Summary ..................................................................... 2 2.1 Core Requirements ........................................................................................ 2 2.2 Special Requirements .................................................................................... 4 2.3 Preliminary Plat and SEPA Conditions .............................................................. 5 3.0 Off-Site Analysis ...................................................................................................... 5 3.1 Downstream Analysis .................................................................................... 5 3.2 Upstream Analysis ......................................................................................... 5 4.0 Flow Control and Water Quality Facility Analysis and Design ...................................... u 5 4.1 Water Quality System .................................................................................... 5 5.0 Conveyance System Analysis and Design ................................•.................................. 6 6.0 Special Reports And Studies ...................................................................................... 6 7.0 Conclusion .............................................................................................................. 6 • • • • • • • • • • APPENDICES Appendix A Figures A-1 .......... Vicinity Map A-2 .......... Soils Map A-3 .......... Existing Conditions Map A-4 .......... Developed Conditions Map A-5 .......... Downstream Drainage Map A-6 .......... FEMA Flood Map • Appendix B TIR Worksheet • Appendix C Hydrologic Analysis • • • • • • • • • • • • • • • • :. • • C-1 .......... Drainage Basin Map C-2 .......... Pre-Developed Basin Summary C-3 .......... Pre-Developed 100-year, 24-hour Hydrograph C-4 .......... Developed Basin Summary C-5 .......... Developed Basin 100-year, 24-hour Hydrograph C-6 .......... Basin 2 Treatment Summary C-7 .......... Basin 2 Treatment Hydrograph • • • • • • • • • • • • • • • • 1.0 PROJECT OVERVIEW 1.1 Purpose and Scope This preliminary report accompanies the site plan application for the Rainier Station project. The project site is located in the City of Renton in the southwest quarter of Section 7, Township 23 North, Range 5 East, Willamette Meridian in the City of Renton, King County, Washington. This site is located at 601 Rainier Avenue North (see Appendix A, Figure A-1 for Vicinity Map). The Rainier Station project is located on four parcels (9564800170, 9564800175, 9564800007, and 4202401210) with the proposed developed area totaling approximately 2.52 acres. The project proposes the construction of three commercial buildings totaling approximately 52,100 square feet for potential use as retail, office, and commercial. Also included is a two-level parking structure. The project site is accessed from Rainier Avenue North. The project will include paved surface parking, stormwater management systems, sewer, water, and other utilities required for the new development. The design for this project meets or exceeds the requirements of the 1990 King County Surface Water Design Manual (KCSWDM), which establishes the methodology and design criteria used for this project. • 1.2 Existing Conditions • • • • • • • • • • • • • • • The site is primarily developed with several commercial buildings and paved parking areas. The parcel is flat with a slight slope towards Rainier Avenue North. There is an existing steep slope located on the western edge of the project. Per previous studies performed, this section of steep slope is exempt from critical area criteria. The project proposes to provide a retaining wall to replace the existing slope. Existing stormwater runoff from the site sheet flows towards Rainier Avenue North where it is collected in the public storm drainage system. There are no existing stormwater treatment or detention facilities. Existing public utilities traverse the southern portion of the project site through a utilities easement. The public utilities include a 12-inch water and 8-inch sewer main. In addition, the adjacent proposed 6th Street Short Plat project proposes to construct a storm main within the existing easement. The SCS Soils Map indicates that Alderwood gravelly sandy loam (AgD) is the predominant soil class on the site. For stormwater modeling purposes, Alderwood is considered a Type C soil. 1 mmell • • • • • • • • • • • • • • • • • • • • • • • • • • '. • • • • • The site lies within the West Hill sub-basin of the Cedar River Basin and ultimately drains to the south end of Lake Washington (Appendix A, Figure A-5 for the Downstream Drainage Map). 1.3 Post-Development Conditions The project proposes. the construction of three commercial buildings totali ng approximately 52,100 square feet for potential use as retail, office, and commercial. Also included is a two-level parking structure and paved surface parking. Stormwater discharge from the site will emulate existing conditions by maintaining the flow path towards the storm system in Rainier Avenue North. All runoff from pollution generating impervious surfaces will be collected and conveyed by the proposed storm system. Runoff from the southern portion of the project will be collected and conveyed to the proposed wet vault as shown on the 6th Street Short Plat project. This is a shared facility for the Short Plat and a portion of the commercial project. The required easements and maintenance agreements will be recorded for both projects. Runoff from the northern portion of the project is collected and conveyed to a new proposed wet vault located within the proposed parking area. Both wet vaults discharge to the existing storm system on the west side of Rainier Avenue North. Runoff from the roof areas will bypass the treatment systems and will directly connect to the existing public storm system. 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.1 Core Requirements 2.1.1 C.R. #1 -Discharge at the Natural Location Currently, runoff from the project site sheet flows onto Rainier Avenue North; where it is collected by the existing conveyance system. the proposed storm system includes two wet vaults for treatment prior to discharge to the storm conveyance system in Rainier Avenue North. 2.1.2 C.R. #2 -Off~Site Analysis AHBL staff performed a Levell off-site drainage analysis in March 2003. The analysis included: • Defining and mapping the study area; • Reviewing available information on the study area; 2 mmsil • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Field inspecting the study area; and • Analyzing the existing drainage system including its existing and predicted problems, if any. The downstream conveyance system consists of an existing storm drainage system located east of Rainier Avenue North. The stormwater is conveyed north in this system for greater than a quarter mile to its ultimate discharge in Lake Washington. To our knowledge there are no existing downstream restrictions and the project site will only slightly increase the flows through this system. Therefore, the downstream conveyance system should have adequate capacity to convey the additional flows from this project. 2.1.3 C.R. #3 -Runoff Control The 100-year, 24-hour pre-developed and developed peak runoff rate is 1.87 cfs and 2.15 cfs respectively. This is a difference of 0.28 cfs. The increase is less than 0.50 cfs for the 100":year, 25-hour storm event; therefore stormwater quantity control facilities are not required for this project. Water quality will be provided through two wet vaults. 2.1.4 C.R. #4 -Conveyance System A proposed conveyance system will collect stormwater runoff from the paved areas and convey it to the proposed wet vaults. Complete conveyance system calculations will be provided for final engineering review. 2.1.5 C.R. #5 -Erosion/Sedimentation Control Plan Erosion and sediment control design drawings and reports will be provided for final engineering review. 2.1.6 C.R. #6 -Maintenance and Operations A maintenance plan for the stormwater management system will be provided for final engineering review. The southern wet vault is proposed to be a shared system for the Short Plat and a portion of the commercial project. Therefore, a joint maintenance agreement will be required and necessary . easements recorded. 2.1.7 C.R. #7 -Bonds and Liability This project will provide for a Drainage Facilities Restoration and Site Stabilization Financial Guarantee and a maintenance and defect bond. 3 mmmll • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 2.2 Special Requirements 2.2.1 S.R. #1 -Critical Drainage Areas The project does not lie within a critical drainage area. 2.2.2 Compliance with an Existing Master Drainage Plan The project does not lie within an area covered by an approved Master Drainage Plan. 2.2.3 Conditions Requiring a Master Drainage Plan The project does not meet any of the conditions requiring a Master Drainage Plan. . 2.2.4 Adopted Basin or Community Plans The project does not lie within an area with an adopted Basin or Community Plan. 2.2.5 Special Water Quality Controls The project does not meet any of the conditions requiring special water quality controls. 2.2.6 Coalescing Plate Oil/Water Separators The project does not meet any of the conditions requiring a coalescing plate oil/water separator. 2.2.7 Closed Depressions The project does not discharge to a closed depression. 2.2.8 Use of Lakes, Wetlands or Closed Depressions for Peak Rate Runoff Control The project does not use lakes, wetlands, or closed depressions for peak rate runoff control. 2.2.9 Delineation of 100-Year Floodplain To our knowledge, there are no floodplains associated with the project site. The FEMA flood map shows the project within a Flood Zone X. 2.2.10 Flood Protection Facilities for Type 1 and Type 2 Streams The project does not meet the any of the conditions requiring flood protection facilities. 4 m 111m II • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 2.2.11 Geotechnical Analysis and Report A geotechnical engineering report has been prepared for the project site. 2.2.12 Soils Analysis and Report The soils underlying the project have been accurately mapped by the USGS; however, a geotechnical report was prepared by The Riley Group, Inc. 2.3 Preliminary Plat and SEPA Conditions To be determined. 3.0·. OFF-SITE ANALYSIS 3.1 Downstream Analysis Stormwater flows from the project site are conveyed to the east through a proposed 12-inch storm drain to the existing storm system in Rainier Avenue North. From that point, the runoff is combined with runoff from Rainier Avenue North and adjacent developments and is conveyed north to an eventual discharge to Lake Washington. To our knowledge there are no restrictions in the downstream system. 3.2 Upstream Analysis Some stormwater runoff from the adjacent 6th Street Short Plat flows onto the project site. This runoff will be collected by the on-site system to be treated and conveyed downstream. As stated earlier, the 6th Street Short Plat proposes to share the southern wet vault for stormwater treatment. 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN As stated earlier, stormwater peak discharge controls are not required per the 0.5 cfs increase exemption. Stormwater quality control systems are provided for the project. 4.1 Water Quality System Two wet vaults are proposed for stormwater quality control. As previously discussed, the southern wet vault is proposed to be shared between half of this commercial project and the 6th Street Short Plat project. Final design for the southern wet vault is provided in the Stormwater Technical Information Report for the tfh Street Short Plat, October 2005. The second wet vault is designed for the northern half of the commercial project. The required wet vault volume was determined by using a precipitation value equal to one-third of the 2-year, 24-hour total preCipitation. The 2-year, 24-hour total preCipitation per the isopluvial is 2.00 inches. The treatment precipitation 5 mmmll • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • equals 2.00/3 or 0.67 inch. This precipitation value was input into the Santa Barbara Urban Hydrograph model to compute a treatment volume of 1,755 cubic feet. The proposed wetland vault has interior dimensions of 50 feet by 10 feet by a 4 foot water depth resulting in a total storage volume of 2,000 cubic feet. The total impervious area tributary to the wet vault is 44,430 square feet. The surface area of the wet vault is required to exceed 1 percent of the total impervious tributary area. The required minimum surface area is 444 square feet.· The wet vault has a surface are of 500 square feet, exceeding the minimum required. The wet vault is divided into three cells as required by the stormwater manual. The first cell will contain 10 percent of the total surface area and the second cell will contain 45 percent of the total surface area. Per the stormwater manual, a flow splitter is required to direct the treatment flow to the wet vault while bypassing all flows that exceed the treatment peak flow rate. The peak flow rate for the treatment event is 0.12 cfs. . 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN Complete conveyance system calculations will be provided for final design. 6.0 SPECIAL REPORTS AND STUDIES Wildlife Reconnaissance by Raedeke & Associates, Inc. 7.0 CONCLUSION This project is designed to meet the 1990 King County Surface Water Design Manual guidelines for stormwater management. This analysis is based on data and records either supplied to or obtained by AHBL, Inc. These documents are referenced within the text of the analysis. The analysis has been prepared utilizing proc::edures and practices within the standard accepted practices of the industry. We conclude that this project, as proposed, will not create any new problems within the existing downstream drainage system. AHBL, Inc. Glenn C. Hume, P.E. Project Engineer GCH/lsk November 2005 K:\Civil\Yr_2003\20361S\STORM\COMMERCIAL\TIR\61S-Storm TIR(CC)-wp.doc20309010tirOS03.doc 20561SStormTIR(CC)OSll17 6 ellDSIl • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • A-I A-2 A-3 A-4 A-S A-6 APPENDIX A Figures Vicinity Map Soils Map Existing Conditions Map Developed Conditions Map Downstream Drainage Map FEMA Flood Map • • • • • • • • • • • • • • • • • • • • • :. • • • • • • • • • • S 116THST VICINITY MAP 1" = 1/4 MILES .;,,; ) RENTON MUNICIPAL AIRPORT N 6TH T • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • r J, -~~.~ , \ ,~ .\', ~- " ~ • ~ ,e.. • It 111 0 ..... ',-0 Ii] TACOMA, SEATTLE 2215 North 30th Street, Suite 300, Tacoma, WA 98403 316 Occidental Avenue South, Suite 320, Seattle, WA 98104 t{: f,' ....• ~ .• I~.,~ .... .... -... ~~~.~, ;J;.,..'J' ...... ,\',1 i " 'i~l" .. ''') , 1/:'i//i;Li.',";',·I,IjL..:.' ~:,. , ,'-, '..j, """"''''''-••• ,.<.' ", ........ ~. ""<J~~ " - ',",: : ";-. , ""-- -",," .>~: "'" .~. : ;/./ : ~ '. ~i " "I ~~t~'\ t'" . ~ ',i ".:~~ ~ ..... '-,,:: ','" , : ~~ . ...... >.' , , ._,oJ "~X' :',,' ,y.:, ,! . " -~-:: I,," \i" , 'X,,"~"~,"~ 'I., , , '-.... !:'~, ,.11 , .. \: " ~A\ ,:;' ,,~' Ul,~.i , CME",iI..,. \ SITU_IE/I¢neef! Landscape Ardlltoc!s Commun;JyPf~ land SlJrveyors Neighbors 253.383,2422 TEL 206.267.2425 TEL " ,?, " , \. , \: \ '\ "',':. "-". -'!:'-,r. . -~ -··7~ ,--. ' ~ .. ------;7 ___ ;[ --1'-" \', .... I ;1l'1 r,/' d, ".,./' I" ---'7-.-\ ......... ". . ~ '. \, \" \"'" , \. '''\ ';',': ,/ \; "\~~ " .:.~,~~.\ . ~'." .. ~.~ \ , J ..... , \ .... \ \ , \ \ \ \ .~;./ • ..,/1 ....... ...... "'~' .. ....... \~ """ ;>'" ',". " ',mo-H. " .. i'~\\It:;;'i-" "". , , '1 , .. CIr:-KN, "- " \ ~", "&~-~ f-' " \ \ / "Y:\ ,» '/>/',i\ ..---<> ,\ ,~-'-'~- " c;~~'~ '~,~;L~~' ... /(\ .. ~ ::::: " /' '/ . >" /' ~I.·· ./ \ -,,,,:::" \ \ 0-.0; .......... ---...... ~,) " ' . • HO." " ~I-~ ~, " ,tI-~ ..... -. ~=-ID~ 203615.10 RAINIER STATION '~ EXISTING CONDITIONS MAP A -3 ." ' ( •••••••••••••••••••••••••••••••• l I· ,,~ • ~ 'fA • ~ !II !II ---,---" 0,,,,:,- 19··· TACOMA, SEATTLE 2215 North 30ih Street, Suite 300, Tacoma, WA 98403 316 Occidentat Avenue South, Suite 320, Seattle, WA 98104 : . ,~~ . '.~~" ~ \ CiliIE"''' .... S/roctinlEr9neers Lam',capoArctlil8Cts Community Plann", Land Sutveyws Neighbors '253,3832422 TEl 206,267.2425 TEL \\ 'I· 1"1' ~ I . \ '" ' ....... , ...... i· c,.,' "\ _, ' -i'-__\ . \' '::_>, ...... ~\: ',\ "'\"" '. -"'\ \ '-, ;, \ ' \ \ '" , ,'.:' ~.,:, ':.~r~ .. ~ '"'' -', \ . \ \ , "--,Ji'.<~,, '\\ ;\ -~~ "~I . ......,,; "-" ': .---.,.~ ." '\ II"~' I ,...... / ~ .. :1"~~ ~---. .,' ,?' ___" , ... ~_ . --)0' . '. : .....cc::-'___, ;7 -. '.;; I" '7( I ' .,.,.~ ,C;.;,. ~>;¥' :""',.,.;,',,:,. '--. ....-'~ ... -';"' .. -"':: OI'k, , \ ",N "'" , ·f" .. ;;, ~ " ,. ~' '''; - -.. --'-'. , \ \. , or'., . ,-. "GI~~ \ . ! ,~"; " ",'J, \ \ 0-,.; ............ -'. "'NN" L~" h, " ",~ " 'I~ - -,/' > /.,:~,";~4 /./., .... ;: " "" '''-- '7-~$4/.f / j)f' .. 1 ,~:~ J I ' J .' . 1t0</' J', . / ... ~: ""., " .. ,. ,-,' ~~,,- /' , "" ~. . ,,/ . ',! ' /. ~=-m~ RAINIER STATION B 203615.10 DEVELOPED CONDITIONS MAP A -4 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • B~ R oLJ ni ~ .. -,--_. ; .....• - c a~ 4Il~'----' • SITE 1 .--.. -.~:.--. , !OO #r .1:4&00 • .' • • • • • • • • • • • • • • • • • • • '. '. '. '. '. • • • r. • f. <D t-O) 0 NW 5TH STREET NW 4TH PLACE NW 4TH STREET NW SOUTH i= :::> 0 (/) UJ :::> z UJ > « SOUTH TILlICU'M ::r: S 0 SOUTH (/) TOBIN. i.U => Z UJ > « ZONE X 7 STREET STREET NORTH NORTH NORTH ZONE X I f-CC o z UJ :::> z UJ ~ 6TH I tc o z 8TH 4TH ~ -' UJ 0.. NORTH 3RD ::r. Ii: o z 2ND STREET STREET STREET STREET I I-er: o Z z UJ o CC « (!) STREET I f-a: o Z STREET UJ :::> z UJ ~ " CITY OF RENTON . 530088 8 • APPROXIMATE SCALE IN FEET 500 0 500 = = = NATIONAL FLOOD INSURANCE PROGRAM FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 977 OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNIW KING COUNTY. UIIINCORPORATED AREAS RENTON. CITY OF 530071 0977 530089 0977 MAP NUMBER 53033C09n F MAP REVISED: MAY 16,1995 • • • • • • • • • • • • • • • • • • • • • • • • • • • • :. I • • • APPENDIX B TIR Worksheet • • • • • • • • • • King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET :[Pai:tlPROJECT OWNER AND ; PROJECT ENGINEER ,:, .. :,~,,:. , \'. ',: • .>. Project Owner: JDA Group LLC Mr. Jack A/hadeff Address: 95 South Tobin Street Renton, WA 98055 Part 2. PROJECT LOCATION AND DESCRIPTION Project Name: Rainier Station Location Township 23N Range 5E ............. Section SW !4, 7 • Phone • • • • • • • • • • • • • :. • • • • • • • Project Engineer: Glenn Hume, P.E. Company AHBL, Inc. Address/Phone 253 383 2422 n~art13~'!-'i'lTYPEOFPERMIT ~A~eL1IC~T;ION .' ...... ,« .. ~{. Subdivison Short Subdivision X Grading X Commercial Other ________ _ Community Drainage Basin Part4 OTHER REVIEWS~AND PERMITS .' . . ." , ,,;,. ".' . DFW HPA Shoreline Management COE 404 X Rockery DOE Dam Safety X Structural Vaults FEMA Floodplain COE Wetlands Other West Hill Drainage Basin/ Cedar River $~~~6; SITE CHARACtERISTICS River Stream __________ _ Critical Stream Reach Depressions/Swales Lake~~ __________ __ X Steep Slopes ________ _ Floodplain ________ _ Wetlands ________ _ Seeps/Springs High Groundwater Table Groundwater Recharge Other __________ _ B-1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Soil Type AgO Slopes 15-40% Additional Sheets Attached REFERENCE Additional Sheets Attached MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION X Sedimentation Facilities X Stabilized Construction Entrance X Perimeter Runoff Control X Clearing and Grading Restrictions X Cover Practices X Construction Sequence Other Erosion Potential Moderate to severe Erosive Velocities , LIMITATION/SITE CONSTRAINT MINIMUM ESC REQUIREMENTS AFTER CONSTRUCTION X Stabilize Exposed Surface X Remove and Restore Temporary ESC Facilities X Clean and Remove All Silt and Debris X Ensure Operation of Permanent Facilities X Flag Limits of SAO and open space preservation areas Other B-2 • • • • • • • • • • • • • • • • • • • • • • I. • • • • • • • • • ::Pah1() SURFACE WATER SYSTEM Grass Lined Tank Infiltration Method of Analysis Channel X Vault SBl)H Energy Dissapator Depression X Pipe System Flow Dispersal Compensation/Mitigati Wetland on of Eliminated Site Open Channel Stream Waiver Storage Dry Pond Regional Wet Pond Detention Brief Description of System Operation Storm runoff from the southern portion of the site is collected in catch basins and connected to the joint wet vault as designed for the ffh Street Short Plat project. The northern portion of the site is collected and conveyed to a proposeiJ wet vault. Both wet vaults connect to the existing storm conveyance system in Rainier Avenue N. Roof drains from the three buildings will bypass the wet vaults and connect to the storm system in Rainier Avenue N. Facility Related Site Limitations Reference Facility X Cast in Place Vault X Retaining Wall Rockery > 4' High Structural on Steep Slope X Other Limitation X Drainage Easement Access Easement Native Growth Protection Easement Tract X Other Utilities I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. Signed/Date B-3 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • C-l C-2 C-3 C-4 C-S C-6 C-7 APPENDIX C Hydrologic Analysis Drainage Basin Map Pre-Developed Basin Summary Pre-Developed lOO-year, 24-hour Hydrograph Developed Basin Summary Developed Basin lOO-year, 24-hour Hydrograph Basin 2 Treatment Summary Basin 2 Treatment Hydrograph • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ,.,'t"' /./ I,' / ,/ /(., /I/I/, ;.... ,:/ .. V---- ,'.!/) -/ ! I :[ / • j ,)--:-" Lif-~~~~'-- II. I J 6 ··.4 ... ,' ,- I ;.'-.. :~ .. ~ .. / (, , /1 ' 1 1 'I I" 1/ "1.'/ ./ '/ \ l\ . \_----;- BUILDINGa2 • • '- / 'A ./ .I'f I ~ . / (.!" ..... _' --. 1"=60' "," , . ··.oJ.··· I i l i & .~ ~ ! ~ .ii s· '\ '" \ § ~ I 1 ! ~ • o A. C ::I z z 0 -I-(I) <0 C 1--: (/) 10 III Q::~ ..,-wo c:J ZN C < Z Q:: -C a: a --'--' ww .... I- '" on "'''' ........ j C'.!C'! "'-00 <0 ~ ~C'! '" <0 '" "'= "'''' • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • PRE-CC Event Summary 11~!;;tJI?~a~,(i(cfs):I~~a~T' (hrs)'llly~ Vol (a~ft)'IA'~~a (ac)'I~dhod.!Raintype ill<X!)lril" 1.86491 8.001 0.6480 12.55101 SBUHITYPf:IA; Record Id: PRE-CC il~~~ig~~~t~odl SBUH!Rainfall type I TYPEIA !rIH=y=d=I=nt'""'v:::'="':~~~~----'-'------' 1 10 .00 min .r-!p'-ea"-'-k'-in-g'-F-'a'-'c'-to-r--'~-'---'--) ,r-. -4-84-'-.-00--'--"',1 !L'~~'-_-~'_:'m_'~'" ,'" IIAb~traction eoeffi 0.20 !1r=~=-:rv=!~=u=s=_~::;;"E-'-'~~"'-._.=~A'-.M=_ ,,"'-<:-'-. ~=-) -"'-.... -'-" '---~.--:,._ :Lr--.. _'-'-9-"_:9'-'-,?= .. ~~.c-'-. -'-,,_--'J'.-"!>.-"f";":;i~='''--_ .. '::';:. __ .'-, ... -'-. -'-' ~'-"-'" ---'-~"'--J.. }:58 ac II;.:::~=~!"'=_ I=~~=~~=C=N= ... _:.::..:" _~'='''_'='_' = __ ":;:"_'.::...;" =-'--"-'=. ".=:..J. ... ~!.:~q ___ j!lC __ ~~._ _: ... 1.' .. 98':00"-" il~~l"!io~s IC,! 5.00 min P.l~~}'~"... J5.09 .. ~il1. II Pervious CN Calc i i ';'::;;1 ~"=":;;;-'-'-'-'--'-'-"--'--'-''-'-'D~es'-cr'-''-i-'-Pt-'-io'-n'-'-'-'-''-~-'-'"-:':''''==,=_=''' -==:--1[' SubArea iF I ""'.=S=u=b=c=n=';;':;:;i i t........ 2ND GROWTH FOREST "._.1;=\.= .... = .. ~0.c..;;;;97;;..:..a"'--c~=· .. :.;:,;:;,T·· .. ··'··81.()O--"";; il. ........ .... ...... PervioJjs Composited CN(~~'<::2>--"". ...11. 81.00 II .. , ..... , ...... ! ...... _--... -_. __ ... _-.. _--..... __ .. r -, ,,"--, -.--"-" Pervious TC Calc l~-ii;;~~][ .. , __ ~-.. Des~ri~~~~Il,: .. _:1 .... ~~,Ilgt~----i[~"~~,~e;-~ ![_<::~eff , 'I .. Mise II .... , .... T1' ...., .. ,. il~~~ed . _.:I!:'f~~e f:_n!e~~~ ._, 1 __ .. _ _______ ,_ ___"jI5:()()'~~: ,I ii" m'__ _ __ m._,. .... . .... __ m~~~:V!,OUs.!C_' ____ ,_ ...... -:'.11 .... ~:2Q~~m .. .J .. -_ .. _-- :lr~'-"" .. '=:'=:-,=_:_;;..;: .. '.=,,=.~. =. =. =J)e=s=~"'-n=·p..c...ti-'-on= ... ~"-D,-,-,ir,,,-e_ct,-ly,-,-,C= .......• =-,~[Ile~!e~~~~~~:eal ........ ~ulJ~~ :1 II... 1.58 ac .1 98.00 ! i .;=. = .. "'-'" .. = .... =. -=""-"'-" = .. ,,-,Ec;:;;.?',-,-S=T .=P-",-V,-,-,M-,-T---,-,-"--~--,--,-~=",--,-,=~-",,-~-,-,-,--,,,,-,-,~ ;-:'-'-'-'-'-"-'-"'==~I J. ___ ... ____ .... .... ____ ,_ DC Composited CN (AMC 2) "1 .. 98.00 C-2 • • • • • • • • • • • • • • • • • • • • • • J. • • • • • • • • • Hydrograph ID: PRE-CC -100 yr fl~~i~~'.)12.55}o'ac'l ~;dl;;. 11O·00minIBas~Flow I 11~~Il~!I()W:jILS6<l9 cfs .IPea~ TlmeIS.OO hrs ...... ·1 HydVol IO.64S0acft II!i~e(~r)!I~low (c~s) !TIme (hr)IFlow: (cfs)~(hr) i Flow (cfs) II (167 J 0.0042 1 8.67 .10.8048/ 16.33 [-0:2-153- 110.83:/ 0.0177 I 8.831 0.6819.1 16.50 I 0.2755 !I : tOO.. J. 0.0348 ./. 9.00 1 0.6852 I. 16.67 ! 0.2757 iII.17· q 0.05391 9.17 / 0.60201 16.83 10.2759 jt~': .. :i~~:J_ ;:~;~~;: ::~~: ~:~::~:. :~:~J ~:~:~: 9.67 0.4952 17.33.1. 0.2580 r::=;;:=== r='-'-'-'-"'~"-.-'-''-'-=-9;;;':.8=3 ~ 0.4705 17.50 J 0.2582 10.00 0.471S 17.67 :\ 0.2583 17 .S3 .J 0.2585 .·IS.00 ... '1 0.2587 0.1318_:L.,}.~·E,. r 0.1426 ' .. 'I 10·P .. 0.4466 0.1483 .. J IS.17 .... i. 0.2496 11.00 • . 0.3893 18.67 0.2407 IUf;:}J~7:1 0.1643 iI ... 1 U7 H 0.3812/ IS.83'J 0.2409 !li]~~~;;~:~.J .. ~:.:::~.·l;;.:::~.~::: ~:~~~~ "'1' :::~ ··-l~~~~;~f~ It.l-c3.~'7~. -"-,<>~.!?7~ ) ~ •. 1 ~.67 JI 0.3653 I 19.33 I. 0.2227 k:~2:~:'·'.n ~JS47 ;1 :. fl.83 ,I 0.3569 I 19.?0 ... ,I .. 0:2228_ 11~~r~~ JI_~:~.~~7 __ .t_ ... l~_OP~ ... J ~_~:~5:~ .. L ... I.~:~z-,-j. __ ~~_ .. 11~~1~ilL~3!~2_ !1'::i~t2~~L:c~iL_.Q·?_~? .. _ L}.~:QQ:_ .. :I_._0.~2}!._ .. ; I;i~~i:~t·'it:~~~tji.:~::'i·. ~~~Jf~~:· · U~11:t!i~ic},JI~.Q:~?~Ll, .. !~:PP. __ J.0.3242 .. :1 20.67 .. L .. 0.2~.3.5_ .. !lt~I,;i.JI._0:~!3.3 ... t.::13:1!;.J 0.3246 J. 20.83 1 ... O:2~36 .• lb~.!~~.~:'~~~·:~i;.:~·~.:~·:·d;~;~~~:_:: ~:~~~~ ..• :' .~l:~ .. '.;:: __ '-~~~;;~ ...... . !1,;:~~S'83"'11 0 3314 'I' 1383 'I 0.3079 I 21.50 I 0.2240 ll~ri:~t~:,jt_-O~3.~63--.;I:.!1~~::;1 0.3082\' .. 21.67 !. O.22~1' .,' !I~!~i:~ii_';-l:.~:~~;=l,·q:~~~~:,,: "'1 ~:~~:: ,,;1.·,. ~;:;':--~:;;1:'-: il~\'6.50·lj 0.4070 I' 14.50 I 0.3092/ 22.17. I 0.2150 It~~~F~;:·+:tr~l.-:-:::::--:: ~:~:~:-~~:~~; ~:~~~: L,'}·()O J 0.5117/ . i5.00 / 0.29181' 22.67 I 0.2059 L~~?,I?,i1 0.5707/ 15.171 0.2920/ 22.83 i 0.2060 '1:7:33 .. !\ 0.6305r-li33~-I-D.2923-·r-23.00-'T-02061-- '\"':7.50'1 0.63871" IS.5~1 0.2925 .J23.i7 i, 0.2061 ... I 7.67 ;I 1.2197 I 15.67 I 0.28361 23.33. io.~ '1.. ..... 1.:,8.3. .. 01 1.8205 I 15.83 I 0.2747 \ 23.50 0.2063 'I .. s'oo .. J '1.8649 -1'16.00\ 0.2749 123.67..1 0.2063 :/:. 8.17 .1 1.4000. I 1~.17 r--0.2751-123.83 '-'-0.20(;4-- ILi ... 8.}} __ rO.918<1~T!6-.33 ~--r'02753--r-24.00 ____ !0:~065 .-: L_S.·~9 ... ro:m8-1.16:5O-.--r0275s-r-24.i7-I-o.~ C-3 • • • • • • • • • • • • • • • • • • • • • • • i· • • • • • • • • DEV -CC Event Summary \1~~~.~tfl~~~kQ(cfs):~kT (hrs):IHrd Vol (acft) IArea (ac)li\1ethodIRailltype 11190 yd 2.14971 8.00 10.7365-r-i.552()'~J3lJH.rTYPEIA' Record Id: DEV -CC 11~~;!~~l"ethod ... ',--1 _S_B_U_H_---,.,--'R_a_in-'-.fa_Uc-t_yp_e--'-'-'-__ -'-,-_T---'-y-'-P_E-'-..l'-.A_1 !I~yt:l~~tv. ........ 1 10.00 min :IPeaki~g Factor .. ! 484.00 0.20 1 11= .. -= ... -.=--=.-... = .. ".= ..... =.--"-" .. --,--,--~--,--,-~,-,---,----:J ·IAbstraction Coeff . i 1'-tl ~. ~~I i ~~~io~s~~~~,(A~C.,,2) .. ' 0.43 ac .. ,.1J..<;'~~.,.. .. .., .... 1 .. ,?J3_~~., ,_ !Ip-:rv!o~~ ~~'" .. _".. . .j. 86.00 Jo.~_.<:~. ___ " .,.. __ ... ..1 98.00 i ll~~~i~~~--I~-.." :1... 5.00 min ••• :I.I)~!C. J :'~·90~in--'; I :1 Pervious CN Calc . ,rl·.·=· . ==;:;....::.;=-'-'-'-'-D-"-e-'s=cn-'-·p"'-t-io.c..;;n-'-"--'--'-'-''--'-''--'-'''~'-'--:I SubArea 1 . f . ___ ."___ LANDSCAPE ,":-;-1 =~=0=.4=-3=a--'-'c ===='-'. '-"'--.I r ,r. ===86:.0:0:'·",-,-·.c-· :. "Iil Subcn L. . ___ " ......... _f>ervious Composited CN (i\.~C.2).. 86.00 L.. _ . __ .,," _____ ._ ._.._p~~vio~s'!'~ __ .. " .. ______ ... ".:"IL-:~~22~~~"~ J i -.. -. __ ...... -----~--.. _. . .... -r -~. . .. . Directly COIlIl~c!~d C~~~!<: __ . .rl"" ..... "-' .. '=-"=--:':""-'---'~=~-""C="=ip:";":ti"-'()::';'Il::":". -'-'-"'----'-'-"-'.::.....::-.1 S~!>~ .. ea ·1.... . .IrrlPt?rvious . '1... .... '. 2~ I} "a.c . 1 _. .npCC::0!llp~sited c~ (A.l\1:(: .2.) _____ . ,,_ . ... _----_ ..... - ........ J .1 1 Sub en·--'I 98.00 -..... -..... -_ ..... -.. _ ... -_ .... j ( 98.00 C-4 • • • • • • • • • • • • • • • • • • • • • • • I-I • -• • • • • • Hydrograph ID: DEV -CC -100 yr ir·A~~~;12.5520 ac I Hyd lotllO.OO minlBase.Flow i !1.,e~k!1ow:12.l~?7 cfs IPe~k TimeIS.OO hrs I Hyd Vol r-IO-.7~36-5-a-cf-tl :I'fi.~~ ~!Jr),IFlow (cfs) I Time (hr) IFlow (cfs) I Time (hr) i Flow (cfs) 1.~N';I 0.0056 J 8.671 0.9032 I 16.33 --~. iii'; 0:83 ,I 0.01381 8.83 I 0.7623 I 16.50 r 0.2934 11:1:00' iI. 0.04661 9.001 0.7637 I 16.67 0.2935 J. U7 .J 0.0723 I· 9.171 0.669311~i 0.2936 iii:,,> q~ •• .:1 0.0970 I 9.33 I 0.57451 I7.00 0.2936 ibl;~() .. jl 0.1140'1 9.501 0.5752 I 17.17 I 0.2839 ib,.~.QI.~ __ iI 0.1330 .J.. 9.67 t~·5470 _.I 17.33 i .. O:2!~2 ... Ilid:1!:lHL_.j. 0.1504 I 9.83 .1. 0.51871 17.50 I 0.2742 il~~;;-;~t0-~.:j: ~::~::. r :~:~ ::.' ~::~~~:: :~::: ~:~~:~ !h~~';~~i~~L' ... JI.~:1213 _ L.J~}3 I 0.4623 d. 18.00 I 0.2744 11~;,;jL~!..~9;';'::lLO:19901 10.50 1 0.4627 :.', 18.17 ..• ',1 1 , ' 0.2647 ,bL~:~':'~)ll 0.2056 J .... lO:6!.I. 0.4437 18.33 ~.25~9. u ih.~"i:'~~~ _iL .. _.~·2p2 'I 10.83 d._Q·.4~4!.I. 18.50 I. 0.2549 II~i;i~E~~':':'i ~:~~~~T ":::~: ~::~~~. f'-:::::-~:;:~;~~_ ilili-'?~~l~~,:I 0.2255 111:33_ I 0.4062;/ . J9.00 !. 0.2551 II1.l1Y~~~()L,,::lO.2301 .. IIL50. :I 0.4064 ,I 19.17 J .,.~.2453 11~=~li_~;i~:ij!g~,i. :;:._1 ._ .. ;:.iJ~ __ ! I:~i;;if~l··:~~~~~:_t~ii~~~~':~·;:.' ~:~::: : I· • '~~:~:~"-::'--~:~;:~---' 1";;tj'1,1{~~Ig:JL 0.3389 H::c,)t:~~~_.J 0.3497 'I. 20.50 'I 0.2_~58 1=~Ji~r:j!E;!,~,ji· ;:: ·i.·~:··.)i~!= !1~~ii~-j:~ __ '~~~--':J~3~~r'J ~:~::. ~::~:: __ --~;~;: 11:::;jJ~8r\H.~·.~_2C!.2;j . 13.83 d 0.33 to I 21.50 uJ. ~:~3.~-. ; IIM~~;Q(:>:··EJI.u~:':?~J.:' 14·(j()jl _().331l .1 21.671 0.2360 II" ......... 1 I' 'I 0.3313 1 21.83(---------!1~i:~;~:;,;"il·~.·~~;i:~.--~I~:~~~~:i::1 0.33141· 22.00 .:1" ~:~~: i~~~l~t~~i~·*·~~~;i :::~ ! ::~i :::: l-7.{jo· il 0.62581 . 15.001 0.3123 I 22.67 0.2165 11;:,-:-:;:17" :1 . 0.6927 1 15.17 1 0.3124 I .. 22.831 0.2165 11>;).33 .uf~---r·15.3j---T--o::ii24"f 23.00 i'-():ii'6S--- 'I,' 7.50 q 0.7643 I 15.50 1 0.3125 -, 23.17! 0.2166 L7:~?1 1.4417 I 15.67 I 0.30281 23.33 0.2166 L,_,,7.:~.3"_.1 2.1286 1 15.83 I 0.2931 ~-·-I. 0.2166 L __ 8.QI>J 2.14971 16.00 I 0.2932 I 23.67 0.2166 L .. 8.17 .. 1 1.5988 I .' 16.17 I 0.2933-1 23.83 !----0:2i67-- !h;~i~:33.!L. 1.0400 116.33 f--O.2934·-T-·24,OO __ -r-~ 0.2167 I o~-r--~4j2-r-'·6.50---·I-----o2934-1-. 24.~~!-o.I084 ------: c-s • • • • • • • • • • • • • • • • • • .' • • • • • • :. • • • • • • TREATMENT2 Event Summary 11~~~~~ilp~~~Q (cfs)IPe~kT (hrs)IH~dVol (acft)~IAr(!a(ac)Il\1(!t~odIRai"-t~pel :ITr~llt!I .. O.1212.1 . 8.001 0.0403 ..... 1 1.0190 ISBUHITYPEIA! Record Id: TREATMENT2 i~~;i~~:t\1~t~()d . I SBUHIRainfall type TYPEIA :IFH=y=d=In=t:.:..:.;v'-'--"'--"-'---'---"-'---'-------:,I 10.00 minlPeaking Fact()rl 484.00 iLc..::;.= •.•. ~=:·=·.=~ .. := ..... = .•....... =. ""-'--~'-'-'---'-'-''--''-'''-'-'-----:I . 'IAbstrac~ionCoeff ,I. 0.20 ! If "I 0.00 ac . , .. :ID .. CIA., . " ' .. ' ..... ,. . ....... , ..... J ........ , 1.02 .. ,a"c .. ,... ' I ~eryio~s,.,~r!~(Al\1<: 2) " . ..... ... .... . ". il::' '''':'' :":' ':'" ''':'' :':' ==I>:es=c=ri=p=ti=on= .. =. =D=i=re=c=tl=Y =c~on-,-:ir"-,e--,ct,,,-e_d--,-C,-,-,~-,--,. ~=:=.~=~r.,-",~=.' ',-," "=' =.~'-".= ••. ~;.:·iLr=""= ... = ... =.~=~b= .. =~~=." .. = .... = .. =.iii '1=_ IMPER~~O~:mposited eN (~~C2) 1.02 ac ..........• L~:::~-~:j r.~.· .. ·u . I})pe !1...."I.)~~JjI>~ion Directly Connected TC Calc i , i-""'--'--'--'-"----"'--""-"-'-=-=--'-'.=:.;...... ...." .... ........ . .... ' .... " ...... " ......... " ....... " ............... " ................. " ........ " ....... _ .. " ..... " .. _ ........... J . . jlLeIlgth .. LSI()pe J .. ~()~t:f .. il~is~ .. iL_ ... !! ...... J ' IFixed ........ "jl~()Ile~.nt~Eed. [: '.. .. .. .....•... ,I .... " . .. ........ ' .. m ................ ll?~~.!llj~ ..... _., . .1 '. 5.:00II1:.in..... . .. _._. --.. _._ .. -_ ........ -. --,,_ .. "-_._.- Runoff Volume = 0.0403 ac-ft (1755 cubic feet) Wet Vault Dimensions 50ft x 10ft x 4ft water depth = 2000 cubic feet C-6 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Hydrograpb ID: TREA TMENT2 -Treat r·A;~~. :11.0190 ael" H;d lot :[10.00 min IBa~e Flow I ilp~~kflowI0.1212 efi,/Peak Time-IS.OO hrs r Hyd Vol ,r-!0.--'--04-0-3-ae-f-ti !ITime (hr):iFlow (cfs)'r Time (hr) /Flow (cfs)ITime (hr) I Flow (cfs) iC.·2.6~· ,1D.0006-11O·00 1 0.(J3) 9 .1 17.00 ro.otw--'--1. 2.83' 1 0.0016 1 10.17 I 0.0303 I 17.17 0.0184 'I 3,001 0.00221 10.331 0.0286. I 17.33 0.0177 II . H 7 'I 0.0029 I 10.50 I 0.0287 I 17.50 0.0178 ii, 3.33 II 0.0035 I 10,67 I 0.0275 1 17,67 0,0178 :C:j,~~-I 0,00411 10,83 .;j 0.0264 I 17.83 t 0.0178 iIL2:.6L.,i/ 0,0048 ,/ .. "IL~j 0,0265/ 18,001~:0178, i/;t:::';l:!I,~.~:il 0,0055 J, .. Itg. :1, 0.0~5? .1 18.171 0.0172 iL,,:.'''~JlO .. :1 0.00611 11.33 'I 0.0254.1 18.331 0.0165 !bt;c··~!'n)l. 0.0070 JlI.50 .. d 0.0255 L. 18.50 . j 0.0166 iIL~:~L~t;: ~:::~ 'L,,~~:::J ~:~~::l. ~:::: .. l ~:~~: 11:".'4:67i! 0,0097 J' 12W :1 0,0244 I 19,00" 0,0166 ! --, .. """. , .. ... ........ . .. !I£ci'f!:t,._d ..... ~:~!~_ l~.,,,!~~!?, 1 .. ?:~2.3.~,J ,}9:1?,._L".~~~!?~ ,.: !I~£~!i~~.''i~~.~!~;~,:.·.~~;~~:: ~:~~~~ ': ~::~~'::. ~:~~~~ .. l:f!01:~~iJI;_!g;I· .. ~.~~~ ... ·1· ~~.C •. Ji.···;;;~ ... , i~~.:J,., .. ~:~.!1.?_"l~:.~,~~~L_,L O:o.22.~.J :.2.v.~~~.:J _ .. ~'O~,~",,_j i~'i:~!..'3173-'c.:" .. ~., .• :.:.::c.:' .. ,': ....• :'.'.',; 'I. ·~0·:.0022,002'2··" .. ·.~,: .. 'I·,·.2'~:'I~3~.:56,07·.'··:'::':: '., ', ....... °0',00 2 2 2 137 .. ',.,: I, .. 3o.:5~.:.j,o:o..!~~ .. . _ ,}0:2LJI, .o:o.!~ , J ~:~m~~;!I. 0.0229 . J.~}~:8}':H ·..-1 ...... 0"",0'-2""11.=..c.'1 .~"~~]::. .• :.J .0.P!5~ .... , c"-MlL'J/ 0.0261 l "14:00 .;1. 0.0211. J 21.00.:1. 0.0154 I "'i<~&t:i/ 0.0294., }.14.17 ..'1 0,0211 I ~!,17 ,",.0.0154 • Ilht';:;?I()()'c:~~'.iI0:03o.3 .. iL:'14:33 .. Jlo.021~ 121:33 :'1 .... 0.0154 .j 11~~~~ziL~~~i~,,·-t·==t;~~·::-•.. ·t:H~:~;~ ..• :.' ~~.:,~~,~:~,': ...... ;:~~;:' tJ;ii7~~Q:.,jj 0.0394 '/14;831 .. 0.0200 I 2JJ3.j 0.()lS.~ . 1:=i'J: ·:;:iJ;;~:: :::: ~f:~ if· :;:: !r;'.:::::~.ilJ .. ~~:;;l. ~~:~~ .. / .. ~:~~~~: .~;:~~: .. J ~:~~:~ IL.~.~:s.o .,. I 0.0616,1 15.831 0.01891 22.83 .! 0.0142 :1 :<,8~671 0.0537 :1 16.001 0.0189/ 23.00' . 0.0142 t'~;83 q 0.~57 ~I 16.17 / 0.0189 .1 23.17 0.0142 ;I:..:}·oo ..r"·o:o4W:-r-'i6.33-·" ,"-om89'-r-2i33-io:oJ4i-- ;, 9.171 0.0405 I 16.50 / 0.0189 I 23,50' ro:oi42- II 933. / 0.03491 16.671 0.0189 I 23.67 i 0,0142 L" .. ~.5o.t 0.0351 .116.83 ro.ot9(j1 23.83. :0.0142 I ,1 .. ' 9.67 I 0.0335 I 17.00 I 0.0190 I 24.00. ! 0.0142 -I .L9.83fD.03 18 1_...0~7 __ .. , ~OI84-'l 24, 17 ~-=o:oo7i"'''J C-7 ~ o w ,', ~I S A;,"c I, . "I ' /,' ,Sj~ , ~:~ .. t'/'l/,1·· ".' ..:-:..!"F(ItJ I" . /. , ~,;:,6~'':'~70tEd ,. '/" -OA" '.J\', :~\ ,.~; r\q·. ", ,:G' .1. \/ \ \~;\: ;',; ~,:~,: ',~ .. ' '-I sr~ ~/,; I? \~" ,~I \;i~,,};-:.; I NORTH WETLAND BUFF.ER AVERAGING I ~ , , \ RAINIER STATION MIXED USE RENTON WASHINGTON \ \ \ \ I I I I I I I From: To: Date: Subject: "Rich Wagner" <wagnerr@baylisarchitects.com> "Keri Weaver" <KWeaver@ci.renton.wa.us> 03/20/20064:27:15 PM FW: Rainer Station (Wetland Buffer) KerL... I hope this helps Rich Wagner, AlA Baylis Architects 425.454.0566 www.BaylisArchitects.com From: Juan Garcini Sent: Monday, March 20, 2006 3:54 PM To: Rich Wagner Subject: Rainer Station (Wetland Buffer) Rich, Attached is the PDF file for the "Rainer Station Wetland" Site Plan. «A003 Wetland-3.20.06.pdf» If we need to do any changes, please let me know. cc: "Matt Weber" <Mweber@AHBL.com>, "Celeste Botha" <cbotha@cablespeed.com>, <alhadeffjack@hotmail.com> ST ~ liZ ~ & ~~ t; ~, Q Hil i ~ ~23RD ST ~ v..~. 'I'W' --r- ft I ~lll " I" I" .!, ~ co ~ ! RAINIER STATION 'Il-IE SOUTHWEsT OUARTER OF eecnON Vl ~f "HI ..,111 'I.. ...: """'" \ i:!: ~ . CITY OF "" :z S 121ST ST NW 7TH ST "" :z !:l:! < ~ W1I.I..AMCnE MeRIOIAN .}~~ .. \, -ITE , ;, l 'i". , 'Z ~ ~ ~ ~ ~ % ( RENTON MUNICIPAL ~ .... AIRPOR7 ~ 1 e , Norz.n-t GRAPHIC BCAU: kJUT T T (Dina) ...... 10011. N 6TH ST ~ Ii ;i Sf 0)1,31 ! :I fi 'I~ i '-3: §i ~~!j II ~ ~ I I j ,~ mit ~t-4. -.:.: .I~il!"· ~/ .. "~ n:: --. 1~loc§ ~Zj: I ~ J -'I L -/ -1 J -...., 1'~ ~ ::Ii! ;:; ,,~ !. ~ _!i -:= == ":,""~:~~ET;;_~ I CHfCRD 'OR COMPUAKCE 10 cm STANDAROS CITY OF RENTON Dl!:PARTMmN'I' OP. PUDLIC WORKS m X 2: 0-;:::;: N "''''''0Mt~ Mtt.1c..5 e.ikdol'f~ 1- I I I I I I I '/,_ I t::'--- 1 I ----I I v I / -7 ~ I I C I / ___ I----l. / 1 __ ./ -- m x ::r CT ;:::;: 0> / --/ -~ ( I \ __ . ____ -1 RAINIER STATION THe 8O\J'THWEST Q\JAl'!l'eI OF SECT10N 7, Tq'NNSHJp 23 NORTH, RANQE 5 EAST, WIl.LAMETTEMERIOIAN CITY OF'R9ITON"KINQ COUNTY, WASHlNQTON .~.~~~, ......... ~ AI/ i !:.~. , ., ... .... I!"o. DRAINAGE NOTES I. staIJf RUliClrna 'IMt.ICUtIIrM MlII1H[caomtaAll'ROBl ti tIlI#I1OlIIlfilU:$lOD 'IQ .llOlISIWID 11U11II,tDWI)ff MRJPUtfllCl.lCftut DlStClRTf'LNtCDPtftNCl lS_IUItQ''''Kltal;'D''''WflM~PIIMCI'''' 1t1llA.1mITAfiICIICrlDIIfIWtAS!HIIIl lM1I1Ulf'IIUItt'IIIUIlCQllltC1m1D1ICstt:ftlltOnt"INICtS'IIDD A~TlIIAJ'IN."'ASSDltrf'.u.Tl EARTHWORK g.::CUI\IIIOMtk -"" -"" ""-"-II1\> '4WI. ........ U1Ootlll,lOORItI) t._c:T\ij:l ~(I.Q '';1 ...... , 'f 1":rI~Sll.CUDq:.5 ,"'" muon.() I / / =-0).- G~HIC SCALE kxtU-J i. T CIiPIIt'J ' ...... ft. ~"f ,,---- rt_ ,,---- -: ~ II.., .a IISI ~I d~ I -,.,-In _!J_ j)P""?:.' '-.. --'" " ~ I ~ Ii3 i I i m X :T g (J'1 ---- -('~' I I ! , ...---- ). ... ---.. ...---" / / f I \ RAINIER STATION THESOIJ11iWESlOUARTER OF SEC'11ON 7.~ 23NOF1TH. ,RAtlQE5EASl. W!LLAMETl'e MeRIDIAN CITY OF ReNToN. KINO COUNTY. WASHINOlON ~ . .......... g,~:rlttDPrII/Ille.~ ':(-"m..,,-o \ I / j / I f ____ !l\lI!:_ .I ~·;r • .n'l I ".-0,0'0,11 =-(&--- GRAPlDe SCALE lor-wU-J T .~w; , ~~CIf ,,----,,----,,---- (aum) l ........ ft, ~ ; ~ Iii I m X ~ 0-;:::;: .t:>. " ~"J",."""" l'IIW,t I1r.1uO'\ --,,-- RAINIER STATION THE SOlffifflEST OUAR1CI\ OF SECTlON 7,TOWNSHIP 23 NOFrTH, RANOE 5 eAST, WllAMern: MERIDIAN CITY OF RENTON, KINO COUNTY, WASHINmnN 11It'lft'~~II''''''/ 1'"JU1 OM'I.d'\" ' .......... nolfr ... ~ ~Ut' l:f_~~" \' u, o.cF;";f.I"1 "~Ia"lt ': .. " ~ ",10'1 .~.m: 'Z(Ir """" .. ~ :tfow- -tt'II " .. ~ .... ',)4'. [ I~.V' i ...... ~ ......... ,,_u- .... ,. ... 'j' .... ".".,p" . . :'"' i .... ) -.~.---~:" """,,"'" ~ '. .~, . :.}Wto1 .. ,.... . ......, --.......,. .. ",......., "-.. ;,:.~' ~~t ~~""~,,,,,, .... ..:It-...... _ ..... .'''''!If\I '. !\.-.rlltfl "\,'1\'"",, . . ,,'''~ riO,."",, tl"III ... ' .... 4 ___________ _ "'1ro. JI'II "m "1'" Q 1h ':n :.~ ... .... , ... ,'IV"I . .-AU.Ol'l!'llft'illlIMI/I:Q ,..-r ""lUi "-';ClllJlltlltat) nalWtl(C'ftllfllttVlJ9, V';~n.n(tUtO(I ~\ ::III(D~ GRAPHIC SCI<LE k-.,.LU. -J T (1M,u,) l .... ., ft. ~...m..~ ,,----,,----,,---- ~ I ~ ~ ;1 ~Ii !~i ~:!:l! I ~ Iii I '11'/': I iii ueld 6UIlUell'·,.:-' " ...... T" I~J I I ! HI f I .. ~ f !!i I I .. " <! ;~::f z HE! E HiHH ~ 1~~1 J ,.,.1:; ,. 1:; ~~ :;t:.~~ 0 00· I HH ..: ;:;;i ll 1. "'1.1.111 e f __ f JI.l! I I; i 11 I >-wl!l1 I i~ .;1 u!~1 mi~h~ IJ~ ~I ~ 1-~ ,>, ~:--I! .j!'2 0,:.0 ~~"'r ~~IF ii1u U "O-l~ ~:--l,i+~ II. ·il~': ,. t.... Iii .11 }f "'~'. ...., ... if .f ;~ 'asi "!~~""'f I!; ..... O!~! Hs,l l, Fti~ ~~lI~Ji "'i~dJ din , .I a "_0 JdJli el!J1 .. l~!:i "h u !U ld 11 Ihd it ~ oGGC!lC!lCiH) I II -J -_ ........... ~l Exhibit 7 ~athyKeOlker~Whceler. Mayor , '< April 12,: 200.4 RichardL Wagner, Principal Baylis ArchitectS, '10801 Main'Stieet ' Bellevue, WA98004 Subject:Protect-ed Slopes Exception through Modification Oe,ar Mr. Wagner: )li:f': RENTON . . -., .,.'.... .. . PIanningIBuildingIPubUcWtirks Department Gl'egg Zimmerl'nan J»~~;A"dmillistrator As you have requeste~. I have evaluated the 9(lcitechnical report that you subrilittedas we/I as ,the .slop e evaluation from The Riley Group. 'Inc. dated, October 29. 2003 in order to determine wheth~r or not the slopes on your site qualify for an "exception through modifiCiltion" per Renton Municipal Code 'Section 4-3-0SOJ .5. '. , . ·The Slop~ Evaluation submitted by The Riley Group. Inc. concludes: •••. [1t] is o!!r conclusion Olat the northern' and southem eaj;t.fadng steep.slopes, and the f9p of. the noJth-· facing slope associated with Ole southern ea~j.facing slope$, were man-made by WSDOT and/or t/lf)' , subsequent site owner, and Olal /hey ~re the resull of natueal resourCe recoveiy activities. utility . ' installaUon, and/or public and private road improvements. This includes thelimited-heighf (typically about 10 feet tall) steep north-facing and south-facing slopeS associated with Ole. utility installation that ' traversed the top of the steep s.outhern east-lacing slope (e.ast of N.W. ff1' street).· 'Regarding the history of slopes not addressed above, -the Slope Evaluation states: . 'The south-facing and the remaining north·facing Slopes. direclly adjacent to the southem easl-facing slope, alSo may have been aitered .. However, b.aS~d on. aerlEil photograp'hs from 1956 to 2002. the shape of the level area at the toe of the slope andfjltmg Rainfer A~nue remained.about Ole same, il!dicating that Significant additional grading did not occur. No'oOler anecdotal ar recorded evidence was found indicating additional work on Olese areas." , It is frr.; determination that the slopes. identified .on Exhibit A qualify for except!ons through mo~ification, per Renton Munjcipal Code Section 4-3-050"JS.bii. Therefore, filling and grading.'could occur ~>Fl the, slopes " identified in Exhi9it A, with the benefiiof~hfi apPiicabfe permits~and lantfuse approll.a/s. Although ~ slopes qualify for exqeptions~hrl?ugh modfficati~n; grading permits ancllor. a fill and grade I~od use approval may still be required. Please submit plans to the DeveIQpnienl~~rvic,es Div:isIDJi for the appr.opriate permit processes prior to beginning any work 00 site. Furtherrriore, th~ determination that the slopes qoa6fy for an exception through modification does not mean 1hat.qeve/opment or construction will be allowed on the slop~s. RMC 4-3- 050.J5.bii a~lows o'!i¥ filling and gr.ading on slop~ that qualify for the e>:~ption. Further geotechnical review will be required a~ part <?f any proposed deyelopment on th~ subject \Site. . This determination will be finat tinless' awritteo' appeal of this administrative deten:nlnatio~ is filed with the Cit1s Hearing Examiner within 14 days" of the date of this letter. See Section 4-8-11 of lhe Renton. MU,"!icipal Code for' further information of"the apPl?al process. ' Sincerely, j})lIfOl!! <A/If1f1ff:lll1~ Gregg zimlnJrm£ i , Planning/Building/Public Works Administrator DEVELOPMENT PlANNiNG , CITY OF RE/I.'TCN DEC 0 72005 Exhibit 8 RE_C_E_'V_' -E-D-'_-1-OS-5-s-ou-t-h-G-ra-dy-w-a-' y-.-R-en-to-n-. W-a-sh-in-£-to-n-9-S0-S-s----"'---~ Exhibit 9 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA05-155, SA-H, V-H, LLA, ECF APPLICANT: JDA Group, LLC PROJECT NAME: Rainier Station DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Site Development Plan review for 52,000 sq ft of commercial space in 3 buildings, with a 209-stall parking garage, on 3.3 acres zoned Commercial Arterial (CA). The site is located at 601 Rainier Ave. NE. Existing buildings on the site will be removed. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: Southeast of NW 6th Street, west of Renton Municipal Airport The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume" of the 2001 Stormwater Management Manual. 2. The applicant shall comply with the requirements of the Geotechnical Engineering Report prepared by The Riley Group, Inc., dated June 2, 2003, to maintain soil stability, prevent landslides, and protect the subject property and adjacent properties from adverse impacts that may result from alteration of onsite steep slopes or nearby areas. 3. Approval of the Rainier Station development proposal is subject to approval of a reduction of the required 50 ft buffer from an offsite Class (I wetland to 25 ft, as part of the site development and variance application for the Rainier Mixed Use South Parking Lot (Chang's Parking Lot) -LUA04-093 and LUA05-133. If the buffer reduction is not approved as part of that development proposal, the applicant shall be required to submit a request for the buffer reduction as part of the site development plan for the Rainier Station application. 4. The applicant shall pay a Transportation Mitigation Fee of $75.00 for each new average daily trip, to mitigate for the proposed 1,154 new average daily trips that will be generated by the proposed development. Credit will be given for the existirig business operations. Fees are payable prior to the issuance of a building permit. 5. The applicant shall pay a Fire Mitigation Fee of $0.52 per square foot, for a current estimated total of $7,852 for Building One, $8,320 for Building Two, and $10,920 for Building Three. Fees are PClyable prior to the issuance of building permits for each building. Exhibit 10 ERC Mitigation Measures Page 1 of 1 3 t , , , , o SIn: PLAN .'- o 1S 15 30 60 n...r!i-...~ .1 2 ~ '"D! t ~Ir I;' I~ I I I I I I I , I I I I I I I ['\,i l' I I r, -r I'. I I \, 'I I fi i 120 PROPOSED PROPOSED ~ROP05ED ORADE PARKING- ~ LROOFTOP EQUIP. I BUILDING 3 r I -<f0' 1 -- - ----10' -50' EXIST. GRADE ~ _ I -----=-__ -=_=_ -~_.JI=-:: L ________________ _ ---- RAINIER AVE. N. o SIn: SEC.TION -BlJILDIN6 THREE 1'·90'-0' EXIST. GRADE -<f0' -10' RAINIER AVE. N. -50' o SIn: SEC.TION -BlJILDIN6 mo TO~HOMES UNDER SEPARATE PERI,lIT PROPOSED GRADE r -<f0' -10' RAINIER AVE. N. -50' SHORED Ii'lALL EXIST. (,RADE CD SIn: SEC.TION -BlJILDIN6 ONE \ - PRELI/1INARY· NOT fOR CONSTRUCTION CCIP"'\'1UGHT ~i 2005 ...... YtJS~HlTEcn;.NCOIU'OI'ATED ALL IUGHTS RESERVED ....... ~ ........... -......,DnICN!O~nD .... _ .... _."OI ... ~ .... OUOC......cnNC.""O_~ ..otH_C>.IN....,..guoo. ...... n.~ __ _ ~""' ... YUiAllC .. !T'(C'nlNCootl'OUTU> Z z o 0 I-~ ~ ~ r :J 3i Vl @ ~ ~X· w -z -I: 0 Z I-_ Z ~ ~ I"tOf£CTNut1BER; MS-OI06 ~cr~ ME HE _.JO,2CI05_2.-4'pm loaOl Mo.,., ~l Bdlevue, WA 9B004 T·41S "s.40S66 ,4i5<153 BOI) www~"teC';5.com SITE SECTIONS A002 ,. ..... . ...... 1TH ST. R R-8 PARCEL A -Gf56480-0001 PARCEL B -420240-1210 PARCEL G -Gf56480-0110 PARCEL F -Gf56480-0115 o 50' 100' 200' 400' ru The Contractor shall execute the work in accordance with these instructions issued in accordance with the Contract documents. Proceeding with the work in accordance with these instructions confirms your acknowledgement that there will be no change in the Contract Sum or Contract Time. . -;.. ' .. , -. ,.-------+--SITE CA BAY.L'IS ARCHITECTS 10801 Main Street, Bellevue, WA 98004 F4254538013 T425 45405 66 Project: RAINIER STATION -VICINITY MAP I Scale: 1"=200'=-0" Job No.: MS:0106 Date: OB/12,{)S , CS No . I Refer to: f a i I -<t --~ +"'-0 ........ "' __ : 1 _______ ~ __ _ -+·'V'a.-"'---=--~I--=---=--~-f~-_-l.-________ -I-______ .~ __ = ¥-<'''-'''-"'''--if------I---I ---j ----~ -: i'~TN 8IWlE il 1 ct --- - --9- l--I 1 -t;0'~19N1"L& ~ ..... '" ~j--------~----l----------l-----------------I----------------- BUILDIN6 I -I'EST ELEVATION +iiJir.'H-- ~·..o'T~ ¥1'T~~ ¥'-o'1'2g.6If1'_ ¥---o'I":I....E!H...!·LR. _ _ J,.O'-o'I"I~I'\.R._ ~.""'5' BUILDIN6 I -EAST ELEVATION (RAINIER AVENJE ELEVATiON> BUILDIN6 I -NORTH ELEVATION BUILDIN6 I -5OIm! ELEVATION +!l!r.'B-I""""'- ¥..o'T~ ¥-6'T~AI'W'ET_ ~-o'~If1'_ +16'.c'...!LGL6~ ~l"2mLf'I.R._ +U~~- =~= 1/&'01'-0' ---'j( iiiiiilii""'iR 11&'.1'..0' ~1"II!!-P'IN.;-"""""~I1!T~~ PRELIMINARY· NOT FOR CONSTRUCTION ==!:..~-- a~~~~~ z o z _ 0 !:;: w ~ , VI Z ~::J f en 0 ~ a:: w ~ w~i -I: 0 f ~ ~ ~ M§-OI06 M' 0<." _ .... -.".,,-. ...".. .... ',. __ sm....,.._ MAIOCH ....... '_""_~_~ ~ .... ,.j~ .~, III'] --- BUILDING I EXTERIOR ELEVATIONS AI21 Renton City Limits Parcels C8i1 Renton Aerial 200 0 SCALE 1 : 2,580 200 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton 400 600 A Friday, August 18, 2006 12:35 PM PARTIES OF RECORD Rainier Station Meredith Everist Baylis Architects 10801 Main Street Bellevue, WA 98004 tel: 425-454-0566 eml: everistm@baylisarchitects.com (contact) Updated: 12/28/05 LUA05-155, SA-H, ECF, LLA, V-H JDA Group, LLC 95 S Tobin Street Renton, WA 98055 (owner / applicant) (Page 1 of 1) \ ' .. -/ \ \/.-.-,., . .- \ / \ .---"1 \ \ '-. '- / / / ----, \ / -----/' ( \ )~ '" I I I J \ I, J , , , '. , i , J \--- I I I I -"\ \ o is 15 30 60 n...J""~ __ i I / I / ---- / I / / I / / / / /-A .-;' J \ -/ \ \ • 120 / I / I J / / c~ \ ( \ \ \ SITE DATA BLD6 I SITE ~ = 3'I,ioo SF eLD6 2 SITE ~ = 52,55i SF BLD6 3 SITE HlEA. = 4e>,624 SF TOTAL SITE ~ • 140.ee1 LOTc.ovERA6E REGUI~ LOT c.ovERA6E, 6!$ OR i5lII IF PARKIN6 IS PROVIDED I"IITHIN AN ON-SITE PARKIN6 6AAAeiE PROPOSED LOT c.ovERA6E eLD6" 12.000 / 3'1,100 = .30 = 3O\lI BLD6 2, 11100 + 21,240 (l=ARKIN6 STRUCT J • 2e,!l4O I 52,551 • 55 = ~ (LOT c.ovERA6E INC. 1,900 SF Y/>cATED ROJi'I. = 2e,!l4O I 53,851 • .54 = ~) eLD6 3, 1;500 / 4e>,624 = .15 = 19l1> TOTAL LOT c.ovERA6E, 4e>,340 /l4O.ee1 = .34 = 34% PERYIOUSIIMPERYIOUS ~ PROPOSED PERVIOUS A~, 52.1lO2 SF PROPOSED IMPERVIOUS~, STRUCnJRES = 4e>,340 SF PAYlN6 = 45.1l33 SF TOTAL PROPOSED IMPERVIOUS, '12,113 SF FLOOR ~ RATIO eLD6 I, 14,900 / 3'1,100 = !l6 = S6S\1 BLD6S 2 t 3, 31,100 / 101,11l1 = .31 • 31S\1 TOTAL F A.Ro, 52.000 / 14O.ee1 = .31 = 31S\1 - PROPOSED BUILDIN6 DATA BUILDIN6 " 14,900 SF (13,'165 SF NET) FIRST FLOOR = 12,000 SF MEZZANINE = 2,900 SF BUILDIN6 2, 15,200 SF (14,255 SFi~ SF FIRST FLOOR = i""" = SECOND FLOOR • ~V..- BUILDIN6 3, 21.000 SF (21~ ~~) SF FIRST FLOOR = i;500 SF SECOND FLOOR = i500 SF THIRD FLOOR - -- ---------------------,---. _ .. --_.-EXISTIN6 PROPERTY LINE PROPOSED PROPERlY LINE PROPERlY LINE TO BE YN;ATED EASEMENT LINE BUILDIN6 SETeI>GK I LA~APE BUFFER LINE (l:NCROACHMENT REGS. Pl.l6LIG HEARIN6) TOTAL 52.000 SF (4'1.226 SF NET) TOE OF SLOPE MIN .• 4/1000 NET SF MAX = 5 /1000 NET SF PROPOSED PARKIN6 6.1\RR1ER FREE STANDARD COMP/>cT TOTAL PROPOSED • • 1'Ii 246 = Il = 145 = 4e> -"'--- = 201 (4 I 1000 SF) PARKIN6 LOT LANDSCAPED ~, 11,401 SF 1 ...,.,. ·1 : ........ . .......... ------- = BLD6 OUTLINE GANOP1' LINE MSf I"IALL SHORED I"IALL ROa<ERY' I"IALL SITE LI6HT PRELI/1INARY· NOT FOR CONSTRUCT/ON COPYRIGHT © 2005 BAYUS ARCHITECTS INCORPORATED AlL RIGHTS RESERVED THIS DOCUMENT. AND THE IDEAS AND DESIGNS INCORPORA no HEREIN IS THE PROPERT'( OF BAYUSARCI-IITECTS INC .• -'NO MAY NOT BE REUSED IN 'NHOLE OR IN PART. IIIIITHOUT THE WRITTEN CONSIONT OF aAYUSAACHITECTS INCORPORATI:O. Z z Q ~ r-w l7 ~ ~ ~ til @ ~ "><~ W -z -L 0 Z ~ _ Z ~ ~ PROJECT NUMBER: M5-0106 ME ME PROJECT MANAGER.: DRAWN BY: PLOT DATE: ~e 02. 2005 -8:42am DATE: NOVEMBER 21, 2005 ~ SITE PLAN REVIEW REVISIONS: I 080 I Main Street Bellevue, WA 98004 T 425 454 0566 F 425 453 8013 SITE PLAN ANALYSIS AOOI ----- DATA NORTH PARCEL TOTAL PARCEL ~ORK AREA IHPERVIOUS AREA: EXISTING PROPOSED % OF TOTAL SITE LANDSCAPED AREA % OF TOTAL SITE EXISTING AND PROPOSED STRUCTURES TOTAL EXISTING ~ETLAND V'iETLAND FILL: ACTUAL FILL yAf2ER' ISI-bL ~('e(,,,--~-~'''-_ ~~S6k-"",,-, TREE COUNT~'\ --'.""~." 2.'.0,131 SF '1,:00 SF 00 SF 00 SF 15% 51,000 SF 0% NONE 21,100 SF 3,5'11 SF\ 5,028 SIT 5,028 SF " >50 EXISTING "". "'''<, TO BE REHOVED "'-. 4 LIMIT OF-, fUTURE BLDG. CONSTRUCTION fiNISH '* fiNAL GRADE~ 2 fT.CLEA~ TOPSOIL ~ . -',,, .... I I I I I I EXCAVATIO~ EXISTINI{-,--.. UNC.ONTROLLED FILL EL. 46'±~'\ : I I I I EXISTING,..----~ V'lETLAND EDGE : EL. S8'± EXISTIN~ V'lETLAND 25'-0" V'lETLAND BUffER I I I I l':-=====':: BUFFER DETAIL N.T.S. -- " ,/ " ,/ ....... ,/ ---/ ,./ ./ NEV'l ECO BLOCK V'lALL 4' HEIGHT ENHANCED V'lETLAND V'lETLAND I A!'<:t:A :: S ,5"1 I I::<.XlJ nl-S AREA OF IV'lE:TU~ND FILL I C,H(')WN ON A002) ENHANCED V'lETLAND AREA = 1,800 SF ',_.!J:IIRE:A OF REDUCED JFFi='R = 5,028 SF \ -- IA.RI:A OF INCREASED 1-----"-"f--=iII = 5,028 SF FND. 1/2" REBAR/':AP, LS #15661 0.00' W X 0.16' S. C;HA'NLlf'" FENCE NORTH }A{ETLAND ENLARGMENT AND ENHANGMENT \ \ \ \ \ , " \ +--DRIP LINE I ~~~""LIMIT OF BLDG. I II 20 1 EXISTING BUILDING / / / / / \ \ \ I \ \ \ \ \ I I I I I I / / \ \ UKIr' UNt. \ \ \ \ FND. 1/2" REBAR/CAP LS #15661 ? \j OIL TANK "', \ / / / X TC 6" 12 24 NC OIL 1 DRIP LINE ~ NOT fOR CONSTRUC770N COPYRJGHT © 2003 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT. AND THe IDEAS AND DESIGNS INCORPORA HEREIN. IS THE PROPERTY OF IlA,(~ISAACHIT!;(..'S INC. AND i" NOT BE REUSED, IN WHOLE OR IN PART, WITHOUT TH!; WRIT CONSFN'I OF I!AYLISARCHITEC[,'> INCOR~ORATED_ z o I- IJ Z I II) ~ z o I- Z UJ c! R\ [ I 08U I Main Street 8ellevl.le, WA 98004 T 425 4540566 F42S4S38013 Ii, I SITE PLAN APPROVAL APPLICATION ADO: .. - .-,..-;" ~ ./ . --.. -,/ {" ~ , , ,-\ \ .. ...,.-"'" \ \ ~... \ -.. ~ ..... , , , , , " , ! , ( , , , .g, , , , ,- , , , , , \ \ ' ", \\ ~JITJ~~--{~~)f--X---~--'~ %Z:~ " , ., \ " , \ \ , " ,,'--------,\ L _______ .-- \ '--------_._-,.,._.------------------~- "'~' ~ RELOCATE EXIST. ROADWAY UGHTING PLANTING NOTES: -, , , , , --, ---,-- I I I I I I I I I I I I I I I I I I I I I I I I I I I -- M~IRASH AREA ® -- * Planting soil for shrubs/groundcovers sholl be deemed as new topsoil/compost cultivated into existing prepared subgrade. Trees shall be pit planted with prepared planting holes being a minimum twice as wide as the rootball and at least nine inches (9") deeper. * Soil Preparation: Cultivate shrub bed subgrade to a minimum depth of ten inches (10") and clean/remove all rocks, roots, debris over two inches in diameter. Lay a two inch (2") depth of Compost over entire bed and till again to a minimum depth of ten inches (10") to incorporate Compost thoroughly into grade. Then lay a two inch lift of Compost and till again. * Fertilize all installed plants during backfill operations with 4-2-2 Agro Transplanter as recommended by Manufacturer. * Substitutions or changes in materials and placement shall be made only on the written change orders as agreed between Contractor, Landscape Architect and Owner. * Mulch all beds with a minimum 2 inch (2") depth of approved 'mUlch'. Finish grade of mulch shall be 1" below adjacent hard surfaces and flush with lawn(s). * Stoke trees as directed by Landscape Architect. * All new plan tings will be served by an automatic irrigation system. * The Landscape Architect retains the right to inspect trees, shrubs and groundcover for compliance with requirements for plant size and quality at any time. This includes but is not limited to size and condition of rootballs, root systems, insects, latent injJries cnd defects. Remove rejected material immediately from project site. PROPERTY LINE I I I I , , I , , I •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• _ •• -I" ...... --~. .. _ .. _.. .-.. _ .. _ .. _ .. _ .. _ .. _ .. _ .. '-NlcW STREET TREE north I'It.LVvRTE EXIST. ROADWAY LIGHTING o 15 30 60 -r---1~ I ! I I SCALE: 1" = 30' * Upon completion of the inspection, the Landscape Architect sholl amend the Contractor's list of items to be completed or corrected (Punch List) and indicate the time period for their completion or correction. This sholl constitute Substantial Completion and Provisional Acceptance shall be granted at this time. The Landscape Architect will make an inspection for Final Acceptance of the Work upon request by the Contractor. If all of the items of the Punch List have not been completed to the satisfaction of the Landscape Architect, additional inspections will be scheduled at the request of the Contractor. Final Acceptance shall not be granted until all of the items of the Punch List have been completed to the satisfaction of the Landscape Architect. At this time the Landscape Architect sholl certify in writing the Final Acceptance of the Work. • Replacement of Plantings: Remove from site and replace with new planting, at Contractors expense, any plant that is either dead or in unsatisfactory condition, as determined by Landscape Architect as soan as conditions permit within normal planting season. All replacement plantings are then to be under reinstated guarantee period, as specified. Identify these replacements and take whatever necessary steps to prevent similar demise of plant materials. * Warranty. This Warranty shall include replacing and planting same size and species of plant material shown on Drawings that is designated to be replaced by the Landscape Architect. Except for loss due to excessively severe climatological conditions (20 year weather charts), installed plant materials are required to be guaranteed until the end of one growing season against defects and unsatisfactory growth, except for cases of neglect/abuse by Owners/others. All plants replaced shall be reinstated under plant guaranty conditions. NATIVE AREA J -NOT TO BE DISTURBED PLANT SCHEDULE Qty. S)/rD. Botanical/Common Name TREES: Acer ginn ala / AMUR MAPLE Acer griseum / PAPERBARK MAPLE >'~:;, Chamecyparis o. 'Gracilis' / HINOKI CYPRESS Pyrus c. 'Capitol' / FLOWERING PEAR Street Tree -as approved by City Thuja o. 'Pyramidalis' / ARBORVITAE Size/Remarks min. 2" cal. min. 2" cal. min. 8'0" hgt. min. 2" cal. min. 8'0' hgt. SHRUBS/GROUNDCOVERS: II 0 Buxus s. 'Suffruticosa / DWARF BOXWOOD min. 15" spr. -compact II 0 Daphne b. 'Carol Mackie' / DAPHNE min. 18" spr. -compact II 0 Euonymus alatus 'Compacta' / EUONYMUS min. 24" spr., bushy II 0 Juniperus c. 'Torulosa' / HOLLYWOOD JUNIPER min. 5'0' hgt. II 0 Kalmia I. 'Ostbo Red/ Alba'/ MOUNTAIN LAURELmin. 24" spr. II 0 Pieris japonica / LlLY-OF-THE-VALLEY SHRUB min. 24" spr. II 0 Rhododendron ssp. / NCN min. 24" spr. Carex m. 'Variegata' / JAPANESE SEDGE Hemerocallis 'Hyperion' / DA YLlLY Mahonia repens / CREEPING MAHONIA Sarcococca humilis / LOW SARcOCOCCA Pennisetum a. 'Hameln' / FOUNTAIN GRASS Taxus b. 'Repandens' / SPREADING ENG. YEW Naturalized Buffer: Cornus stolonifera / REDTWlG DOGWOOD Gaultheria shallon / SALAL Mahonia aquifolium / OREGON GRAPE Myrica califomica/ PACIFIC WAX MYRTI.E 1 gal. @ 24" O.C. min. 5 canes at 24" each 1 gal. @ 24" O.C. 1 gal. @ 246 O.C. min. 366 hgt. I • • I • • * Plant sizes are specified per the AmericlIn Standard for Nursery Stock, Publication-May 2, 1986 sponsored by the Americon Association of Nurserymen, Inc. ........ __ lInIN IEMD aBM .. _ CIEIIil'U1E NO. 3M Glenn Takagi Landscape Architect 18550 Flrlands Way N. Suite #102 Shoreline. WA 98133 (206) 542-6100 FAX: (206) 546-1128 Project No.: Drawn: Checked: c: rn -c.. .-~ c: rn -c.. GT/TV GT Drawing Issue: 11-1 ~5 Site Plan Review Revisions: Sheet L 1.1 o " " ~ ~ ~ W \I a. ~ '" w ~ -- § a. I 011 '" w '" x ...- w (f) « I 0..« I :?; Z Oz 1-0 ~I-(f)~ 0:::0::: W Z « 0::: g II • ~ i B ~ " Z ::s 0.. f-Z W ~ W U Z « I Z W 0:::: W l.L l.L ::::> CD ~ ~ I " ~ ~ C>: CL CL « w ';;: 0 fri z o Vi ~ C>: o z , ". ' .. '. '" , .' r :.': ' \'., -,-:'. )<. " ,$, EXISTING WETLAND .;<, '-.- '" '" '" "" "-\ "-"-"- "" "" BUFFER ENHANCEMENT PLAN PLANT SCHEDULE ;---r.;; ..... ;;;;r " "". , " I , \\ ------ RAINIER 8T A TION-PHASE 1 THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN CITY OF RENTON, KING COUNTY, WASHINGTON c " ~- ,"\, ,-.; MlllGAllON I'LAN SllMlVIARY 'Il,e mitigation plml is comprised of O,e follo""ng sections: I, A definition of mitigation goals, and a descl;ption of how this plan is designed to meet these goals; 2. lmplementatiOlI plan; 3. A planting plru1; 4. Perfonnance st.mdards, which are tangible standards against which results can be compared; 5. A monitoling plan, which explains how the data \\iII be collected to compare against Ihe perfonnance st;mdards and evaluate success; and, 6. A contingency plan for making mid-course corrections in the event of problems. MlllGAllON COALS 11,e goal of this n"tigation plan is to compensate for buffer impacts through enhancement of approximately 3,HOO square reet "'thin the reduced buffer. Enhrulcement of the averaged wetland buffer ea,t of the wetland involves invasive species removal, removal of fill material and backfill "'th appropriate planting soils followed by dense planting of native vegetation. IMPLEMENTAflON PLAN In order to enslIle that the following implementation activities occur as intended, a pre- construction meeting shall occllr with the landscapers and the project biologist or landscape architect. During t\lis meeting, the biologist shall review the plrulting malerial to ensure that it is as specified and that the crews understand the details of this planting plan. Construction (inclUding grading, invasive species removal, followed by application of suitable topsoil and mulch or other soil erosion protection) MUST occur during tl,e dry months, rrom JWle through mid-October. Plallting ofpolted material must occur in oCtober through November. Planting of bareroot malerial ,,'ll,t occur between December and February. PER/DRM\NCE srANDARDS 'I1,C following table describes tile perlannancc standards that Illust be met within tl,C restoration area throughout th. monitoring period. TABLE 3: PERFORMANCE STANDARDS C.iterion Year I Year 2 Year 3 Year 4 YearS Native plant cover ('Yo) ovcmll 30-40 45 to 75 65 to 85 100 100 Native plant covel' ('Yo) 10-20 20-30 40-60 100 100 "mergentlgra~sland areas Native woody plant cover ('Yo) 10-20 20-30 30-50 50-75 75 -100 larested areas Non-native, invasive phmt cover (% ) (see below) Plant survivorship 100 80 80 80 80 Species diversity (see below) SPEOES DlVERSrTY I1,e following minimum standards apply to species divet~ity of plants, including both planted and volunteer species, "'thin the various strata (greater species diversity in each strata is encouraged) for areas exceeding 4,300 square feet (fewer species may be used for smaller areas): trees ~ 3 species shrubs ~ 4 species ground covers ~ 2 species CONTRa. cr NOXlaJS, INVASIVE AND NA11VE SPlDES WTTlI A TI:N:lIN::Y TO OVER \VI1JlM Noxious weeds (identified on state noxious ,~s lists) including giant and Japanese knotweeds (Polygonu", saci1alinense, P. mspidalum) must be entirely eliminated rrom the site throughout the monitoring peJiod. jl.eed amm)'grass (Phalaris arundinaceae), Scot's broom (CylisIL< scoparius), thistle (Cirsill'" Ipp.) and Himalayan and evergreen blackberries (Rllb", discolol; R. laciniallls), must be eliminated prior to plrulting and thereafter stJictly controlled and may not exceed 10010 lotal cover per species (i.e., up to 10010 cover of each species may be allowed) throughout the mOllitoring period. ~MONITauNG A"' Monitoling must be perfonned annually for a totat of five years, Year I of the mitigalion l11onitoJing petiod \vill commellce on the month that construction within the mitigation area is completed. Overview photos must be taken to document overall appearance of the mitigation area before, dUling, and after construction. Photographs must also be taken during each monitoJing period so that progress cml be tracked fi'Olll year to year. Specifically, the monitoring protocol ""II consist of the following: ~\ . , \ • Evaluate plant cover and cover fiul11 undesirable species; • Evaluate slllvivorship; • Visually assess ruld record ",Idlife use. Maintenance, monitoring 'Old reporting will occur per the following schedule: TABLE 4: MAINIENANCE & MONITORING SCIIEDULE Biannual Monitoring Visit F orrnal MODiloring Maintenance Visits Report due to Oty by: Betv .. een tv1ay 1 and BetV.~l August I rux:i November 30 July 15AND September 30 Between September I and October 30 MAiNTlNANCE PLAN Maintenance is expected to be necessary. Invasive, undesirable plrults ",ill be \~ed by hand. REUSE OF DOCUt.tENlS JtI$ POaIIEKf lIAS BmI SI<HIl ElECIIKHCAI.1.Y IN NXOIIINfCE WIH lAC Itl-2l-01O IJI) atAPTEA IUt n lIHAUntallZED N..1ER,l..1Dt CE .lfjy CE 11£ M'CAiU.1k»I <JrI TIIS ooo.u:NT at. lIV.IUlAlE 1If: UnllOIT, MY 00I1JICA1lCf4 Nfj 1IlIIA1IH. DE IDEAS NIl DEDS 1IICaIPIJt.I.1ED tfIIII. AS .Ifj IISlIIllIENT rE Plll:f'ESDAI. SOMCt. IS 11£ I'IIIftRIY Cf NI!L NIl IS HOT 10 lIE usm. III 'fi1E III I( PART, RII 11ft OIllJl PIIO.fCT MnlruJ 111: '/fIITJDI AUlHCl'illAlklI fS .lIB... If monitoring results in<.licate that perfonnance standards are not being met, it may be necessary to impletnent Ole colltin~cncy plan. Plant attrition can be reJnedied by evalUllting the cause, md replanting with either Ole same or a more appropriate appl'O\"ed species. Any tree or shrub 0181 is 50 percent or more decadent (i.e., partially dead) "ill be Gonsidered dead. If the cause of ml unacceptable level (exceeding 20 percent) of plant atmti"" is detellnlned to be due to wildlife damage, a detailed plan to prevent such future losses will hi, prepared by. qualified biologist. (raken Irom the Wetlrul'! DelineatiOll ruld Mitigation Plan, Rainier Station, dated July 17,2006, prepared by Wetland Pelmitting Scrvioes.) GENERAL LANDSCAPE NOTES 1. SUBMIT TO WlDSCI,PE ARCHITECT (LA), ONE MONTH PRIOR TO CONSlRUCTJON, CONFIRMED PROCUREMENT ORDERS FOR ALL PlANT MATERIAl. PROVIDE THE QUANTlIY, LOCATION, PHONE NUMBER AND ADDRESS OF THE GROWER. 2. CONTRACTOR SHALL OE RESPONSIBLE FOR PROVIDING QUANTITY OF PlANTS THAT ARE REPRESENTED BY SYUBOLS ON THE DRAWINGS. IF THER£ IS A DlSCREPENCY BElWEEN THE PWl AND THE NUMBER OF PlANTS CAllED FOR, CONTACT THE iA~DSCAPE ARCHITECT FOR ClARIFICATION PRIOR TO BIDDING. 3. All PlANT MATERiAl SHALL CONFORM TO MN STANDARDS FOR NUSERY STOCK, LATEST EDITION. PROVIDE HEAlTHY WELL -EAlANCED PlANT MATERIALS AS SPECIFIED. CONTACT LA IN WRITING 3 WEEKS IN MNANCE OF PlANT MATERiAl DEWEk ( TO ESTABliSH ON-SITE INSPECTION. PlANT MATERiAl SHALL NOT BE INSTAlLED UNTIL IT HAS BE£N APPRC'Ul BY THE LA. ALL PlANT MATERIAl SHALL BE PlACED IN ONE ISOLATED LOCATION ON THE PROJECT SITE AND PRO'viliL UNRESTRICTED ~,CCESS FOR VISUAl INSPECTION OF INDIVIDUAl. PlANTS, PlANTS SHALL BE ORGANIZED IN BLOCKS BY SP(CIE AND SUmCIENTLY SPACED TO OBSERVE OVERALL GROWTH HABIT. TREES SHALL BE UNTIED AND BRANCHES SEPARATED, UNACCEPTABLE PlANT MATERiAl SHALL BE REMOVED FROM THE JOB SITE. 4, S[E SHEET L1 ,2 FOR PWmNG AND SITE DETAILS. 5. CONTRACTOR SHAll, BE RESPONSIBLE FOR CONFIRMING LOCAllON OF ALL UllUllES. CAlL FOR UllUTY LOCATE PRIOR TO EXCAVAllON (600.424.5555). CONSULT \11TH GENERAl CONTRACTOR PRIOR TO EXCAVAllON, 6. ALL NON-NAllVE VEtETAllON SHAlL BE REMOVED \I1THIN THE \\£1l..AND BUFFER. THE LANDSCAPE ARCHITECT OR 'It£TLAND BIOLOGIST SHAll FLAG AREAS PRIOR TO REMOVAL AREAS YlliERE PLANTS HAVE BEEN REMOVED SHALL BE REPLAN1ED \11TH THE NATIVE PLANTS USTED IN THE PLANT SCHEDULE. 7. COIl TRACTOR SHALL IMPORT 6 INCHES or SANDY LOAM TOPSOIL AMENDED \11TH 25" ORGANIC MATTER BY I'fUGHT THOROGHLY BLENDED. TOPSOIL/ORGANIC MATERIAL MIX SHALL BE SCREENED THROUGH A 5/8" TRaMMEL SCREEN. . OBTAIN APPROVAl OF FINISHED GRADES FROM WlDSCAPE ARCHITECT PRIOR TO PlANTING OPERATIONS. 9. NI~ P~t~fD~GNor THIS PLANllNG PLAN SEEK TO REPUCATE NATURAL PlANT COI.tMUN11lES IN E SWOOD FERN ROW AOJACENT TO THE SPUT RAIL FENCE. (l.M-n""~ .(i to. A'TEMPORARY IRRIG.lTIOO SYSTEM SHAll 8£ INSTAllED IIlTHIN THE ENHANCED i\£llAND BUfTER AREAS TO SUSTAIN PLANT UfE FOR A TWO )EAR PERtOO. 11. BMEROOT PLANT STOCK MAY BE USED YlliERE SEASONAlLY AVAILABLE AND GENERALLY MUST BE INSTALLED DURING THE DORMANT SEASOO (APPROXIUA TELY DECEMBER TO FEBRUARY 1ST). BAREROOT PLANT STOCK SHALL BE EQUAL TO OR GREATER THAN THAT or THE SPEaFIED CONTAINER SIZE. 12. CONTRACTOR SHALL INSTALL "HOG FUEL" GRINDINGS AS AVAIlABLE FROM PACIFIC TOPSOILS (425) 422-0341 TO A 3-INCH DEPTH OVER THE ENTIRE DISTURBED AREA TO BE PlANTED. 13. CONTRACTOR SHALL CLEAN UP AlL DEBRIS AND lEAVE SITE IN A NEAT CONDITION. 14. CONTRACTOR SHALL MAINTAIN SITE FOR 60 DAYS AFTER FiNAl ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNER'S REPRESENTATM. 15. CONTRACTOR SHALL WARRANTEE AlL PlANT MATERIALS FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPWICE. 16, CONTRACTOR SHALL t.lAINTAIN SITE UNTIL FiNAl ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL THEN t.lAINTAIN SITE AS DESCRIBED IN SPECIFICATIONS AFTER FINAl ACCEPTANCE IS RECMO IN WRITING FROM THE OWNERS REPRESENTATM. LEGEND PlANT S'Il.IBOl PlANT QUANTITY DETAIL NUMB£R SllEET NUMB£R STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT 4,;,~1fit' DANIEL E. JTALA CERTIFtCATE NO. 56t RECOMMENDED FOR APPROVAL GRAPHIC SCALE ( IN FEET) 1 Inch -20 ft. CITY OF =E o z ~5 C-G>E> >.-«.c I..~ -~ 3: c -tij c: 0:0 -I{)C OG> I{) 0: -. Z o ~ g -.J a: w z ~ RENTON • • -( -• ( f • t ( L -• -• ( By _____ _ CHECKED FOR COMPLIANCE TO CITY STANDARDS DEPARTMENT OF PUBLIC WORKS By ______ _ ____________ DATE __ _ By _____ _ ____________ DATE __ _ DATE NO. REVISION BY APPR. DATE PLANTING PLAN DESIGNED, DEW DEW APPROVED: DATE, 08/04/06 SCALE, 1" ~ 20' Lt FILE NAME, 203615- FIeLD BOOK: PAGE, CHAINLOCK TIES ------............ MIN. 1.5 x 1.5 IN. APPROVED STAKE MATERIAL------t~1 All STAKES SHALL BE DRIVEN OUTSIDE THE EDGE OF THE ROOT BALl. AMENDED BACKFill -~<=f:m;r~ 18"-DEEP ROOT BARRIE:R (PLASTIC). # AS REQUIRE:D'(~MI::;-N.--;;;~~ SET 1/2 BELOW GRADE ON SIDE TO BE PROTECTED. lI.lI. lI. lI. lI. lI. lI. lI. lI. 4 lI.4 _-=-----EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP QF THE ROOT BALl. TREES WHERE tHE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOT BALL WITH SOIl. .,_-4 IN. HIGH EARTH SAUCER ~4~b;;:;;;;;;;~~BE~Y~0~N:D ..:E:D:GE OF ROOT BALl. "-., FINISH GRADE ir-PLANLPIT WITH ~~"_ ANll;Lt.U SIDES I I I ~ "i'i,~, "---ROOT BALL COMPACTED AMENDED BI\CKFILl. ~qll~~~;Q;;~I TAMP SOIL AROUND ROOT BALL x ROOTBALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL. CUT THE WIRE BASKEf IN FOUR PLACES AND FOLD DOWN 8 IN. INTO PLANTING HOLE. SET TOP OF ROOT BALL FLUSH TO GRADE 1-2 IN. HIGHER IN SLOWLY DRAINING SOILS. TIGHTEN TIES ONLY ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK MOVEMENT. CHAINLOCK SHALL BE LONG ENOUGH TO ACCOMMODATE 1.5 IN. OF GROWTH. ~~D~E~CI~D~U~O~U~S_T~R~E~E~P~L~A~N~T~IN~G~ ____ _ V NOT TO SCALE ROOTBALL DEPTH .. 0' ~ .... '-.. ~ , \ _. __ B&B OR CONTAINERIZED SHRUB. TYP SET ALL PLANTS AT NURSERY LEVEL MIN 2"-3" OF MULCH (PER SPECS) SHRUB BED SOIL PREPARATION DEPTH (SEE SPECS) FINISH GRADE ..... '.. ...• ..... DEPTH PER SPECS ~ ...... '~" ;:..:<'::<.;.:./'~'<:..:::0-,-,,0< __ , ,,<_ REMOVE CON TAl N ER V\J...... COMPLETELY OR REMOVE \~~l(i!J BURLAP. WIRE & STRING FROM ~ TOP 2/3 OF ROoTBALL ~~~"'~'-----NATIVE BACKFILL WITH SOIL AMENDMENTS .,' '. ROOTBALL + 1'0" (MIN) (SEE SPECS.) _.---UNDISTURBED SUBGRADE (PROVIDES FIRM BASE SO THAT RoOTBALL WILL NOT SINK) f3\~S~H_R_U~B~PL~A_N_T_IN_G~ __________ _ Q NOT TO SCALE 2" ROUND PRESS. TREATED PINE POLE (OR APPROVED EQUAL) SET TO LEt:: OF PREVAILING WIND . PLANTING BACKFILL PER SPECIFICATION ...__-SECURE W/ LOOP . . . OF CHAINLOCK. r---WOOD CHIP MULCH PER SPECIFICATIONS FORM 6" HIGH CONTINUOUS WATER BASIN CONIFEROUS TREE PLANTING NOT TO SCALE JUTE FABRIC UNDERNEATH BARK MULCH ON SLOPES ~--------------o\,IFR 2:1 r--------t---·UIN 2"MULCH (PER SPECS) .--------F NISH GRADE r------·TypICAL GROUND COVER PLANTED AT NURSERY LEVEL -.L.<7U-L.'t~~~r'~:£L::LL.::LL.6:LZV~A~FLU:LL,:a;(a(a~I~~F~'=.,.-_ SOIL AMENDMENT MIXED WITH PER LANDSCAPE PLAN TYPICAL SPACING 8 GROUND COVER PLANTING NOT TO SCALE NATIVE SOIL (SEE SPECS) SCARIFIED SUBGRADE (SEE SPECS) .....or ..aWhli -_L_ WUFLiUE NO. at Glenn Takagi Landscape Architect 18550 Rrlands Way N. SuIte #102 Shoreline, WA 98133 (206) 542-6100 FAX: (206) 546-1128 Project No.: Drawn: Checked: en ---CO +-' Q) o c --+-' C CO -a.. GTIN GT Drawing Issue: 11-18-05 Site Plan Review Revisions: Sheet L 1.2 <0 ~ ~ § <0 ~o ~ " ~ " .- w if) ~ « I Q cr~ " z Oz !;;:O ~ 1-'1- ~ if)~ 0:::0::: 0 z w -'" Z Q « 0::: ~ II • ~ 0 c c ~ " z z a ~ ~ i 0 " -0 tI! '" w '" X i Ii! ..-- .. "'-~ --' 0 z ~ z ::s CL I-Z W ::::2 W Q Z « ::r: Z W 0::: W l..L-l..L- ~ CO ~ ~ 0 C'I ~ 0 ~ ~ • - c i ~ 0:: 0.. 0.. <{ UJ ~ 0 >-(!) z Q (f) GJ 0:: o z "- " " EXISTING WETLAND "-... " " " "-'" '" '" '" "-" " BUFFER ENHANCEMENT PLAN PLANT SCHEDULE RAINIER STATION-PHASE 1 THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETIE MERIDIAN CITY OF RENTON, KING COUNTY, WASHINGTON C C MITIGATION PLAN SlIMMAR.Y TIle mitigation plan is comprised of the following sectiol1S: I. A defmition of mitigation goals, and a description of how this plan is designed to meet these goals; 2. Implementation plan; 3. A planting plan; 4. Perfonnance standards, which are tangible standards against ,..wch results can be compared; 5. A monitoring plan, which explains how the data will be collected to compare against the perfonnance standards and evaluate success; and, 6. A contingency plan for making mid-course corrections in the event of problems. MITIGATION GOALS TIle goal of this mitigation plan is to compensate for buffer impacts through enhancement of approximately 3,BOO square feet within the reduced bulTer. Enhancement of the averaged wetland buffer east of the wetland involves invasive species removal, removal of fill material and backfill with appropriate planting soils followed by dense planting of native vegetation. Ilv\Pl..EMENTA110N PlAN In order to ensure that the foll()\\ll1g implementation activities occur as intended, a pre- construction meeting shall occur witll the landscapers and the pmject biologist or landscape architect. During this meeting, the biologist shall review the planting material to ensure that it is as specified and that the crews understand the details of this planting plan. Construction (including grading, invasive species removal, followed by application of suitable topsoil and mulch or other soil erosion protec!ioo) MUST Eur duri~g the dry months, /Tom JWJe through mid-October. Planting of poIted material must cur in October through November. Planting of bareroot materialmll'lt occur between December d February. PERFORMANCE STANDAR.C6 l11c following table describes the perlbm18l1Ce standards that must be met within the restoration area throughout the monitoring period. TABLE 3: PERFORMANCEST;\ND;\RDS Criterion Native plant cover (%) overall Native plant cover (%) emergent/grassland areas Year I Year 2 Year 3 Year 4 YearS 30 -40 45 to 75 65 to 85 100 100 10-20 20-30 40-60 100 100 Nati ve woody plant cover (%) 10-20 20 -30 30 -50 50 -75 75 -I ()() forested areas Non-native, invasive plant cover (% ) Plant survivorship Species diversity SPEOES D1V'ERSlY 100 (see below) 80 80 80 80 (see below) The following minimum standards apply to species diversity of plants, including both planted and volunteer species, within the various strata (greater species diversity in each strata is encouraged) for areas exceeding 4,300 square feet (fewer species may be used for smaller areas): • trees = 3 species • shrubs = 4 species • ground covers = 2 species CONTRa.. IT l'DXIous, INVASIVE AND NATIVE SPlXJES WlTII A 1INIJ[NQ' TO OYERWIlIlM Noxious weeds (identilied on state noxious weeds lists) including giant and Japanese knotweeds (Polygomml sachalinelll'e, P. C1t~pidafllm) must be entirely eliminated from the site throughout the monitoring period. Rced canarygrass (plla/aris a/1mdil1aceae), Scot's broom (01is1l5 scoparius), thistle (Cirsilll11 spp.) and Himalayan and evergreen blackberries (Rubus disco/at; R. lacil1iatllS), must be eliminated prior to planting and thereafter strictly controlled and may not exceed 10"10 total cover per species (i.e., up to 10"/0 cover of each species may be allowed) throughout the l11OI1itoring period. If monitoring results indicate that perfrnnance standards are not being met, it may be necessary to il11]Jlement the contingency plan. Plant attrition can be remedied by evaluating the cause, and replanting with either the same or a more appropriate approved species. Any tnee or sluub that is 50 percent or more decadent (Le., partial:y deOO) will be considered dead. If the cause of an unacceptable level (exceeding 20 percent) of plant attrition is determined to be due to wildlife damage, a detailed plan to prevent such future losses will be prepanxl by a qualified biologist. (Taken fronl the Wetland ~lineation and Mitigation Plan, Rainier Station, dated July 17, 2006, prepared by Wetland Pennitting Setvioes.) GENERAL LANDSCAPE NOTES 1. S:J8MIT TO lANDSCAPE ARCHITECT (LA), ONE MONTH PRIOR TO CONSTRUCTION, CONFlRMED PROCUREMENT ORDERS FOR ALl PLANT MATERIAl.. PROVIDE THE OUANTllY, LOCATION, PHONE NUMBER AND ADDRESS OF THE GROWER. 2. CONTRACTOR SHAlL BE RESPONSIBLE FOR PROVIDING OUANTllY OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. IF THERE IS A DlSCREPENCY BETWEEN THE PlAN AND THE NUMBER OF PLANTS CALLED FOR, CONTACT THE iANDSCAPE ARCHITECT FOR ClARIFlCATlON PRIOR TO BIDDING. 3. AI L PLANT MATERIAl SHAlL CONFORM TO AAN STANDARDS FOR NUSERY STOCK, LATEST EDmON, PROVIDE HEALTHY WELHAlANCED PLANT MATERIALS IS SPECIFlED. CONTACT LA IN WRITING 3 WEEKS IN ADVANCE OF PLANT MATERIAL DEUVE~ i TO ESTABLISH ON-SITE INSPECTION. PLANT MATERIAl. SHALL NOT BE INSTALLED UNTIL IT HAS BEEN APPRC' ',0 BY lHE LA.. AlL PLANT MATERIAl. SHAlL BE PLACED IN ONE ISOLATED LOCATION ON THE PF:OJECT SITE ANn PROViul-uNRESEICTED AGCESS fOR VlSIm. INSPECTION OF INDMDUAL PLANTS. PLANTS SHAll BE ORGANIZED IN BLOCKS BY SPE~IE AND SUmCIENTLY SPACED TO OBSERVE OVERAlL GROWTH HABIT. TREES SHALL BE UNTIED AND BRANCI!£S SEPARATED. UNACCEPTABLE PLANT MATERIAL SHAlL BE REMOVED FROM lHE JOB SITE. 4. SeE SHEET L1.2 FOR PlANTING AND SITE DETAILS. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR CONFlRMING LOCATION OF ALL UTILITIES. CALL Foo UTILllY LOCATE PRIOR TO EXCAVATION (SOO.424.5555). CONSULT ~lH GENERAL CONTRACTOR PRIOR TO EXCAVATION. 6. ALl NON-NA TIl,{ I,{GETA TlON SHALl BE REMOI,{D ~lHIN lHE WETLAND BUFFER. lHE LANDSCAPE ARCHITECT OR WETLAND BIOlOGIST SHALL FLAG AREAS PRIOR TO REMOVAL AREAS WHERE PLANTS HAl,{ BEEN REMOI,{D SHALL BE REPLA~!-:ED 'MlH lHE NA TIl,{ PLANTS LISTED IN THE PLANT SCHEDULE. 7. CONTRACTOR SHALL IMPORT 6 INCHES OF SANOY LOAtA TOPSOIL AMENDED 'MTH 25'; ORGANIC MATTER BY WEIGHT lHOROCflL Y BLENDED. TOPSOIL/ORGANIC MATERIAL MIX SHALL BE SCREENED lHROUGH A 5/S" TROMtAEL SCREEN. S. OBTAIN APPROVAL OF FINISHED GRADES FROM LANDSCAPE ARCHITECT PRIOR TO PlANTING OPERATIONS. 9. IT IS PREFERABLE lHA T lHE DESIGN OF lHlS PLANTING PLAN SEEK TO REPLICATE NATURAL PLANT COMMUNITIES IN SPEaES COMPOSITION AND ARRANGEMENT. EI,{N SP AaNG AND STRAIGHT-ROW PLANTING ARE NOT DESIRED EXCEPT FOR THE SWORD FERN ROW ADJACENT TO lHE SPLIT RAIL FENCE. 1 D. A TEMPORARY IRRIGATION SYSTEM SHALL BE INSTALlED 'MlHIN lHE ENHANCED I'ImAND BUFFER AREAS TO SUSTAIN PLANT LIFE FOR A TWO YEAR PEKIOD. 11. BAKEROOT PLANT STOCK MAY BE USED WHERE SEASONALLY AVAILABLE AND GENERALLY MUST BE INSTALLED DURING THE DORMANT SEASON (APPROXIMATELY DECEMBER TO FEBRUARY 1ST). BAREROOT PLANT STOCK SHALL BE EQUAL TO OR GREATER THAN lHAT OF lHE SPECIRED CONTAINER SIZE. 12. C')NTRACTOR SHALL INSTALl "HOG FUEL" GRINDINGS IS AVAILABLE FROM PACIFIC TOPSOILS (425) 422-0341 TO A 3-INCH DEPTH OI,{R lHE ENTIRE DISTURBED AREA TO BE PLANTED. 13. CONTRACTOR SHALL CLEAN UP ALl DEBRIS AND LEAVE SITE IN A NEAT CONDITION. 14. CONTRACTOR SHALL MAINTAIN SITE FOR 60 DAYS AFTER FINAl. ACCEPTANCE IS RECEIVED IN WRITING FROM lHE OWNER'S REPRESENTATIVE. 15. CONTRACTOR SHALL WARRANTEE ALl PLANT MATERIALS FOR A PERIOD OF ONE YEAR FROM lHE DATE OF ACCEPlANCE. 16. C'.)NTRACTOR SHAlL MAINTAIN SITE UNTIL mw .. ACCEPTANCE IS RECEIVEO IN WRmNG FROM lHE OWNERS REPRES~NTATJVE. CONTRACTOR SHALL THEN UAlNTAIN SITE IS DESCRIBED IN SPECIFlCATlONS AFTER FlNAl. ACCEPTANCE IS RE(~IVED IN WRITING FROM THE OWNERS REPRESENTATIVE. LEliEND ~ 1: o z ~5 C-G>E> >,-~j .~ 3: c '~ c: a:O -\,C)C ~£ z o ~ () o ...J !z w ::iE w () z z « ...J a.. «CJ :I:Z W ...J ~ ()i= Zz W« a:-, Wa.. Ii. Ii. ::> m ..-- w b5 « :I: a.. I z 0 I-~ en a: W Z « a: . , ...t/ lv'ONlTauNG ~ Monitoring IJUIl be performed annually for a total of five years. Year i of the mitig;llion monitoring period will commenCl:on tlle montll that construction within the mitigation area is completed. Overview photos must be taken to document overall appearance of the mitigation area before, during, and alter construction. Photographs must also be taken during each monitoring period so that progress can be tracked Hum year to year. Specifically, the monitoring protocol will consist of the following: _·~2A )".-~. \..£I PLANT SYMBOl. PLANT QUANllTY • Eval\mte plant cover and cover from undesirable species; • Evaluate survivorship; • Visuallyao;sess IUld record wildlife use. Maintenance, monitoring and reporting will occur per the following schedule: TABLE 4: MAINTENANCE & MONITORING SCIIEDULE Biannual Monitoring Visit Fonnal Monitoring Maintenance Visits Report due to Oty by: Between May I and Bet"OOI August I and November 30 July 15 AND September 30 Between September I and October 30 MAINTENANCE PlAN Maintenance is expected to be necessary. Invasive, undesirable plants will be weeded by hand REUSE OF OOCUMENlS 1lIS [)(X:IM[NT HAS EM SIQIEIl B..EC1RCNC.W.Y II AOOOIIlNfC£ 'IIIllt w.c '1II-2J-01Q IIfJ DW'lER 19.34 RCI. I.IIWJItJamD JllERA1JI)f rx Nfl (f 1t£ fFtRIAlICIC QIt 'lHS DOCIJMEIIT ti fiYMJ)AlE ltE OOCUMOtT, 1111' ((R1fJeA1I(H NCO 9(JfAlIIIE. THE IlEAS Nt) tIESQfS I«XIFCRATED t£REJN, AS R4 ttSlIUIENT rE PIIU'ES9IltAI. SONCE. IS 11£ I'RCftRTY (f NIIl NClIS NOT 10 BE usm, II 'MKU. ~ II PART, Ftft Nf( OHR f'ROoIECT 'MltIOOT 1t£ 'fIIllB( AtlTlQllZAlKIt (f AHIL DETAIL NUMBER SHEET NUMBER STATE OF WASHINGTON REGtSTERED • I. ! I GRAPHIC SCALE 20 40 80 , I I ( IN FEET) 1 inch = 20 ft. CERnFICA TE NO. 561 RECOMMENDED FOR APPROVAL BY _____ _ CHECKED FOR COMPLIANCE TO CITY STANDARDS BY __ . ____ ------------DATE --- BY DATE --- DATE NO. REVISION BY APPR. DATE CITY OF RENTON DEPARTMENT OF PUBLIC WORKS PLANTING PLAN DESIGNED, DEW DRAWN, DEW CHECKED, LEZ APPROVED, DATE'08/04/06 SCALE, 1" = 20' L1.1 FILE NAME, 203615-L 1.1 FIELD BOOK: PAGE: ~ '? I . [ ,.~" . ".-, . . -,.--- ~-.\ ~t3 . '-' u>'-' '-'. ~ '" I , , : 0 \ \ I I " \ , -, I : 0 " \ \ , " I ,- \ \/ .-.. -" ... I i / -{ ( ,I \ \, \ \ \\ ,j ., '. , . I I I I I I I I / / I / _.,-'\ \ \ '. --' -_/ ) I /j';;<' ." / // -"'/ ./V; . / II J / I / / I I f I I .' ( ',! \ , \ ;\! /J ,/, I-. " I J ..•.• I; I ·.1 / / / / . ..-"' ........ / I ---I I ! ;:-.. :: \ \ \ . -"-'. --- 7 I , / ) / R-8 ZONE '\ \ \ -. I J , / / / / 51~NA",E Li~HTIN6 / .... ..; ..... ~~ ---------- ____ ..:./~:-. RELOCATE LI&HT POLf ""," ....... .--'" .-,.-- --" ' --,,-.-.. ' -. APPROXIMATELY 1.5 F~ DI5TRlflI.ITION II q' FROM 6-1 FIXT\JF!.E • 5OFFIT, TYF . -' ~--::------ -"" .. - .--- --,~ . -'-" (i)RAINIER STATION SITE LI~HTIN~ FL~~50'-o" R-I ZONE \ o 1.5 15 rw / / I / / / / / '--EXI5TIN6 LI~HT POLE '-----AFFF!.OXIMATELY 0,S2 F~ DI5TRlflI.ITION II 60' FROM F-I AREA LI&HTIN6 FIXlURE, lYP. f>0 120 J / / / / R-I ZONE I i .... EXTERIOR LI~HTIN~ 5GHEDULE TYPE GTY. DE5c.RIFTION MANF. CATALOOOE # LAMF-> 51 90 DOI'tILI&HT I 52 If> CANOPY LI&HT I CI --NOT u!;ED - DI --NOT u!;ED - EI q BOLLARD I FI q AREA LUMlNAlRE5 I ",I 4 51",NA6E 5F'0T LI~HT I NOTE5, FIXT\JF!.E I'IATI5 52MH 50MH -- -- IOOMH 250 MH 10MH LEISEND --.-_ .. -EXI5TIN~ PROPERlY LINE PROP05ED PROPERlY LINE PROPERlY LINE TO BE VACATED EMEMENT LINE BUILDIN6 5ETElACK / LAND5C-APE BUFFER LINE (ENCROA(;HMENT REGl5. PUBLIC HEARIN",) TOE OF 5LOPE 1<:<>:<:«1 LAND5c.APE NOTE5 MOIJNT AT 5OFFIT!:> (Ib' AFF) BLD6 OUTLINE CANOPY LINE M5E I'W.L (\JNDER 5EPAAATE PERMIT) 50LDIER PILE I'IALL (\JNDER 5EFAAATE PERMIT) 50IL NAIL I'IALL (\)NDER 5EPAAATE PERMIT) 51TE LI&HT PROP05ED FOOTCANDLE DI5TRlflI.ITION MOUNT AT CANOPY 4 lRELLI5 (5' AFF) I'KIUNT AT 25' AF.F. ,PROVIDE FlJLL CUTOFF FIX~ 51"NA~E I) ALL BUILDIN6 LI6HT!:> !;HALL 5E DIRECTED ONTO THE BUILDIN6 IT5ELF OR THE ~F!.OIJND IMMEDIATELY ABUTTIN6 TO IT. THE LI~HT EMMI510NS !;HALL NOT 5E VI51BLE ABOVE THE F!.OOFLINE OF THE BUILDIN6. 2) PAF!.KIN~ LOT FIXT\JF!.E5 !;HALL BE NON-~LARE AND MOI!NTED NO MORE THAN 25' ABOVE THE ~F!.OIJND TO MINIMIZE THE IMPACE ONTO ADJACENT AND ABUTIlN~ PROPERTIE5. ALL FIX11.IF!.!3 !;HALL BE FITTED ViITH A CUTOFF LUMINARE PER RMC 4-4-015. 5) LI",HTIN6 !3HALL COMPLY ViITH RMc. 4-4-015 AND NOT CREATE OFF51TE ",LARE THAT MAY INTERFERE ViITH AVIATION TRAFFIC. J r gL-________________________________________________________________________________________________________ -------------------------------------------------------------------------------------------------------------------------------" .3368,------, \) REGISTERED ARCHITECT ~T£ Of WASHINGTON J RICHARD WAGNER COPYRIGHT © 2006 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT. AND THE lDEMAND DESIGNS INCORf'ORATED HEREIN,IS 11-1E PROPE'HY Of' BAYL~ARCHrTECT5 INC.,AND MAY NOT lIE REUSED, IN WHOLE OR IN PART, WITHOUT THE WRITTEN CONSeNT OF BA.YUS ARCHITECTS INCORPORIIo.TED. z o -~ ~ Vl ~ W -Z -~ z o I-~ Z -::> I (/) ~ ~ >< ~ - z :r 0 I- Z ~ pROJECT NUMBER: 1'15-0106 ME ME PROJECT MANAGER: DRAWN BY: PLOT DATE: Aug 02, 2006 -4:35pm DATE: NOVEMBER 11. 2005 ~ SITE PlAN REVIEW MARCH 8, 2006 ~ 100% DESIGN DEVELOPMENT MAY 12,2006 -BUILDING PERMIT SUBMITTAL JLJNE 1",2006 _ BID SET JULY 5,2006· BLDG. PERMIT RE-SUBMITTAl REVISIONS: I 080 I Main Street Bellevue, WA 98004 T 425 4540566 F4254538013 SITE LIGHTING PLAN AOOS I--:g I--~ I---I--........ I (/) (/) I a.. a.. a.. :z '" - , ..... ::s 0.. w ~ :z ~ o () Si 1 I o z / ';;' .u~,' ~,. 'I , , ! , , / ,-• ~ "J" 8' PVC IE 42.63 (OUT-W) \ \ \ , l /\ \ ! I , 1 I ! i I , -.-- , i , \, ' \ i ! 1 --' r, ' ~!!!~~~~(~ _Et:4B CONe. (-W) 6"' CONC (-SW) BUILDING 11 FF=49.50 FNO.1j2' REBAR W/-~~~~i SllASHED _CAP 0.06' W X 0.05' S. CONNECT TO EXST. -~::l,..."l.4:::1 flOW spunrn PER SHORT PLAT PLANS IE=45.00 WET VAULT PER SHORT---..!~~ PLAT STORM PLANS ROOf DRAIN UNE (TYP.) 8" CONC IE 43.96 (IN-N) _. TOP 48.42 12' c<:wc IE 41.96 (IN-'"' ~- 8' CONe IE . -E) ) " II: 41.01 (OUT-S) - cm CHANNEL 4.3.49 8" PVC (-N) 8' PVC (-E) 8" CONC 46.20 8" PVC H) ----"Jl.J.1ffJJ£:!Jli!!1£.1!1!lU (OUT-S) 8' PVC (-w) "" .~- ,,'-0-...... ·~X. C8 flPE I (cm STUCTURE) ---- 8' CDNC IE 44.56 (IN-E) 8' CDNC IE 44.46 (OUT-S) (iN-N) (OUT-W) oR -.9--E'Eic. C8 flPE I (CTR STUCTURE) TOP 45.88 6" 01 IE 45.01 (OUT-S) CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 --------------- 6' CDNC IE 4.3.56 (OUT-E) r" ;c. TOP 48.43 6' CONC IE 47.58 (OUT-S) --------'-'-'-- RAINIER STATION .-{('- fNI), 1/t' REBAR/CAP LS #15661 0.05' E X 0,24' S, , . , , , 12" INVERT" \ TO 44.50 I \ " I ( /' / /' / /' f' ' . _ / , "I"';' / " ,/ / .. I ", ': ·f . / . / / j; "i' ' /' if /:/ /" ; "til ,( "',;;\"'( " , \ • , ( , i / / -----'~n. 1/2' REBAR/CAP lS #15661 .t::. 1:: o z (1)c ::JO c-(1)0l >,f;; «"fij Loa! .~ 3= c 'a! C 0:.9 LOC o o:CI) LO EXST. SO, IIHH 12' DIP " U " \ lIt" ',,\"'/) , , '\'" .-.,-'" I . : • \ \ 0.25' W X 0.23' S. \ Of ANGLE POINT 5 ~ PARKIN~",TRUCTURE rr';S6.25 (UPPER) FF=46.2S (LO\\£R) BUl.DING .2 FF=51.25 ROOf DRAIN UNE (TIP.) @> WMH • Ii IE 46.73 (IN-N) 12' IE 44.07 (IN-N) 8" CONC IE 46.57 (iN-E) l' 12" IE 43.64 (OUT-S) ~'V $lRAmC IS CONlROL BOX DRAINAGE NOTES 1. STORM RUNOFF FROM THE SOUTHERN HALF OF THE COMMERCIAL PROJECT WILL DRAIN TO THE PROPOSED VIET VAULT TO BE SHARED WITH THE ADJACENT SHORT PLAT PROJECT PER THE SHORT PLAN DESIGN PLANS. 2. STORM RUNOFF fROM THE NORTHERN HALF OF THE COMMERCIAL PROJECT WILL BE TREATED BY A PROPOSED VIET VAULT AS SHOVrN. 3. ALL ROOF DRAINS WILL BE CONNECTED TO THE STORM CONVEYANCE SYSTEM IS A WAY THAT WILL BYPASS THE WET VAULTS. EARTHWORK SITE AREA: PROPOSED DISlURBED AREA: PROPOSED CUT: PROPOSED AU: NET EARTHWORK SOIL DISPOSAL SITE: 143.076 SF 109.835 SF 5,800 CY (11,600 TONS) 1,400 CY (2,800 TONS) MOO CY (8.800 TONS) EXPORT AOJACENT PROJECT CBI5. TYPE 1 RIM=46.2S IE=44.25 EX. CB flPE I (cm STUCTURE) TOP 49.56 6"' CDNC IE 4&20 (OUT-W) AT I ,/ / \ \ DRAIN UNE (l'IP.) BUILDING 13 FF=51.25 6' PVC IE 43.65, (iN-S) 12' CMP IE 43.51,(IN W) 'Q4' Ctwe. IE 24,93,,(OUT W) NoTE, WEND 24" NOT FND. \ rNO. LS 8' CDNC IE SO.15 (IN-W) 6"' CONC IE SO.15 (IN-N , 8" CDNC IE -E) -- o g z Q ~ bJ 0: W Z ~ so IE=47.88 ~'-eoNC IE 46.95 (OUT-S) ClR CHANNEl 46.29 8' PVC (-N), spunrn 8' PVC (-S RIM=50.04 \ ______ - 1£=43.80 ________ '-WEnIAUl.'-----· \ WATER STAGE=44.oll BOTTOM ELEVAllON=39.00 \ J EX. CB flPE I (CTR STUCTURE) SIS ~ TOP 4&92 ";t. CMP IE 47.73 (OUT-E) 0>, \ GRAPHIC SCALE ( IN FEET ) 1 inch = 30 ft. RECOMMENDED FOR APPROVAL By _____ _ CHECKED fOR COMPLIANCE TO City STANDARDS By' _____ _ _______ ----DATE __ _ BY _____ _ ------i-----DATE --- DATE NO. REVISION BY APPR. DATE , ~ EX, C8 flPE I (c n-_____ . TOP 51.36 'J.IS),I,S 6' CONC IE 50.5' t ... ,. W ~ CITY OF RENTON DEPARTMENT OF PUBLIC WORKS GRADING AND DRAINAGE PLAN C3.D DATE'11/17/05 FILE NAME, 20361 SCALE, I" ~ 30' FIELD aOOK1_ PAGEl APPROVED, SHEET, 4 OF, 5 FILENAME, R:\C\2OOS\.2II38IlS\ XRm R:\0\2003\20H1lS\ PLOT OAT£: -PLOT SCALE: 1:1 PAPER SPACE: w:s STA: JOB NO: 2031115.10 co: GCH PPP-SS-TTTT SUIWE'r'El); S<lAI.£, ...... ." GeH 1--200' OPAWJtI: VERTICAl.:: NA.VD 198e HOR\U)NTAL: HAD lta3!19!l1 RAINIER STATION RENTON, WA DATE, 11/14/05 ... ,to I NO, I R~SION I BY I DATE I APPR I = :: L:;:~Y NEIGHBORHOOD DETAIL MAP FTrulBO_ PAGE, DRAWING NO; OF': """,", 1 5 ~ ,0 =1 ,z 1 1 !l!1 ?ol ;ll I I ~I I I ... m > 0 0 0 "D ::r :0 m "tI m > (J) %lo:eCi o A 2: Z < m 0-m m 0 '" S'.. .. t2 g f1 (') :J: :J: I ~ ~ ~ ! i I~ i , z " ~ '" o q ~ iii "TI m b F ... m •• ED Z g ,. .-. Z' ~ I .• o l::l J1 'U ~ > ~ 01 !1 '" I I !:l --" VJ 0 I! # (j") -I ~~ ~~ S 82ND AVE S 84TH AVE S z :E (J1 ~ -0 r- '(/) ...... N VJ ::::0 0 (/) -I J i I J (/) i~ I~ ~ ~ ~ :IE I I m --I ~ ~ :0 ()~ ~m on :c STEVENS AVE NW ~ ~ » LIND AVE NW MAPLE AVE NW TAYLOR AVE NW ~ ~ ~ ~~ § i 0 8 Q ... ~ ~ Ii ..... g.!i! e-, \I 1 1 :c -Irn CI~ e-,rn -= :="" rn Cl ... = II I :Die-, ZCl =a: II I I ."V = .... =-~ ~ ~ f;! f;! f;! rn= I I e-, I I rn Z t:1 !!! ~ CD >0 :z: ~,... '" 81-3 C ~~ ::a Z :z: .., o 0 '1j I%j ~q 0 ..... ~ li~l; liiii ~ ~~;~~ i;~~~ III i!~~I~ ~~I~; ~ ;11; i i§i!~ § b~~ ~i~~h! i!;j MIllS; ill Ih~ ;:~. ~ ~ iii ::t: c=.i ~ CI.l 0 > ~ § .. (f) ~ N ~ ------ll~ .:--JZ am 2S! :c ~I ::::0 rr1 Z --I >0 -Z ::::0 -Os:::: Oc :::Oz --I -("') -0 » r- ~ ~ ~ .\-\ 3f\ 'I! ~3\\-\\'I!~ ~3t\ \~ ~'I! (,B'J "f,',;\Yi;~~"5~i1~fJ!i11}t~i~:~~;;~~1\t~it;lJdi;r~~'B Z 0"> ::r! (j") -I ~ I -..J I! (f) --I (f) --I (f) --I Q =;; (f) ~~ --I ~~ l> -::tI --I ~;t ~ ~~o tj c> Z (Jm ZOI ~ I -,:-i ~ -i: m ~ ~C'I "rI\c:.)\3f\\~ ~ C C ~ ~ m ;! -~ ~ ~ I ~ ttj 1l HBL TITLE: I Q ~ " LOCATION: 505 Rainier Avenue North l ~ 0 I ,& , NEIGHBORHOOD DETAIL MAP Renton, Washington a: :.-." oZ ..a._ ~ .ENGINEERS • PLANNERS. gj .LANDSCAPE ARCHITECTS • .LAND SURVEYORS. • 221S North 30th Slltrt Sulle 300 Ta*PIC, WA I840l .a. PboM: (2S3) 383-2422 Fex: (m) 351--2m ftMhbb:om " 31e ~ AftJ'M.'t ~Ih ~ 321) ~,WA 99104 " ",~c: ~} 2~1~~4~___ _~x:J~ 267-2429' '"R ti\-[Nre:t:. ~010 OWNER: JDA Group LLC Mr. Jack Alhadeff 95 South Tobin Street, Suite 201 Renton, Washington 98055 AHBL JOB NO. -=2=03=..;61::..:.;5=.1:.:..0 ______ _ R:\C\200J\203S15\CommercIaIlNElGHSORHOOD(CC).clw9. l.ayout1, 11118/2005 11 :54:37 AM, 6greene, <X:e TOS300,PQ3, Oce D 22:.:34 in, 1:1 DEVELOPMENT PLANNING CITY OF RENTON DEC 012005 RECEIVED l-I-l- I- I (/) (/) I Ii. Ii. Ii. o I ~ - I II! :g , ;! I I ,. .- z ::s 0... , i f i i ! .' , I I I I .-( ! /' II ..... . J.I-~ fNO. I/~BAR/CAP • ~ *156~ . -~.' RAINIER STATION THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 29 NORTH, RANGE 5 EAST, WILLAME I I E MERIDIAN CITY OF RENTON, KING COUNTY, WASHINGTON '. ~"--~ --'--.~ \ I fNO. I 2' REBAR/CAP --~r~-··-~ __ . \ i ~,~ 1-· 0.0 W X 0.16' S. ! ! fNO. 1/2' REBAR/CAP ( LS ,15661 j i / / 0.05' E X 0.24' S. I I I I I { z '/ ~ /' / / / / /' I .... 0.12' v(x 0.20' S. .. , / ~~ ..... ' . -,,-./ ~ -~ / J.I++.I.WJ I ~ ---l i ! I \ \ I //' ,/ I f~ / rH-L _ 'If I /-----1 I / !---' ..... 1/.--'1 / ~ / / ..... , '(' \ -- \ ---{ \ / \ I / \ ! ; \ \ -- \ GREASE TRAP fOR KITCHEN OISCHARGE \ \ --- ;' , /1/ / / t---..___. fNO. 1/2' REBAR/CAP / lS ~15661 . , 0.25 W X 0.23 S . ! OF ANGLE POINT , I i I fND. 1/2" REBAR/CAP LS #15661 0.24' W X 0.07' S. \ 'ro, ---~-- ------------, \ , \ A ~ / / _____ ' I------f l / / .......... i /' ..... 1-----\ \j PARKING STRUCTURE ff=56.25 (UPPER) ff=48.25 (LOIlm) \~ sseo "- g g ~ I I I w ~ o i i -----..... / ..... / / ! f \ : ~ ~---- . (:' (IN-N) (OUT-W) .. - rND. I/t' "'"'11(/"''''-~ #15661 0.24' W X 0.25' S. , . , . , . . . --,~ fND. 1/2' REBAR/CAP LS 115661 0.02' E x O.ot s. ·'U'\lf.:!J':~: 1":l:!t·~ '",f :r ;;'<':-. 8" PVC IE 42.63 (OUT-Wj 8" CONC IE 44.56 (IN-E) 8' CONC IE 44.46 (OUT-S) '"j4 -.g.-EIix. CS TYPE I (CTR STUCTURE) TOP 45.68 6" 01 IE 45.01 (OUT-S) '-\ ,') '\:~\" -?') "'f • '\ , I I CTR CHANNEL 44.48 / I I 8" CONe. (-E) SSC:O-~ 6" CONC. (-W) 6" CONe (-sw) fNO, 1/2" REBAR W/ SMASHED CAP 0.06' W X 0.06' 5. BUILDING 11 ff=49.50 BUILDING #1 SPRINKLER SUPPLY OOCVA IN VAULT. ALTERNATE LOCA l10N IN BUILDING BUILDING #1 DOMESllC WATER SERVICE WI U~11':~--~~H~ ~.,,: . ~~~~1/2' REBAR/CAP A"-:::~--=-;; LS #15661 0.00' E X 0,09' S. S" COlIC IE 43.96 (IN-H) 12" CONC IE 41.95 (IN- S" CONC IE -E) ~' TOP 48;42 .1 ' IE 41.01 (OUT-S) CTR CHANNEl 43.49 s" PVC (-N) s" PVC (-E) S" PVC (-S) ''h~[!lln.§]]&nm s" PVC (-'II) ~ 'l{ ~ ?.Q /. EX. CB TYPE I (CTR STUCTURE) . Vl TOP 48.43 6" CONC IE 43.56 (OUT-E) 6' COlIC IE 47.5S (OUT-S) \ BUILDING .2 ff=51.25 BUILDING #2 41 PARKING STRUCl\JRE SPRINKLER :;UI'I'll OOCVA IN VAULT. ALTERNATE LOCA 110N IN BUILDING BUILDING /13 DOMESTIC WATER SERVICE WI .. rTrn~ IE=49.16 BUILDINQ e3 ff=51.25 BUILDING /13 SPRINKLER SUPPLY ODCVA IN VAULT. ALTERNATE LOCA 110N IN BUILDING 6" PVC IE 43.65 (IN-S) 12" CMP IE 43.51 (IN 'II) 24' CONC. IE 24.93 (OUT W) NOTE: W END 24" NOT rNa. IE=48.78".., , ' . ~~~~~~~;;~~~~~~I~~~§~~;i~i~~~~:;i~~~~;~~~~~ CONNECT TO EXST. 16" WATER -------. CTR CHANNEL 46.29 8' PVC (-N) S" PVC (-5 CONNECT TO EXST. SSMH 8" CONC IE SO.15 (IN-'II) 8" CONC IE 50.15 (IN-N . 8" CONC IE -E) ~"-etl!IC IE 46.95 (OUT-5) S" CONC I . ~ EX. CS TYPE I (C 'R: /", TOP 51.36 . ,.~DlS 6' COlIC IE 50S '_,I', • 8" IE 48.59 (OUT-~ .------ ® \'/tAH \--------' 8" IE 46.73 (iN-N) 12' IE 44.07 (IN-N) S" CONC If 45,57 (IN-E) It' ~ 12' IE 43.64 (ooT-S) 1- W".i $1RMFlC lSI GONTIWt BOX "'\ EX. CS TYPE I (CTR STUCTURE) TOP 49.56 S" CONC IE 48.20 (OUT-W) y-(?~ . \ EX. CB TYPE I (CTR STUCTURE)q~, ~ TOP 48.92 \s" CMP IE 47.73 (OUT-E) <p. \ RECOMMENDED FOR APPROVAL By _____ _ By ______ _ BY ______ _ GRAPHIC SCALE ( IN FEET ) 1 inch = 30 it. CHECKED FOR COMPLIANCE TO CITY STANDARDS ____________ DATE __ _ ____________ DATE __ _ DATE REUSE or DOCUMENTS 1H$ DOIMIIIf lIAS 11»1_ EUtIIIIlICH.lY lit MlCOIIWICE tnt IN: 1.2H1O All) aw-tER 1U4 IICI. tWUIIQIIZED AL1WQ rs Nf( (If" H 1HIJ&,\1III at 'IllS tIOIUINT m.1fiM&1E 'lIE DCQIIK1;.III' Il1I'IJICAlDI MIl *'UE '!If lOS .IICI teiIQr6 NCCIfIJIA,1ElI tmI\ 1& All IIS1IUOI' (f' f'RtftSEilIIIoI seMIf, IS '11£ ffQIER1Y rs NIl. NIl IS MDT to BE usm .. WIIl£ Oft It PMT, KIf IMY D1tEIt AIO£l' 'IlHClIT 11£ -.n:ut AlllQllZAlICIC (f NIL CITY OF DEPARTMENT OF UTILITY PLAN DATE'11/1 II: W ~ .. ~ RENTON PUBLIC WORKS C4.0 FILE NAME, 20361 CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 SCALE, 1" ~ 30' ci z OF, 5 SHEET, APPROVED, DATE NO, BY APPR. REVISION ~ l- I en en I 0.. 0.. 0.. § Q. z :5 0- W ~ Z ~ a a z « (!) z a « 0::: (!) g g ~ I i I I w < o o z : ; , " , I i , I • :,,-, . I ; . , " " , , , , ! ' 1 / .... ; -~. , \ , \ " i , .i ,I II ,: I I, i' I ; / I \ , ! ! ! ; "~ -'--'-"'"'-""-...... .-:>:, >~~ . ~>~ ___ .::x~-~--:' .. ·- ,-~. 1ND."172" HtIl'~/CAP-' lS #15661 0,24' W X 0,25' S. .... --. -. " ~.,,' .-;;;--- ',> '" " . --' . FNO. 1/2' REBAR/CAP lS 115661 0,02' E X 0.02' S. 8" PVC IE 42.63 (OUT-W) . , ".,_.' j .!\ I " ! I / l i , , \ \ "'. -. 8" CONe. 6" CONC L. -- BUILDING -1 FF=49.50 mo. 1/2" REBAR W/ 1Ji:::f~ ~~~m)~ SMASHED, CAP ~ 0,06' W x 0.06' S, CONNECT TO FLOW SPUTTER PER SHORT PLAT PLANS 1£=45.00 \\£T VAULT PER SHORT---J~~~ PLAT STORM PLANS ROOF DRAIN UNE (TYP.) 8' CONC IE 43,96 (IN-N) 12" CONe IE 41.96 (IN-'" -- 8" CONe IE E) ) " IE 41.01 (OUT-S) _ TOP 48.42 cm CHANNEl 43.49 8' PVC (-N) 8" PVC (-E) 8" CONC 46.20 8" PVC (-S) ----\ ~~P.!1.llilll...§!lffi]1!illll (OUT-S) 8" PVC (-w) " '}f, ,,,),. /.~x. CB flPE I (eTR STUClURE) ----- 8" CONC IE 44,56 (IN-E) 8" CONC IE 44.46 (OUT-S) -,g.-t:l'~. CB fIPE I (CTR SlUCTURE) TOP 45.88 6' OJ IE 45.01 (OUT -S) CALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 -~------------- 6' CONC IE 43.56 (OUT-E) t ~ I,,; TOP 48.43 6" CONC IE 47.56 (OUT-S) RAINIER STATION 'I"' 'rno. 1/2" REBAR/CAP LS 115661 0.05' E X 0,24' S. , PA~I~J/STRUCTURE FF=56,25 (UPPER) FF=46.25 (LOWER) .' ";:'-- , : ';/c"". ",-, .>/ < ~~ .. . ';/: BUILDING -2 FF=51.25 ROOF DRAIN UNE (TYP.) ~~f\!~ ~~ ''I\~~ 1/2' REBAR/CAP / ~\~' _ ~~!'UJm!U]l!!;]]!!illI 8' IE 46,73 (IN-N) 12' IE 44.07 (IN-N) LS 115861 ~ 0.02' E X 0.09' S. ,/ /' _________ -' ,-\ !J1j~t SfR/F'tlG (TYP,) !iii l\~H 8" CONC If 46.57 (IN-E) }/l" • 12' IE 43.64 (OUT-S) 1- ~v $ TRAme $ CONTROL BOX DRAINAGE NOTES 1. STORM RUNOFF FROM lliE SOUlliERN HAlf Of THE COMMERCIAL PROJECT WILL DRAIN TO THE PROPOSBJ WET VAULT TO BE SHARED WITH THE ADJACENT SHORT PLAT PROJECT PER THE SHORT PLAN DESIGN PLANS. 2. STORM RUNOFF FROM lliE NORTHERN HAlf OF THE COMMERCIAL PROJECT WILL BE TRtA lEO BY A PROPOSED WET VAULT AS SHOWN. 3. All ROOF DRAINS WILL BE CONNEClED TO THE STORM CONVEYANCE SYSTEM IS A WAY THAT WILL BYPASS THE WET VAULTS. EARTHWORK SllE AREA: PROPOSED OISruRBED AREA: PROPOSBJ CUT: PROPOSED All: NET EARTHWORK SOIL DISPOSAL SllE: 143,076 SF 109,835 SF 5,800 CY (11,600 TONS) 1,400 CY (2,800 TONS) 4,400 CY (8,800 TONS) EXPORT ADJACENT PROJECT ..........,..-:\$. \$ . \ . 8 CBI5, TYPE 1 RIM=-46.25 IE=44.25 6' IE 48,59 (OUT-S) - EX. CB flPE I (CTR SlUCTURE) TOP 49,56 8' CONC IE 48.20 (OUT-W) ,/ \ / \ \ rROOF DRAIN UNE (TYP.) BUILDING -3 FF=5\.25 6" PVC IE 43,65 (IN-S) 12' CMP IE 43,51, (IN W) ~4" CONC. IE 24.93,(OUT 'II) N01E, W ENfI 24" NOT FNfI. \ J J ///,/ / )/:X (' // 1 .. /' ;/:/. / \ . J ' I'~" f / ,"I';/";' ' I .\' I ".:'.' . , '. 1'>'\: :,1' / 'I:" I.,', 1,\0 \, \, \ , \ I ! \ / ! ; FND, 1/2' REBAR/CAP lS 115661 \ 0.25' W X 0,23' S, \Of ANGlE POINT " '. --- \ i~~~~~~~~~~~~i~~~TYP~E~~lf~:8~"~CO~NC~IE 50.15 (IN-W) cm CHANNEL 46,29 8" PVC (~N). 8" PVC (-S -tLlJ" SPUTTER RIM=50.04 IE=43.80 ~' , \ WAlER STAGE=44.0iJ BOTTOM ELEVA 1I0N=39.00 '\ ~-~b EX, CB flPE I (CTR SlUCTURE) EJtl q TOP 48,92 '-II" CMP IE 47.73 (OUT-E) <P. \ I. Sil~_1 RECOMt.4ENDED FOR APPROVAL GRAPHIC SCALE JO .. I I ( IN FEET ) 1 inch = 30 ft. 8" CONC IE 50.15 (IN-N • 8" CCNC IE -E) , ~'-€OIIC IE 46,95 (OUT-S) 8" CONC I " ~ EX. CB flPE I (C ,::, /", TOP 51.36 "J,$)jLS 6" CONC IE 50S t.o 120 I AS .. CITY OF .r:. -L. o Z (l)C :::JO c~ (I) VI >.~ 4;.c L.gJ .~~ C '(ij c a:o .-L()C o a:(I) L() .. z o ~ o 9 a: w ~ RENTON By _____ _ CHECKED FOR COMPLIANCE TO CITY STANDARDS DEPARTMENT OF PUBLIC WORKS ______________ DA~ __ _ z ~ a: w Z ~ By _____ _ By _____ _ ___________ DA~ __ _ GRADING AND DRAINAGE PLAN C3.0 DA~ DATE'11/17/05 FILE NAME, 20361 SCALE, 1" = 30' NO. REVISION BY APPR. DATE APPROVED, SHEET. 4 OF, 5 ~ --.~ ---------------------- I-~, I-'OJ. I-" l- I (/) (/) I a.. a.. a.. I is! ~ x ~ • ... z ::s 0... C) Z 0:: L5 ......J U o z ::s \ \ , \ . i , , ! ! , f , i ! i f i ! I ; I ! i I , I ; . .I ! / ,I I , \ , , ! J i , , \ , ! / , " i I f I , i '.' . , /l, .. ---'I , " ." ; i ://r!'/-'~~~;~: R~CAP ./" . / ·lS 115661 .: / ! j J 012'WX 0'20' S f / ". • , ; i i ; , . / i / .' \ ,~', / t.N. ~,' o . , ~ <._" .... ! {" f I / , , . .-.-- .fN~.f72" ·I(tljA",CA.Y~ LS 115661 0.24' W X 0,25' S. FHO. 1/2' REBJIR/CAP, LS 115661 0.02' E x 0.02' s. • , v ,. 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DATE ;StU, SU8JECl TO P08UC lHiUrY EASWENI em ROJ.D '/ACAnON ORDllIij\l,Cr Nt). -(557 REG, NO. 921~Slal%1 ----- .r ._ 1/2" REBAR/CAP LS #15661 0.05' W Of ? 8" CONC IE 52.13 (OUT-S) CITY OF DEPARTMENT OF z « -I D.. CJ z a: « ~ o o z « -I RENTON PUBLIO WORKS z ~ a: w z « a: LAND CLEARING PLAN C1.0 DESIGNED, GCH GCH APPROVED, ,- DATE'II/17/05 FilE NAME, 20361 ~_r" n SCALE, 1" = 40' FIELD BOOK1_ PAGEt SHEET, 2 OF, 5 -~-------- '0 \ ® SITE PLAN • \ ~ .-' I I I \ \ \ / I / / ~ / ~-- I I / 1'1 = 30'-0' r ,---. -,-,_ , . -' ~- I R-E> ZONE I I ,0 \ I -- ------ / I / I R-I ZONE .--------l-OT LINE ------LI6HT POLE ------ o 1.5 IS 60 rw"-"""L ___ / I / I / I 120 :---Iff CLASS 2 tf ViETLAND R-I ZONE - R-8 ZONE - -SOl "04'35"W - -n"4:9m-I I I I I I , , -------------------~-,--_t , I I , I I I I CA ZONE I I I I I I I I I 1 __ ------::-><::;:: --r • --;7'" ----,.... • ..,.J' __ .. -\.~19S. 00 ',.' 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WITHOlJTTHE WRITT£N CONSENT OF BAYUS AACHIT£CTS INOORPOMTB:>_ Z z Q ~ I-w (j ~ :l ~ (/) @ ~ 0:::><. w -z -~ 0 Z I-_ Z ~ ~ PROJECT NUMBER: MS-OI06 ME ME PROJECT MANAGER: DRAWN BY: PLOT DATE: Deem,2005_B:41:un DATE: NOVEMBER 21. 200S _ SITE PLAN REVIEW REVISIONS: 1080 I Main Street Bellevue, WA 98004 T 425 454 0566 F 425 453 8013 SITE PLAN AOOO 9 ~ ~ I ~ 3-~ I J l!' -.~ 3 4 = :I : I ¥'-o' F2 CL,; HT_ : _ ----f-6'-o' FI CI»HT,-~-=----fl:--==--c-=--=-I-~--------l--.-~-------1- I . ~·.F2fIN FLR_ I :f--I I . I : 1 I I +--I I ~ I ---t- EXIS TINeS ,;RADE -p -- -1:- I . I 1 i I . , J., 0.'-0" FI !"IN FLR --.:r-ELEV = 41..5' ~L-----l---l-----t------J-----------------0 BUILDING I -V£ST ELEVATION ..l. 92'-0" T.O. PARAPET 'Ylllv' = m~ . - 4 21'-0." T.a. PARAPET 4 23'-6." T.a. et-F!.APET_ ¥'-o" F,LCL,; HT_ ~-o" FI CL,; Hr. _ . J., O'-o"FI FIN FLR. _ 'rELEv = 41.5' -9-- - /' -7L r--- .../1...--1 lie" = 1'-0" --P ;.,-?STANDIN'; SEAM PRE-FIN. METAL_ ,(3) -----. . \ "~ , ~'''' "'-~ PANEL . . I / ALUM. 5TOREPRONT, TYP. - SPANDREL --, I -I . ..1 I \ I I 1/ I "-~ r--1-- ----. --- 10-~ t----1---. -i----t'--. --. --- , If -c-. -.\it II 1'.1 b d, ~ ......----: / COLOR, ';ROI.!ND FACE CM!, TYP ~ ~ 'rEEL CHANNEL CANOPY \ SHOP PRIMED AND '-"'N II:LI c.oFPER PIPE DOI"INSPOIJT ~. I I BUILDING I -EAST ELEVATION (RAINIER AVEN_UE=-=.E=-LEV_A_T_IO_NJ--'--____ II_I;"_= 1_'-0' I ~3'-6". T.O. PARA~_ ¥-O' F2 CL,; Hr _ ~"F2FINFLR ~'-o" FI FIN 1'1 R 'fELEv.41.::o . » '" r- STANDIN,; SEAM METAL ROOFIN,; 4"xt;"XI6" BRICK BASE, STAC~ BOND- I, 1[-lelr(4u-04I/1'1p--L:-J 1 1,0 __ -oOJ,,, 1'4, -&-----"'- , -'--, -f- II [ -II -~IQ= ~~~~q . -~ .-·1 1-,' l":ry =l==±=J . 1: ~ ~I. o --E'I -~ FIN METAL SIDINeS BACK-S¥r ALUM. STa NT SY5 .. TYP. I-V -r-i- -r-it I 1- - . -f-t- I--I -I--r- JJO' , I . o .. J [J~ , h"- I t~T ~ ..=-,--,--I [2: L 5.I I~ :.16 IF [ Ir-"r I ~ L-_ L-llD:. I - 1', " lL I I \=~INTE';RAL COLaR, ,;ROl!ND FACE CM!, TYP. STEEL CANOPY SHOP PRIME. PAlf L 1Wr0 ENTRY DOORS 1 L-__ STEEL TRELLIS, SHOP PRI 'IE • PAINT BUILDING I -NORTH ELEVATION III;" = 1'-0' -~ ~ ">I. ~"T.O. PA~ . -I----------------~Yt;--:.; 1315 II I I i I I I I I I I I I I I I I I I I I ..l. -':v.' '-""--. --.L l' " ----~, I , .. "-, "-. , ~r::r:; ,:':r'ci . , T.O'~ARAPET_ j--. I . ,I, . , , I , ;~l'r rL. frr '-'-f-'-' -;,.,,~ ... I~~~~;-~l~i . 'Y , -,<,,, ~"FI CL,; ".' , ~~~:J:T' j-~' . r' I-'T'~I'T' , , '~ I ' .L, J , I MSE YiALL , '1;'j' . r' . ~ , . , , . , , , , , , , ~' F2 FIN FLR. , , ~,' r .. -, ,-L, .' , I,-Lr' I ,L fLr-'rLr I_,',-L r . ! SHoRED YiALL ; ., . ',-'-f"' ' I-"T~ I ~ I . , , 11_,~;·r . [1:~5 , . L, IjJ ~Jo EXISTIN(!; ,;RADE , ... ; Irl , 4 0.'-0' FI FIN FLR. -.-I:LEV = 4Q..5' BUILDING I -SOUTH ELEVATION 1/1;' = 1'-0' . -S? ----CV - - I I I ----~~ I PRE FIN. STANDIN,; SEAM METAL ROOFINeS r-f-K' .. -BACK-SET ALUM. STOREPRONT SYS I ~ I ~ STEEL TRELLIS, SHOP PRIME. PAINT I~ , ----------I r------V-SHoRED YiALL BEYaND I:I ~ METAL 51DlNeS ~ V-COMPACTORENCL~ "'r ~ / BEYOND ~ / ~ I / / iT / 1----1------.. 1----. ""'" ,1I I I --------------I I LOADINeS DOCK BEYaND I EXiST. l~ I--V V [7V -~ f--. V /' '1-f-t; -H-t-- I I 1 f I I PLANTER, ~ 4"xe'XI6" BRICK 1 ---I~ f W-I I I-i---.-f---1--' -I-- + -------, i , , I , , , 'r-n .. . I '~~I~; .:; - 1-' ~ -r- ~ ---_ .. -.-- PRE-FIN. STANDINeS SEA METAL ROOFINcs L / PRE-FIN. METAL /'\ALL "rNEL I I i J I -L f----- f'.- ~i"~ . .- ~ (~; // " , , ~ ~ COLOR, ACE CM! ~F ALUM STORERONT ~ SPANDREL ,;LAZINeS jL-________________________________________________________________________________________________________ -------------------------PRELltIINARY-NOT fOR CONSTRUC170N --------------------------_._---_ .. _-----._------ COPYRIGHT © 1006 BAYLIS ARCHrTECTS INCORPORATED ALL RIGHTS RESERVED THIS DOC~. AND THI; IOEAS ... NO DeSIGN'S 'NC{ HeJlEIN, IS T»E ""OI'SUY OF 8o'\l'l1S ~c:T"l1NC NDTlIE~ED.INWHOLEOIl'N"MT.~no:::>N$eNT 0/' BAYUS ... ItCHI~ 'NOofW'O ....... no. z o -~ l- V) ~ W -Z -~ z o r- w (j Vl z :::> I V) @ ~ >< ~ - z L 0 r-z w a::: PROJECT NUMBER: M5-1 PROJECT MANAGER.: ORAWN8Y: PLOT DATE: Mar 11, 1006 -I DATE: NOVEMBER 2'. 2005 -SITE PLAN REVIEW MARCH 8, 2006 _ 100% DESIGN DEVELOPH REVISIONS: t 080 I Main Street Bellevue. WA 980( T "'25 "'5'" 0566 F "'25 453 8013 BUILDING I EXTERIOR ELEVATIONS AI2 -N J ~ BUILDING I -rEST ELEVATION -.~ 4 92'-0" T.O. PARAPET = ~ '~T -r cr T I"--_ ... .L L~~~$~i~~lI~? --II I . 52-...1 -.. r2: I .r;.-.. ¥'-O'F2CL~HT__[ 1_ L -1~ ......bJI'..-o·F2FINFLR.__ : 1 +--I ~ --- -t-~ I t--EXI5T1~ I!>RADE I . . i I I I I . . AO'-o' FI FIN FLR. ----.:rELEV = 4"15' ~~----~--J------~-------- -~ §2i;$'= TM-ARAPET _~-o. T.o. PARAPET _~-6' T.o. PARA~ _~'-o' F2 CL~ HT_ ~-o. FI C~ HT. _ ~'F2 FIN FLR. _ - - - L'1 9-- , III ~ ·7L - V1 lie' = 1'-0' -_._.--P - I / I , 1£ , ---; _. -I-1--1-. I -I-- I 1-- I i -I . I--i-. I I--1-----: . I-I-I ! , -Lr'T" r' I I SEAM PRE-FIN. METAL .(S) ~ / \ PRE-FINISHED METAL YW.L PANEL- -- I ALUM. !;TOREFRONT, TYP. - I I' 5PANDm~ , I I \ L ·.1 1/ I ....... I "" -f-::::::-----, -- I I'----, ), -........ I f"-.", ~ I f--j--...... I K· f'r....... . , ~ <:-- I" ...Il . -III II f~ h- rLf 1I . ,L 1--... -. -p- --1:- I I I : I I -+l -C? - - I -I - I -, PRE FIN. 5TANDIN~ SEAM METAL ROOFI~ SACK-SET ALUM. 5TORfFRONT 5"(5 ~ l1'<ELL15,5HOF PRIME 4 PAINT ___ ~SHORED YW.L BEYOND ~ -Mt:IAL5IDI~ I V ,,~ENCL~ <;-. / BEYOND L --, I~Tri: ~ ~ h ~ -_ .. -I / . J.. O'-o'FI FIN FLR. _ TaEv = 4"15' 1 BUILDING I -EAST ELEVATION (RAINIER AVENUE ELEVATiON) BUILDING I -NORTH ELEVATION BUILDING I -SOUTH ELEVATION ¥-6'T.O. PAAAPET_ ~, 20'-0' F2 CL~ HT _ r- '''!iii 1=11 ... " ____ .. I -+ "?I. 92'-0' T.O. PARAPET --. 'I" ~1!'l,EV " e-r.sr-- ,.I. ;::.--,~ --.L ,. ~ ---.. ~.~, , , , ., , . T .o~!;ARAPET_ , " ). frr , 'I" mi~,,,, 4 '6'-O"FI , ., M5E~ ., II '-0" F2 FIN FLR. -.~. SHORED YW.L ~ EXI5TIN~ I!>RADE ., 0'-0' FI FIN FLR. -ELEV • 4"15' -. _,L,.L, 0 , .. L·· "'~----.. ~ ! L INTE<SRAL COLOR,6ROUND FACE CM!, TYP~ ~~ CHANNEL .. ~ 5HOF PRIMED AND r'A,,,, =-. COPPER PIPE DOY't6POlIT '" -I 1 I/e' = 1'-0" \5TANDI~ SEAM METAL ROOFt~ 4'X8'XI6' eRICK SASE, J I ...oN .. f--I -I-I--. I--. -j-- I II . -I-. r--. .- I~ 0) PRI: FINI METAL 5IDII~---:::'~-. - SN;K-SET ALUM. 5",T(~~~T 5"(5., TYP. 1-+/1 I'LL I I-V I -t-·Itr-. j--- t-I , -~ ;--' I . -f-! ! +-- l 1 F===lF===9F=='1IIF HE:::T:j r~=o!l:T.:=-iJ ..... l' IIiII I \"--I~RAL COLOR, .s.ROUND FACE Ci'-IJ, TYP. '----STEEL CANOPY, 5HOF PRIME 4 PAI~'r '----STEEL l1'<ELL15, 5HOF PRII-tE • PAINT I/e" = 1'-0' CD ----t-------- II I I I I I I I i I I I I I I I I I I I I , , .c, 'T'-r·l ~ I ~ I; , ·.L _L,J, . , .L, ,Lr ' ·,-[~.oT.c., ", , , I L,. .. I .. .. , , , ,1 , , , , , , .. , .. L, ' , I (L1 . I -r-L'.'TLT , . , , , .:.0.)1 , , I ,.oT , ~ I 1 1 ! I - I-- I !- i , , , I I , I , I I T I 1 . --i-- , PLANTER. 4"X8'XI6' eRICK j --- J , 1-jl. +-1 l---I-- I I I I ~ ~ I 1 -1-1-1 f--I , , , , , , I , , 'i- I .j 11-'(' . , , t I I -t--' , . I I -j , 1--1 i i r.Lrl , ~ 1-, , r I i I, [ ;=:r '.,..' "rLf , -- - / / 1-" ~ J ..J Ii 1-- ~ LOADI~ DOCK BEYOND , I I I! I 1 1 I ' J;)f -t-~ ...J...-:::J , .. ""'r ~ .... ---0,-.;;.. .. , , " I I I I I! i 1 I I 1 1 , 1 I n~l-. I Ll.H*l!I-1 II ! 1 i , I I A - ---- PRE-FIN. 5TANDI~ METAL ROOFI~ METAL YW.L 'tNEL I i"-.. r-..... -I'-....~ -i -......., i '-." , , ~ // I 6:ROUND F I·L ... I"" '---ALUM 5TORERONT " 5PANDREL 5l.AZ1~ PRELIMINARY· NOT fOR CONSTRUClJON ~~-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ COPYRIGHT © 2006 BAYUS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED ll-l1S DOCUMENT. ANO Tl-JE IDEAS ANO OESIGNS INCOfI.PORA rEO HEREIN. IS THE PROPERTY OF II,/I,YUSARCI-IJTECTS INC_. AND MAY NOT BE REUSEO,IN WHOLE OR IN PART. WlTHOUTTI-IE WR.ITT'EN CONSENT OF BAYLIS ARCHITECTS INCORPOAATED. z o -~ ~ (/) a:: w -Z -~ z o I- w ~ Vl ~ :J I V) ~ ~ >< ~ ~ 5 I- Z w 0::: PROJECT NUMBER: MS-O I 06 PROJECT MANAGER: ME DRAWN BY: CH, BE PLOT DATE: Mar22,2006-IO:2Iam DATE: NOVEMBER 21, 2005 -SITE PLAN REVIEW MARCH B. 2006 -100% DESIGN DEVELOPMENT REVISIONS: 1080 I Main Street Bellevue, WA 98004 T 425 4540566 F 425 453 8013 'N\NW,baylisarchitects.com BUILDING I EXTERIOR ELEVATIONS AI21 O'~~ l~~ Clf'o. ~O~ ~ \..\~ --- -\ .---. \ , , , . . ./' --_.- I I I I \ \ ) / / I / I" = 301...01 R-I ZONE / R-e ZONE / o 15 IS / t ffj I / / 1. I I L / ., I I J / / I / / / ~ 'CLASS 2 I Y'lETLAND .--- "''9!~~::-'><m~ED LOT LINE '---EXISTIII~ LI6IIT POLE 60 120 R-e ZONE --\O'.()·~ - -S01"o4'35"W ---~ J 314.95 J J J I I --- I I V "(oe df ~\"'~~ ---------------------I I I -------------------~--~~ I I I I I I I I , ",\J1i'f- \ '" ".-..-.' ) c.A ZONE I I I I I I I I ___ -----:---~--------_: II 1_--- -----I __ ----"..,,-, -7' ~ __ J,...--.... 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WA 98004 T 425 4540566 F4254538013 WNW .baylisarchitects.com SITE PLAN o SITE PLAN ! PRELIMINARY· NOT FOR CONSTRUCTION AOOO AL-________________________________________________________________________________________________________ --------------------------------------------------------------------____ ~ n..J " u -.. f{ I dI " w " x I II! .- w (f) « I Cl...« 13: z 02 !:;(o f-'I-(f)~ a:: a:: w z « a:: ~ c ~ 8 ~ , " c ! c (f) ---.J ~ 0 W I- (f) ~ g c " ~ ~ a:: .. D- D.. <{ w ';( 0 >-m z o Vi GS a:: o z 3" OF MULCH -~ CONTINUOUS FOR AU, DISlURBED AREAS FINISHED GRADE LIGHTlY COMPACTED SOIL MIX WATERED TIHOROUGHL Y tlQ1E;. 1. REFER TO SPECS FOR ADD'L INFORMATION. RAINIER STATION-PHASE 1 THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAME I I E MERIDIAN CITY OF RENTON, KING COUNTY, WASHINGTON EVERGREEN OR OECIOUOJS lREE OR SHRUB PLACE PLANT CROIIN NEAR f l;lISHED SURFACE FORM ~t ;lTINUOUS 2" HIGH WA TERln BASIN BERM 1-----ADO 10-0-10 SLOW RELEASE FERTIlillR AS PER MFR RECOMM~NDED RATE FOR SIZE BACKFILL II1TIH TOPSOIL MIX WATER IN PLAN VIEW FRONT VIEW r--PREDRILL AND NAIL TIHROUGH POST INTO EACH RAIL END II1TIH 16d CASING NAIL ~·SPIIl CEDAR RAIL 12" MIN GlRTIH ----lB" MIN GIRTIH MEASURED 12" FROM BOTIOM OF POST '---COI.tPAI:TED BACKRLL tlQ1E;. All FENCE POSTS SHALL BE INSTALlED PLUMB 1 CONTAINER PLANTIN DETAIL SPLIT RAIL FENCE DETAIL NOT TO SCALE NOT TO SCALE REUSE or DOCUMENTS IRS DOOMEIfT lIAS IIEEII SKHD n.ECIRIHCAU.Y .. I(:(:(IIl)NtC( "1H 'IfN:: 1$1-23-070 Nt) CIW'TER '''~ RCW. llI.wmamD ,11.&101 (f Nf'( (f II: IIlJIMADI CN 1IIS DOO.II!HT 'IIU IfIIIUlllE lItE DOCIJIaIT, IIY CER1FICAlIDH AND Sl(JlAlUfE 11( IJW; Nt) ~ I4IXR'alATBl IfROt, AS Nt IfS1lUIEl(f tF P!I(f[5SIllIoIL SERW:E. IS lI£ F'Ra'Om' If" NIl Nt) IS IIOT 1l) BE USED, It IHCt.E (II IN PART, F'O!I N« OIlEll FIIG.[C1' 1IIlIIOI1t '!HE Rl1EN NJJHallZAlICfI (f AHIL WETLAND BUFFER BOUNDARY ONE SIGN EVERY 50 FEET. PLACED 1 INCH FROM TOP OF SPLIT RAIL FENCE POST ON TIHE 'It£TlAND BUFFER SIDE OF TIHE FENCE. PLASTIC SIGN TYPE AND SIZE PER AGENCY STANDARD. STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT 4.ie:~ DANIEL E. 4ALA CERTIFICATE NO. 561 RECO~MENDED FOR APPROVAL By ____ _ CHECKED FOR COMPLIANCE TO cln STANDARDS By _______________ DATE --- BY DATE --- DATE NO, REVISION BY APPR. DATE " , . 5 C\I CI) -.c. 'S 18 -'-00 0 0 1f~ z Cl)c Cl)c ::::JO '-0 c-()~Ci5o, Cl)g> >,--I ~ ,c ,c «'fij -I.c.o.c. '-(tJ 0.-0 ~ ,~ 3: ::::J«I-3: c o~.c. '0; C '-0 -• a:o C C1l 55 -«"'?oo-LOC , c 2£ O~LOCI) "'? ma: z 0 a: ~ w () z 0 3: --1 0 .,.... ~ -~- CITY OF RENTON DEPARTMENT OF PUBLIC WORKS SITE DETAILS DESIGNED, DEW DRAWN, DEW DATE, 08/04/06 L1.2 FILE NAME, 203615-L1. CHECKED, LEZ SCALE, AS SHOWN FELD BOOI(, APPROVED, SHEET, 2 of,2 o z OJ o ""') ...J OJ I « "I .., I: "' g i 'e i ;ll J ;; ~ z 3 t • /' I , 1 1 1 f: I I I . I 'T _0- \ \ \ \ \ \ \ , \ "r " , , , I I I I I I , I 18 I I I I I I I ___ ..J I I / I I -' ..... .., I I I I I I ~ I I -.j I J ,_ J ---"'":!..--( ~~S~ITE~P~L~A~N~ ________________ I"'_~ __ ~' \ \ \ \ \ \ \ , \ , \ \ \ \ -----1- , , , , , , , 0"1 " " " () " () () BUILDIN62 i , , i :,---, , I , I I \ I I , 1 .. .. (') - / / ---------- 11111 , , :---I 'ILDIN6 1/ I o 1.5 15 ru ----~ .. I I , I I / ~ ',:': : ·· .... ·-11· .. /· . \ 60 , , \ \J , \ \ \ \ \ \ \ I , I , I , I , I , I I I 2 t: it I , I , I 120 PROPOSED ~P05ED GRADE ~ROPOSE:OOFTOP EQUIP, I BUILDIN6 S PARKIN6 F EXIST. 6RADE -----... 1 RAINIER AVE. N. ~~ _~L~----------~-------------1~----------------------~U-~----~~~~~~~ -----------------_/ (;;\ SITE SECTION -etJlI . ..DIN6 THREE I' = ~'-O" ~f----------- EXIST. 6RADE-~ ~,,----------------..,. , -,. N SITE SECTION -etJILDIN6 TriO I" = ~'-O" 01--------- • TO~NHOMES UNDER SEPARATE PERMIT SHORED ~ALL-----J EXIST. f.\ SITE SECTION -etJILDIN6 ONE I" = ~'-O' \.0------- BUILDING S BEYOND-----, r--R:OOFTC)P EQUIP. BUILDING 2 ,-PRi:JPCiSED 6RADE ROOFTOP EQUIP. r -I I 1 RAINIER AYE. N. -ClO' -10' -50' -'10' -10' -50' -ClO' -10' -50' PREL/H/NARY· NOT fOR CONSTRUCTION ~ .~ oL-________________________________________________________________________________________________________ --------------------------------------------------------------------------------------------~ COPYRIGHT © 2005 BAY1JS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT. AND l"HE IDEAS AND IXSIGNS INCORPORATED H~IN, IS THI; PfI.OPEI{T"'f OF BAYUS ARCHITECTS INC, AND MAY NOT 8E REUSED. IN WHOl..E OR IN PAAT> WfTHOUTl"HE WRITTEN CONSENT OF BAYUS ARCHITECTS INCOIlPORATEO Z 0 -~ ~ Vl ~ w -Z -~ PROJECT NUMBER: PROJECT MANAGER:- DRAWN BY: PLOT DATE: DATE: Z 0 I- w 17 Z V) -:J I V) ~ ~ X . - z I: 0 I- Z w a:: M5-0106 ME ME Dec 02, 2005 8:42aJn NOVEMBER 21, 2005 _ SITE PLAN REVIEW REVlStoNS: 1080 I Main Street Bellevue, WA 98004 T 425 454 0566 F4254538013 www.baylisarchitects.com SITE SECTIONS A002 o ~ J ~ ~ o o .;, I: I a. e ill £ 1 ~ A o o MEZZANINE l I I I ~ I I I I I I 112'-0' [ '" I---l--'t.-. - . - . - . -r-. - . - . - . - . - . - . -)======;;;i.A!f· =========~=~. - . - . I I I I I I '" i--1f--'t.-. _ . J_--1Jl~DgNliijiiiji~~ifiiiiL.,...._-. -. -. -. -. -. ~ . -. -. -. -. -. -. -.. _ . _ . _ . _ . I I I I I I I '<t l-+-'t. - . - _ .. -. -_. - . - . - . - . - . - . - . - . - . - . -. -f-. - . - . - . - . - . - . - . - . - . - . - I I I I I I ... )-1---'j.. - . -. - . - . -- . - . -_. - . - . - . - . - . - . -. - . -~-. _. - . - . - . - . -_. - . -. - . - N l--f--'I<. - . - -_.- I I I I I I I -f- I I I I I I I I I I \ In I . j~ ______ ~1 __ ~I~I==========================~I======~==~~===E======~ -~ I 12',.0' BUIUDIN6 I -MEZZANINE PLAN A '" I---l--'Ir-. - . - . - . - '" I---l---'Ir - . - . ~,--+ '<t ~--'Ir. - . - . - . - . - ... l--f--'I<. - . -_. -- N~--'Ir·-· _. _. -.- 112'-0' l ., l ., L.IFT~ ~i~-" / r=F1.!J"". \ ~ 11" ~~-er---p~::: X==:S;l:;~ I ~7K"~ ~--f/ I'--r-------,..J -+--+--+----'1< )11/ILQADIN61 l./ I n,."..Y I I ><><>= I _\ 4'-0' I I 1.1'--"; I I I I I I I I P F= I I I I GOfFEE SHOFt09 to ! ! I I /' "=' A I I ~V[>J' Q)r-R-ANTER ! ./ I I rr l)T"1 I {~--[~~~~~~~J: ___ ~: _________ ~ -- I --- I I I~ I I I I I I 1-I';\I&++t-HUP I I I I I I I I r--~ ....... ""'" -l I!! L __ ,---, __ J I I J , eulL.DI~~ IT 1&1-& I I I I ... I- I I I ... I I I MAIN FLOOR 12.000 SF , I [EE-:lJ::--:-=:-'-::~=-:-=:-'-::=-*=---'---:-:-:-'---l ::NI:;: SF ! I I I I I I r -~L.......---J~ -, I I I I I I I I I I I I i I L _______ .J _. -:-. -_. . . IIJ· . -IS,'I6!>-NEf-. - . -. i-. - . - . itI--f---+---j--+---t'-j-e-1 I -if I 1 1 1 1 1 1 ~ 1::1] ~r-~-~ --v L-.L--'--~_--'-_-L.._·--'---;I I I """ r-----_______ ~ -"--5IDfY'lAL.K /IV FUJ5H CURe U II (I I j~ II I (I =n /l I 1C=1 r~ : I I (Ed (] I I ~ .. , <~co-•. -,.., "".--,.,"".0::-•• ", "' •• '.,"".::-•• +, "'" .• --,.,41::-•• -,.., "'" •• '.,"".::-•• 7", ","~--I., L-J r L.ANDSCAPIN6 '---_BOL.LARD5 '---BARRIER FREE PARKIN6 _BU_IUD_IN_6_1_-_F_LO_OR __ P_L_A_N ____________________________ I~_'=_1~_. ~ z I~ ___________________________________________________________________ M5_Z~_~_RY_-M_V_~_~_ro_M_mUl_~~~~W COPYRIGHT © 200S BAYUS ARCHITECfS INCORPORATED ALl. RIGHTS RESERVED ll-l1S DOCUMl"NT. ANO T1-I£ IDEAS AND DESIGNS INCORPOIlATED HEREIN, r.;;TIiE PIIOPERTYOF BAYUSARCHfTECTS INC., AND MAY NOT BE REUSED, IN WHOLE OR IN PART, WITHOlJT THE WlIITICN CONSENT OF BAYUS ARCHITECTS INCORFOAATEO. PROJECT NUMBER; MS-O I 06 PROJECT MANAGER; ME DRAWN BY: ME PLOT DATE: Dec 02, 2005 -9:09am DATE: NOVEMBER 21, 2005 -SITE PLAN REVIEW REVISIONS: 1080 I Main Street Bellevue, WA 98004 T 425 454 0566 F425453 BOl3 BUILDING I GROCERY AI 0 I 9 "' It i 1 ;; ~ ~ 6UILDIN6 I -r£5T ELEVATION ~ 56'"",' T~AIW'ET aEV=.5 - ¥""'" T.O. PAIW'ET _ , , _..LO'-o' FI FIN FLR. ~ ELEV • 4A'I.5' ~ ~'~ T~AIW'ET_ ¥,-O' ToO. P~_ ....b..Q':O" FI FIN FLR. TaEv'= 4A'I.5' . -. - I - - - I , I I I I I I I --T - I- I I --'------ I - -- - I I t I - L I f-LrL I etJILDIN6 I -EAST ELEVATION (RAINIER AVENUE ELEVATiON) etJILDIN6 I -NORTH ELEVATION 6UILDIN6 I -SOUTH ELEVATION . .b ;W-o' ToO. PAAAI"ET_ 'r ELEV' e5.5' . ~ SS'-o' T.O. PARAI"ET_ ~ 25'-0' MID PITCH. _ i"IETAL CANOPY' \ ~ 11'-0' MEZZ. FIN 'LR. 'Y.. .1. n'-I'}' FI FIN FLR 1 / / 1 I I--- AAPET_ -----.L ~ ~'. T~AAAPET ¥-o'ToO.PA I I I CH t --~ 25'-0' MID PI" I , Fe4CE "'" I 6 ..... I " I INFLR._ W .~ LR _._ ~'FIFINF "'fELEV = 4A'I.5' I I , I I II , I II METALSIDI~ --.~. - ----- 11111111111111 II I , , I • -------- I - ------ .---. -.----.--._. - ............... r-..... I 1 , -+-. + __ 1':-. r-r. . --. I':-j'-t-C--r-I II 1 I ,.., l- I I i i ,.. ~ - I- lIe' = 1'-0' i"IET AL SIDIN6 ---- I ---- I \ I r-.--f---I I r--I-It-- 1\ -I-----. I-r- 11[5 ~~P~Rqpf=c:U~CJ-IF-+\~-4~~T~F9II=4I: _R~Y I~F"'"'TL~U~1rl . (';>:'.::-;'. >-. 'c'::.,),. ;.::,0 ..-.i" ~ :.~-:"_/' ',,' 0::;.-:;.,_ 1···.;:'··,:: I lie' = 1'-0' t---------- II I II I I I 1 1 I I I I I I I I I II I 1,1 II ! I I l - - I I I I I EXIST 1116 I~' = 1'-0" I - - ---- , I -I - -- - - -- ----- - U l-I- r-. - , COl ,EE n / / / , , , - --- --I- --I --- ------ i 1 r----l --I-I--- -- I - - --- I J -- - - -~ ~ / /' ~ -I-I-- V- METAL FIOOFI~ ALUMINUM STOREFRONT METAL CANOPY v-METAL SIDIN6 COMPACTOR~ 6E'(OND I I I I I I I i t I ; t I t Vb' FENCE I I --;;;;, f!/ - I I t--_. -1------ ---------- I I , I r---. -......... 1"--- It c---1-r-' t--'1-e----if .-- ~ I :....... - / / / , , , I I'IALL PRELIMINARY· NOT fOR CONSTRUC770N ~L-________________________________________________________________________________________________________ ----------------------------------------------------------------------------------------------------~ COPYRIGHT@ 200S BAYLIS ARCHITECTS INCORPORATED All RIGHTS RESERVED THISOOCUMENT,ANDTHE IDEASAND DESIGNS !NC~TED HEREIN, IS n.IE PROPERTY OF BAYUS ARCHITECTS INC.. AND MAY NOT BE REUSED, IN WHOLE OR IN PART. WITHOlITn-IE WRl'T"nN CONSENT OF BAYUS ARCHITECTS INCORPORATED. z o -~ r V) ~ W -Z -~ PROJECT NUM8ER: MS-O I 06 PROJECT MANAGER: ME DRAWN BY: CH, BE PLOT DATE: Dec 02, 2005 -8:23am DATE: NOVEMBER 21, 2005 -SITE PLAN REVIEW REVISIONS, 1080 I Main Street Bellevue, WA 98004 T 4540566 F4254538013 WWVIf.b.aylisarrhitects.com BUILDING I EXTERIOR ELEVATIONS AI21 o .;. ~ ~ 8 i e-o. 1 f ~ -. I I IJ~ - . 1iD!il1J->k----:: __ ..: t: r I I 9 ~ I I I I I I I I r--t-- -~ r ' I I I I I I i I ~---+- I I i I : I I I I I I I f----------4 I I I I I I I I I I I I I I I I I I I I = i ! EXIT ----+-1 --- J-------------~ ---------J------------------J--------l I -!~~ 0 O/~~ 1 \ ;0 0'" ) 1 'f=:=....!:::::i _ ytHN ~DJjIIIID~:..,~MFW~ ~C[ JDL -+ 1----t-- ; JI'lb \ r------------, I I I I I I I I I I I I I I I I I I I I I I ,---------4 -4- ~EXITsTAl8 ON ---, I 9rt-t-~~~=tfKf---------4 L-.~ ...i . ~-. --+- I I 1--I I I I ~-I' ---+ I I r- - I 19 ~ I I I I I 1 I I I r-+---I I I I ! I I I I ! I I f----------4 .1 i I I I ! I I 1 I I r-+---I I I I I I I I I I I I I I I I I I I I I I I I !-------.--~--1 I I I I I I I I I I I I I I I 1 1 ~~Il._t::;:;jIf==l_W_tJ ---t • 1 I I I I ~-I' ~---+ I I ~-~-0ffiGE. TENAHf-.~- I -_!. ~ _________ J I I 1-____ • ______ .1 1 1 I I I 9 ~ . ..!. i--j--- 1 r--------t--T-----------T----t------T-----------Tt----------T--------t--T-----------1 I I I I I I I I I I I I I I I I I 1 I I 1 I I 1 I 1 I I I I I I I I I I ! ! 1 I i I I ! I I I I I I I I I I I I I I I I I I I I I I I I I ! ~ L __________ L ___________ L ____ ------~-----------~ ----------~--------__ ~ ____________ J I I T ~-: -l _____ 4~f-~"-~~-~~~~!~~~~~f~~~~~~~~~~~~~~~~~~~~,~~~~IL~1~~I~I-~I-~I-~I-~I-~I-~I-~f-~I~~~~~~~~~·~~i~~~~1H-1~~1~~I~~I~~I-~I-~I-~I-~I~-----J i I III, I I LOIITUNE OF ROOF />EN. 20'-0' -=BU~I=L~D~IN=6~2~-~SE~GO~ND~F~L~O~OR~P~LA~N_-~O~FF_I~~_E __________________ '~~'_'=~I~' ~ - - 9 I I~ ~ ~ ~-'k--. -f-. . r-----1 I I I I i I I I I I I- ~AILTENANT 1- I- I I ~AILTENANT _-+1 __ ~sT~ ~EkiT' LINE ~ _ -I -I 1 ~-'. I BUILDIN6 2 2 -STORY FI 11>00 SF F21bOQSF TOTAL 15.200 SF 14,255 NET ~AILTE!W!T . - 1 . - 1 -- t- I I -- ~ILTENANT ----- EXIT STAIR -----, I I I I I I i I I I I ~--~ I~ I I I I I I I I I I I I I I i I I I I I I I I ~-I~-I- I I I I I I I I I i I I I I I I I I I J _____ J ~~~~i~~FF~~F7¥~~-~~~~~~~~-~~~~· FF-~~~~:~-~ I ~AIL sTOREFRONT--' : I I \ I ~AIL ENTRf I ~------------------------------------~----------------------------------------------------~ "--c,ANOP1" ABOVE 201-0' 20'-0' 201-01 1001-0' ~BU~I~LD~IN6~2~-~F~IR5~T~F~LOO~R~P~L~A~N_-~RE~T~A=IL~ ________________ ~I~~"=~I~~" ~ l I PRELIMINARY· NOT fOR CONSTRUC770N ~------------------~--------------------------------------------------------------------------------------------------------------------------------~~~ COPYRIGHT © 200S BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED ~IS DOCUMENT. AND THEIDEAS AND DESIGNS INCORPORATIOD HEREIN, IS THE PROPERTY OF BAYUS ARCHITECTS INC., AND MAY NOT BE REUSED.INWHOLEOR IN PART. WITHOUTTHE WRrT1tN CONSENT OF BAYUSARCHI'TEC'TS INCORPORATEO z o -~ ~ Vl " W -Z -~ z ~ W l:) Z (/) -:J I II) ~ ~ >< ~ ~ 5 I- Z w a:: PROJECT NUMBER: MS-OI06 ME ME PROJECT MANAGER: DRAWN BY: PLOT DATE: Dec 02. 2005 ~ 6:58am DATE: NOVEMBER 21, 2005 _ SITE PLAN REVIEW REVISIONS: 1080 I Main Street Bellevue. WA 98004 T 425 454 0566 F 425 453 8013 www.baylisarchitects.com BUILDING lWO RETAIL FLOOR PLAN OFFICE FLOOR PLAN A201 ~ ~ ToO. PARAPET 91'-0 EL£V. = &e.25' ¥2 FIN Fl.R. 15'-0' __ ~,J2'-o. ...1EL£!i'J Fl.R. 0'_0' , ~El.E'i. = 51.25' • - , , /' - /.. ~ -- I Sj@ I '\ I '\ '\ II ., .' , '\ ./. ~ .. ~:/:..;, :.~-; {. ;<:~.' .~. I I 1 1 I I 1 1 I '\ I 1'\ 1 I '\ I I '\ I I '\ '\ . S{:'~::\::l ;,j: :\:': '\ I ~:/"~-"::~{"/{-' ~: i: ~.:~: ; .... ~~",.-~ : .~. "","-~ -. -.-'\ II ;/2~(~;·:>~~>~:--:. 6UILDIN6 2 -EAST ELEVATION (RAINIER AVENUE) , ~ARAPET 91' " -_0 • II: 00.25' ~~R/ EX'TER ST AIR \ 1..Ei. 6'-6_' N Fl.R. 15'_0" _.J~I-o" l.R. 5'_0' ~FIN EL£V. =56_ (I FIN EL£V. ~~,. ~IN EL£V. 1.R. -5'_0' =~- i 1\ I '" F= F ,,- ,/'1'\ " :'\j//: r 1 6UILDIN6 2 -r£5T ELEVATION I I I 1 1 I I I~ ~ ~ ~ ~ I '\ ::r .... : ,': ":' ~-~ I I 1 [ 1 I I I 1 I I I'-,. e---I - .......... ¢I I '\ ~ ::r::lt::r '\ ~ ::r:: / ~ I '\ I ~ .' "" I "3,;\ (~: ~,-: .;:.~-\~~ ,y\;{~~~./:/··:~,;·~: ,-.\ ~.~-~; I / I EX'TERIOR OPEN-AIR I I STAIR TOIi'II:R et:'( ... I I I I r--------1--- lie' = 1'_0' I II , :[. -,,: .... '-~ . --. . .".'" -~ " --• ' , 44. - ,--r' ' . : ,,~. d _ <t .....:" I ~I - I I I r 1 1 116' = 1'_0' • ./' METAl.-.i c.ANOPf 6ROUND FACE MASONRY BLOc.K, TYP. I I BIJILDIN6 2 -NORTH El EV ATION ~I ...1' ?;:' ~I BIJILDIN6 2 -SOUTH ELEVATION J / /..---' METAL ROOF I - -~r- \ '-AUJMIt{jM , STOREFRONT I c.oNC;RfTE , ~ 1- I I I III II i I III 1 I :, EX"rERIOR OPEN-AIR STAIR TOI'IER _ ,P2 FIN Fl.R. 5'_o~ EL£V.' 5625' "I FIN Fl.R. 0'-0' , EL£V. = 51.25' I I~~ ! L---T _1\ __ ...1 PI FIN Fl.R. -5'_0', T a.EV. = 46.25' -I I I , 116' = 1'_0' _ToO .. PARAPET 91'_0', EL£V. = &e.25' z i PRELIMINARY· NOT fOR CONSTRUC770N o~ ____________________________________________________________________________________________________________________________________________________________________________________________________________________ ~ COPYRIGHT © 2005 BAYLISARCHITEcr5 INCORPORATED ALL RIGHTS RESERVED THIS DOCUMeNT, AND THe IDEAS AND DESIGNS INCORPORATED HI;I\f::IN. IS THE PROPERlY OF BAYUS I<kCHITEC'TS INC .. AND MAY NOT BE REUSED. IN WHOl£OfI.IN PART. WITHOUT THE WRIlTEN CONSENT OF BAYUS ARCHITECTS INCORPORATED. Z z o 0 -~ ~ W Ij ~ :l i Vl @ ~ c!x~ w -z -I: 0 Z ~ _ Z ~ ~ PROJECT NUMBEr< MS-O I 06 PROJECT MANAGER: ME DRAWN BY: ME PLOT DATE: Dec 02, 2005 -8:26am DATE: NOVEMBER 21. 2005 -SITE PlAN REVIEW REVISIONS: 1080 I Main Street Bellevue. WA 98004 T 425 454 0566 F4254538013 www.bayiisarchitects.com BUILDING 2 EXTERIOR ELEVATIONS A221 I r--------""-=-. ~l-~ n ---L n~-"i~ --tl \/ II ' I tl I U...r I , :1 ,--_\~ ~ I' I ~~ [fB!!!!!!!~fir -------1----------1 1 ~£ I I aEY : I ..... ...r-, I I I I , UP I I I I __ - - --:-;-, - - --,-----I r--. r--.- r--- r------- CANOPY' ---i~==.==l , I I i : , 1 :: 1 ____ J _____________ ~-__, I i L __ I ________ ~--~--J : v , L!~~lq o~~\-I -~ --, - -~~). o~ j---, I -I , I 1 OFFICE TENANT -I 1 ~c...11I1I~ c~~~ -1 , , -t , , L I I t- I , I I 1- 1 ,- I 1 EXIST. ffiOP. LINE _ _ _ ________ t---__ _ -------------------------~'_o" ----l----~o-'_o-,---J, 1----------20'_0' l _, _, 15'_0' -I . 15'-0" ~6U~IL:!2D~IN6~9~-lSE~C~O~ND!2JF~L~O~O~R~P~L_:!.A~N~-~O~1 ~I I~C~E _______________ "e._' =_1'_0' $- -- PAAKIN6 STRlJG!lJRE _ I I I II ~ I I I !i II \/ II I .J ___ L_J1 -- ~ UP \_-l.OBB'( ,-0 ;;;-..:.:i.uLf===~ RES, 114 ! ---··-1---------- ,-----n I ; I : _]_-__ -_'~I""'----"41 il L' t---:-:+ --.g--=iI, I : --------r+ -.-------: I ! :1 _~ --_·-tt--'L --JbJ • ! I . t--~-~--Ig-- I i I I ··---~ti-----~ I . -----~ -J-----t:-- I , . I ' ---4---I I i I I I I I I, J t---+--;--I r---I g-- I I I I ----1t-----i ----~~--~ I' (l I I , -, , I , -I I I RETAIL 1 SUILDIN(s,,, 3-5TORr 1 FI 1;;00 SF F2 1;;00 SF ~ I . TOTAL.22,500~ . -j2i.oot> ~ NET , -1 , I 1 -t 1 I 1 OFFICE f\=-========1 -'-1 1 t--. - 1 t- , , REG,EIVIN6 o , T-- , o I I In 01 ~--------~ I ,-----T- 1 1.OAD1N6 AREA --+4-------I I I--~I,= ~-~-Hk~~~~~~~~~~~~ll~~~==~~~I~~~~il---------~~ I i I : -------1--L----------------t-------------------t-------------------t-----------.J J' EXIST.ffiOP.LINE __ __ _ _______ -t---__ _ ------------ --1 15'_0" ----- -+---li----j-----~-'_o-,-l 20'_0" ~ 20'_0' _, ------L.---J'-------------,'------------, . ...2iS~,-O:£":........---------,------l i I I I I ~6U~IUD~IN6~9~-JF~IRS~T~F~L~O~O~R~P~LA~N~-~RE~T~AIL~ ________________ I~_'= __ I~" $- COPYRIGHT © 2005 BAYLIS ARCHITECTS INCORPORATED AlL RIGHTS RESERVED THIS DOCUMENT AN!) THE IDEAS AND DESIGNS INCORPORATED HrnElN, 15 THE PROPeRTY'OF SAYUSAR<:HIT'ECT's.!NC., AND MAY NOT 5E REUSED IN WHOLE OR IN PART, WITHOUT THE WRlTTEt-I CONSENT OF aAYUS ARCHfTECT:i INCORPORATED. z z o 0 -r r-w~ ~ ~ ~ V) ~ ~ a::x~ w -z -I: 0 Z t ~ ~ PROJECT NUMBER: MS-OI06 ME CH. BE PROJECT MANAGER: DRAWN BY: PLOT DATE: D~02, 2005-8:59am DATE: NOVEMBER 21, 2005 -SITE PlAN REVIEW REVISIONS: 1080 I Main Street Bellevue, WA 98004 T 425 454 0566 F 425 4538013 BUILDING 3 RETAIL FLOOR PLAN OFFICE FLOOR PLAN PRELIMINARY· NOT fOR CONSTRUCTION A30 I --- I I I I I I I : ~ I ~ r---'-------------------1--------__________ 1 __________________ 1_L~-----------'---, ------~~-- -: ----~ --ffiOP.wnffiOP.1-~ __ __ _~J~ i ----+-, "--if I-+--,------>i<--'k I 'I i--~lI'-==:=r~--"'lJ I !\j~ , ON I I i I~tll ~ - I I I I I I I : I I --r---, -1--. , I L __ ~-r+===F!, ==rliJ'I'm' I I I I I I I I I I I I I I _1- I I --I- I , I I I I I I I I I I I I I I I I ~ -+- I I I I I I I I I I I I I , I I , --:- I I - - - - - ~ 1 1 1 1 - 1 . - L/ ~~ ,\ ---" 0 () ---~ ( ( ~ \ \ /0 ()\ ~/ '-.~ '-. ~Q[ P. ~Q[ ~LI -- 1 raJ pD 1 1 I I -.~ - --~ -- - 1 1 1 1 1 1 RESIAURANT -I - - --L -~- 1 1 1 1 1 1 I I T ~ T ~ 1 1 ot.rn:?OOR DECK 1 1 1 1 1 1 1 1 I --I Y 1 1 - 1 1 1 -~ L 1 1 1 -L T 1 I 1 1 - - 1 1 1 -- 1 I I I I I 1 I I I . I Vi I : I I I I I I I 1 i I I 1_: '1-: I I 1 I I I I I I I I I I I 1 I I I , I I I I I ~----------------------------------------------------------------------------f----.J I I I EXIST. PROP. LINE -- -- -- -- ---- -------------I- 201-011 ~ 201-0" L 201-0" l 151...0" It. "' 1 "' . 151-011 I I I ---- ~6U~IL~D~IN6~9~-_F_9_RE~S~T_AURA ___ N_T __ FL_O_O_R __ P_LA_N _____________________ '~_"= __ '~. ~ ~ g --------~"--- COPYRIGHT © 2005 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED TI-IIS DOCUMENT. ANO THE IOEMAND DESIGNS INCORPORATED HEREIN, IS THE F'ROPERTYOF BAYUS ARCHITECTs INt;:_. AND MAY NOT BE REuseD, IN WHOt.E OR IN PART, WITHOUT THE WRITTEN CONSENT Of BAYLIS ARCHITECTS INCORPORATED z z 0 0 -I-~ w IJ Z Vl -~ :J I (/) V) @ ~ ~ >< ~ w - z r 0 -Z I-Z -~ w ~ PROJECT NUMBER: M5-0 I 06 PROJECT MANAGER: ME DRAWN BY: CH. BE PLOT DATE: Dec 02, 2005 -8:59am DATE: NOVEMBER 21. 2005 ~ SITE PLAN REVIEW REVISIONS; I 080 I Main Street BeJrevue, WA 98004 T 425 454 0566 F4254538013 BUILDING 3 RESTAURANT FLOOR PLAN PRELIMINARY· NOT fOR CONSTRUC170N A3 02 ~ "'l '" ~ } ~ ~ '? ~ i 'e .!> ~ i I 6UILDIN6 :3 -EAST ELEVATION (RAINIER AVENUE) -'--_.--- - -- ) I ,// ~ ./'" • 1 -- " r'--"J' '-,. / / lIe' = 1'-0" F9FINFlR.~ ~lE~-6' F2 FIN FlR 15'-o~ Cl6,.g'-o' FI FIN FlRO') . ElEV.=51~ OPEN-AIR OI'ER STAIR" Cl6. --10'..0- .F9FINFLR~ .ClE~-6' 1-. -. f-. F2 FIN Fl.R. 15'-o~ c~,.g'-O' , , !!!!! 1 1 I ~ 1,-71\--,1 I I PARKI S11WC F2FIN FlR 5'-o.."......b... ElEV. = 56.25' -T \ Ii I I \ II I I \ -r I -1-' --I ---r 1i·/~\JI ---I---FIFINFlR.O~ Ik I "I I ElEV .• 51.25' T II I 111 I I I \1\ I /11 I I . I Ii \11 II I PlFINFlR.-5'-o~ S'T1:El Ml:TAl SIDIN6 PARKIN6 S11WClIJRE • .- ~ LOADIN6 /\::;:JI b:~ ~ \ / 6UILDIN6 :3 -NORTH EL EV ATION 1 , I 1 • 1 I I I 1 '\" u---+-ltI--l----f--+-+--j r OlJTLINE OF HillSIDE \ ~ _ IN FORE6ROUND I' 1- '--. lIe' = 1'-0' I . -~ml;;;:-;~ ClE. "1'-6' F2 FIN FlR. 15'-o~ C.lE. 12'-0' < J. . ' , E!Ev.":· 51.25' '1' ...-LQ. PARAPET -'15'-0' oJ., ElEV. = "16.25' -----r Cl6. --10'-0- . rMI:TAl SIDIN6 I ~-~-+--~~I~_+-~-~-+_-II~~-_+-~-~-~ ~DECK ._1 I I I 1 I I 1 / / /\ / " I I /f\ / " CONCREre _.J eASE ., F9FINFlR~ ClE, "1'-6' F2 FIN Fl,R 15'-o~ CL6.12'-o' EI FIN FlR.O':Q'.A ElEV. = 51.25"r 1--------------1-------------------1-------------------1-------------------IJl--;,Jt--Jl-..l-------ElEV. = <!6.25'T ·····-1 ALUMINUM ST~NT 6UILDIN6 :3 -resT El EV ATION lIe' = 1'-0' 6UILDIN6 :3 -SOUTH ELEVATION Ife' = 1'-0' ~ z i~ ___________________________________________________________________ M_~h_~~_~_r_w_~_~_ro_~_m_~_m~w COPYRIGHT © 2005 BAYLIS ARCHITEcrs INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT. -'NO THE IDEAS,t,ND DESIGNS INCOItJ>ClItATED HEREIN. IS THE PROPERTY Of BI'o.YLIS ARCHJTECTS INC, AND MAY NOT BE REUSED. IN WHOLE OR IN PART, WlTl-JOUT THE 'WRITTEN CONSENT OF BAYUSARCHrTECTS INCORPORATED. PROJECT NUMBER: MS-O I 06 PROJECT MANAGER: ME DRAWN BY: ME PLOT DATE; Dec 02, 2005~9:14arn DATE:; NOVEMBER 21. 2005 -SITE PLAN REVIEW REVISIONS: 1080 I Main Street Bellevue. WA 98004 T 425 454 0566 F 425 453 8013 WIAIW.baylisarchitects.com BUILDING 3 EXTERIOR ELEVATIONS A321 o 5 a } M ~ :i: ~ ~ ;; ~ r PARKIN6 STRIJC,TURE -EAST EI EVATION (RAINIER AVENUE) PARKIN6 STRUCTURE -NORTH ELEVATION I--~~~--' ! I I r , . , .. " ~: . a" 4 .• ;.," Ilell = 11-0" ---------~~- ~s----------~~ I 1!'lri ~~~~IW--EX'TERIOR OPEN-AIR II 5TAIR TOI'ER 6E'I'OND OPEN-AIR 5TAIFit IIF=+~~--eJ.I)6 2 Ii TOi"'f:R 6E'I'OND ------.... GMJ PIl.A5TER5 TO MATc.H elJILDIN65 CAeLERAIL UP TO ~ I PARKIN6 I I ___ P2 FIN FLR 5'-of ELEV. = 5t>.25' FI FIN FLFIt. o'_o~' ---' ---, ELEV. = 51.25' I ~---------------------------------------------------_________________________________________________ PI!.I~;.LR=,7.25'-o,'~ ----_._----------------------------~y ~ ....----i-ElUILDIN6 S 6E'I'OND ~-eLD6.s ,,---' CASLE RAIL ~-E'lWAl'eICm JOINT -'.~ . --,-~ i •. _. . ~-. , . . ' . -~- .---~~-- I I I I I L ________________ ~~ ___________ , _ ~ ___ ~~ _____________________________________________ ~~ ___________ ,~~ _____ , _______ -' __ r--EJ(15T. 6RADE __ P2 FIN FLR 5'_o~ ELEV. = 5t>.25' FI FIN FLR O'_o~' --_.---, ELEV. = 51.25' ___ PI FIN FLR -5'_O'~ ELEV .• 46.25' I---~~~-~~ r---CAeLE RAIL , . -." . .. ,~;; -, ~ - " . ------------~------------------~-- elJILDIN6 2 6E'I'OND ----~ i .. -~ : .!:i ... ..,:. . '. ~. .. " ,,:'. ~. : . -4-, ' ~~~-----t I i .-~' P2 FIN Fl..R 5'~ ELEV. = 5t>.25'T ------- --- --- ----_. ""-__ ... ' .' .' II".' _1IIi .. _ ....... ~ .. IIIIII ... IIIII~~IIIIII~IIIIII..,~....!:FI FIN FLR O'_O"-.../:.... -,---ELEV. = 51.25~ r I I ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------PI FIN FLR. -5'_o~ ---ELEV. = 46.25~ PARKIN6 STRUCTURE -reST ELEVATION PARKIN6 STRUCTURE -SOUTH ELEVATION I I . , " . • . , " -----:;;-'t---------------~----- OUTLINE OF eLD6 2 IN FORE6ROI.IND---<"- • CABLE RAIL . , I I L _____________________________________________ -----------___________________________________________ ----________________ J_ ELEV. = 5t>.25' 0'_0'--""- .=51~ ___ PI FIN Fl..R -5'_O"..h.. ELEV. = 46.25~ PRELIMINARY· NOT fOR CONSTRUC770N SL-________________________________________________________________________________________________________ --------------------------------------------------------------______________________________________________________ ~ • COPYRIGHT © 2005 BAYLIS ARCHITECTS INCORPORATED ALL RIGHTS RESERVED THIS DOCUMENT. AND THE IDEAS AND DESIGNS INCOf!.PORATED "IERl:IN, IS THE PROPERTY OF BAYUSAACHITECTS INC. AND MAY NOT BE REUSED. IN WHOi..E OR IN PART, WiTHOUT TI-IE WRITTEN CONSENT OF BAYLts ARO-IITECTS INCORPOAATED Z z o 0 -r-~ ~ ~ ~ :J t5 Vl 0 ~ " W > w~i -L 0 Z r-_ z ~ ~ PROJECT NUMBER: MS-OI06 ME ME PROJECT MANAGER; DRAWNSY: PLOT DATE: DATE: Nov 29, 2005 _ 9:17am NOVEMBER21. 2005 -SITE PLAN REVIEW REVISIONS: T 1080 I Main Street Bellevue, WA 98004 4540566 F4254538013 www.baylisan::hitects.c:om PARKING STRUCTURE ELEVATIONS A401