HomeMy WebLinkAboutPRE23-000119_Panda_Express_Restaurant_Meeting_Summary_230511_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Panda Express Restaurant with Drive-Through Service
144 Rainier Ave S, Renton, WA 98057
PRE23-000119
May 11, 2023
Contact Information:
Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Development Engineering Director, Department of
Community & Economic Development Administrator, Public Works Administrator and
City Council).
M E M O R A N D U M
DATE:May 11, 2023
TO:Clark Close, Principal Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Panda Express Restaurant
1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required.
One within 150-feet and one other within 300-feet of the building. Existing fire hydrants
are adequate.
2. Approved kitchen hood fire suppression system is required. Separate plans and permits
required by the fire department.
3. Fire impact fees for restaurant occupancies is applicable at the rate of $5.92 per square
foot. Credit is granted for the removal of the existing restaurant, which was greater than
that proposed, resulting in no new fee.
4. Fire department apparatus access roadways are adequate as they exist.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 11, 2023
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Yong Qi, Civil Engineer III
SUBJECT:Panda Express Restaurant
144 Rainier Ave S, Renton, WA
PRE23-000119
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel number
1823059067. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER COMMENTS
1. The project is within the City of Rentons water service area in the Valley 196 Pressure Zone. The
static water pressure at the street level is approximately 69 psi at an elevation of 36 feet.
2. There is an existing 8-inch main (Record Drawing: W-057701) located in an easement along the
south side of the adjacent property to the north that can deliver 2,400 gpm. There is an existing
12-inch water main (Record Drawing: W-002008) in S 2nd St located on the east side of Rainier
Ave S that can deliver 2,800 gpm.
3. There was an existing 1.5-inch domestic water service line and water meter that has been
capped and abandoned in November 2020 as part of the demolition of the old building on the
property.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by the
Renton Regional Fire Authority (RRFA) to meet development standards:
S 2nd St, to the south of the project site (COR Facility ID HYD-S-00832).
At the southwest corner of the adjacent building to the north of project site (COR Facility ID
HYD-S-00271)
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic service to the development, developer constructed improvements will
include but are not limited to:
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a) The minimum size for a commercial water service and meter is 1-inch. All commercial
domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed
behind the meter on private property per City Standards.
b) Installation of additional fire hydrants as determined by the RRFA.
c) Installation of double check valve assembly (DCVA) for the landscape irrigation meter, if
applicable.
6. The development is subject to applicable water system development charges (SDCs) and meter
installation fees based on the number and size of the meters for commercial domestic uses.
Current fees can be found in the 2023 Development Fees Document on the Citys website. Fees
will be charged based on the rate at the time of construction permit issuance.
a) The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,850.00 per 1-inch meter.
b) Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line.
c) Drop-in meter fee is $460.00 per 1-inch meter.
d) A redevelopment credit for water and sanitary sewer system development charges will
apply if a new water service is installed within 5 years of the abandonment of the old 1.5
water service.
e) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 8-inch wastewater main located on the west side of Rainier Ave S (Record
Drawing: S-000103). There is an existing 8-inch wastewater main located along the eastern
property line of the project site (Record Drawing: S-028801). There is an 8-inch wastewater main
located on the south side of S 2nd St installed by the City in 2021 (attached).
3. There is an existing 6 sewer stub connected to the new 8-inch wastewater main located on the
south side of S 2nd St.
4. Due to the proposed use of the commercial restaurant, a grease interceptor is required. The
grease interceptor shall be sized based on drainage fixtures units in accordance with standards
found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain
by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible
for routine maintenance.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2023 Development Fees Document on the Citys website. Fees will be charged based
on the rate at the time of construction permit issuance.
a) The current sewer fee is $ 3,650 per 1-inch meter.
b) Final determination of applicable fees will be made after the water meter size has been
determined.
c) A redevelopment credit of the SDC in the amount equal to the SDC fee for the size of the
previous abandoned water meter will be applied.
d) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
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SURFACE WATER
1. There is a City of Renton 12-inch stormwater main (Facility ID No. 123035) flowing to the south
along the west side of Rainier Ave S. The project site consists of a series of 8-inch private surface
water main along the north and east side of the property, which are connected to the 24-inch
stormwater main within Lake Ave S.
2. Refer to Figure 1.1.2.A Flow Chart in the 2022 City of Renton Surface Water Manual (2022
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the Citys flow control map, the site
falls within the Citys Peak Rate Flow Control Standard (Matching Existing Conditions). The site is
located in the Black River basin and South Renton sub basin.
3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced water quality treatment. Any proposed detention and/or
water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural
plans will be required to be submitted for review and approval under a separate building permit
for the detention and/or water quality vault. Special inspection from the building department is
required.
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance
with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
7. The project area may be considered a high-use site. Therefore, in order to meet Special
Requirement # 5 (Oil Control), the project may be required to provide oil control treatment
(typically using an oil/water separator) for runoff of the high-use portion of the site before
discharging to the public stormwater system or to the on-site stormwater facilities.
8. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
9. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open
facilities and open conveyance systems may require a liner in accordance with the design
criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM.
10. Erosion control measures to meet the City requirements shall be provided.
11.The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
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12. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for
information regarding project vesting.
13. The development is subject to a surface water system development charge (SDC) fee. Fees will
be charged based on the rate at the time of construction permit issuance.
a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious
surface, but no less than $2,300.00.
b) The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation of $175,000, the project site(s) shall be required to meet the Citys
Complete Streets Standards:
a) The proposed development fronts Rainier Ave N along the west property line. Rainier Ave N
is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately
92-135 feet. To meet the Citys complete street standards for Principal Arterial streets,
minimum ROW is 103 feet. Per City code 4-6-060, half street improvements shall include a
pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip,
an 8-foot sidewalk, street trees and storm drainage improvements. The amount of ROW
dedication will be dependent upon final survey.
i. However, this portion of Rainier Ave N is within the Citys current Transportation
Improvement Plan (TIP) as project 40 of Rainier Ave S Phase 4, an alternate street
section has been designated for this section of Rainier Ave N. The required ROW and
easements have been granted along the frontage of this property (attached).
b) S 2nd St. is classified as a Principal Arterial Street with a ROW width of 60 feet per the King
County Assessors map. To meet the Citys complete street standards for Principal Arterial
streets with 4 lanes a minimum ROW width of 91 feet is required. However, this portion of S
2nd Street is within the Citys current Transportation Improvement Plan (TIP) as project 22-
25. The project is currently in early design and the cross section for the street has not been
fully defined. Dedication as needed to support the street sectioned defined by the TIP will be
required.
2. On site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in
conjunction with the civil construction permit and will require a grading plan consisting of spot
elevations and slopes showing that ADA and City specifications are being met.
3. Paving and trench restoration within the City of Renton right of way shall comply with the Citys
Restoration and Overlay requirements.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 6:00) peak
periods. If the number of proposed trips estimated by the applicant engineer using the current
ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level
of service study is required. The applicant engineer can contact the City to determine the extent
of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact
study will be required to be included with the land use application.
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6. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a) Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
b) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof
Renton
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements:
a) 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b) The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c) Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a) Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b) Detention vaults for storm water flow control.
c) Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to
the permit type. Please visit www.rentonwa.gov for the current fee schedule.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000119\Working Files
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:May 11, 2023
TO:Pre-Application File No. PRE23-000119
FROM:Clark H. Close Principal Planner
SUBJECT:Panda Express Restaurant with Drive-Through Service
144 Rainier Ave S, Renton, WA 98057
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, Development Services Director, Development
Engineering Director, and City Council). Review comments may also need to be revised based on
site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The
Development Regulations are available online at https://www.codepublishing.com/WA/Renton.
Project Proposal: The project area is located at 144 Rainier Ave S (APN 1823059067) at the corner
of Rainier Ave S and S 2nd St. The project proposal is to establish a fast food restaurant with drive
through service and 8 to 10 surface parking stalls. The project site totals 0.51 acres (22,313 square
feet) in area and is located within the Commercial Mixed Use (CMU) Comprehensive Plan
designation and Commercial Arterial (CA) zoning classification. The applicant proposes to remove
the existing building pad and construct a new Panda Express restaurant with two (2) drive-through
service lanes. The project narrative includes two site plan schemes (Scheme 1 rectangular
shaped building with 2,100 square feet and Scheme 2 square shaped building with up to 2,500
square feet). Access would be maintained from S 2nd St and Rainier Ave S along with existing site-
to-site access to the abutting properties. The City of Rentons (COR) mapping system indicates the
site is within the Downtown Zone 2 Wellhead Protection Area.
The former Dennys Restaurant property has been identified by the Department of Ecology (DOE)
as a contaminated site (Facility Site ID: # 5970 and Cleanup Site ID: 12058) with benzene and
petroleum-gasoline levels above cleanup level and will need to be completely cleaned up prior to
any new construction, as DOE has determined that further remedial action is necessary to clean
up the site (https://apps.ecology.wa.gov/cleanupsearch/site/12058#site-documents).
Current Use: The site is currently vacant. A concrete pad and surface parking from a now
demolished Dennys restaurant are onsite.
1.Zoning /Land Use Designation, and Overlays: The subject property is located within the
Commercial Arterial (CA) zoning classification in Urban Design District D. The purpose of the
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CA zone is to evolve from strip commercial linear business districts to business areas
characterized by enhanced site planning and pedestrian orientation, incorporating efficient
parking lot design, coordinated access, amenities and boulevard treatment with greater
densities. The CA zone provides for a wide variety of retail sales, services, and other
commercial activities along high-volume traffic corridors.
Fast food restaurants are an allowed use in the CA zone. The drive-through component of the
restaurant is permitted as an accessory use provided its located on the same lot with another
building/use; or structurally integrated into another building/use; or located on its own lot
with some amount of indoor customer seating to qualify the drive-through as accessory to
the eating/drinking establishment. The primary fast food restaurant use is permitted in the
CA zone.
2.Development Standards: The project would be subject to RMC 4-2-120A, Development
Standards for Commercial Zoning Designations and District D overlay area subject to RMC
4-3-100, Urban Design Regulations effective at the time of complete application.
Minimum Lot Size, Width and Depth For lots created after November 10, 2004 the minimum
lot size is 5,000 square feet. There are no minimum requirements for lot width or depth. No
changes are proposed to the existing 22,313 square foot lot. The existing lot meets the
minimum lot size requirement.
Setbacks Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement or tract.
Minimum Front Yard 15 ft.
Maximum Front Yard 20 ft.
Minimum Secondary Front Yard 15 ft.
Maximum Secondary Front Yard 20 ft.
Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned
residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot
zoned residential.
Clear Vision Area In no case shall a structure over 42 in. in height
intrude into the 20 ft. clear vision area defined in
RMC 4-11-030.
In Scheme 1, the proposed building is setback 12-7 from Rainier Ave S (front yard), 15-5
from S 2nd St (secondary front yard), approx. 68-1/2 from the east property line, and
approx. 82-5 from the north property line. In Scheme 2, the proposed building is setback
11-3 from Rainier Ave S (front yard), 13-4 from S 2nd St (secondary front yard), approx.
94-3 from the east property line, and approx. 66-5 from the north property line.
In order to comply with minimum and maximum front yard setbacks, the proposed building
must be located no closer than 15 feet to the public streets (Rainier Ave S and S 2nd St) of
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the subject site and no further than 20 feet to the public streets of the subject site. The
building setbacks would be verified at the time of formal application.
Building Height The maximum building height is 50 ft., except 70 ft. for vertical mixed use
buildings (commercial and residential). Heights may exceed the Zones maximum height with
a Conditional Use Permit. Building height shall not exceed the maximum allowed by the
subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related
Height and Use Restrictions, whichever is less. No measurable building heights were
provided. Maximum height compliance would be required prior to land use approval.
Airport Related Height and Use Restrictions The site is located in the airport influence area
Zone 3 Inner Turning Zone. No use may be made of land within Airport Safety Zones 1 through
4, in such a manner as to create electrical interference with radio communication between
the airport and aircraft, making it difficult for fliers to distinguish between airport lights and
others, result in glare in the eyes of fliers using the airport, impair visibility in the vicinity
thereof, or otherwise endanger the landing, taking off, or maneuvering of aircraft.
Nonresidential uses may be conditioned in relation to intensity of use in the Airport Influence
Area. Bird attractants, such as uncovered refuse dumpsters, and uses that produce smoke,
dust, glare, vapor, gasses or other emissions may be restricted in the Airport Influence Area
Any permit or variance granted affecting Airport Safety Zones 1 through 4 shall be so
conditioned as to require the owner of the structure or tree in question to install, operate and
maintain thereon, at the owners own expense, such markers and lights as may be necessary
to give adequate notice to aircraft of the presence of such airport hazard.
No structure shall penetrate the Federal Aviation Regulation Part 77 Objects Affecting
Navigable Airspace. Land Use Permit Master Applications for proposed projects to be located
within the Airport Influence Area shall show the maximum elevation of buildings or structures
based on the established airport elevation reference datum will not penetrate the Federal
Aviation Administration Regulation Part 77 Objects Affecting Navigable Airspace. Elevations
shall be determined by an engineer or land surveyor. Within the Airport Influence Area,
disclosure notice shall be placed on land title when property is subdivided, or as part of
approval of conditional use permits, special use permits, building permits, or other SEPA
nonexempt projects. Such notice may relate to noise, low overhead flights, aviation
operations that create high levels of noise, or aviation operations at night when there is
greater sensitivity to noise. Prior to approval of land uses where aviation overflight may occur
within the Airport Influence Area, a navigation easement shall be granted to the City of
Renton. The aviation easement shall be approved by the City Attorney prior to recording.
Compliance with requirements would be determined at the time of land use application.
Please see RMC 4-3-020, Airport Related Height and Use Restrictions for full requirements.
Lot Impervious Surface Coverage The CA zone allows a maximum lot coverage for buildings
of 65 percent or 75 percent if parking is provided within a building or within an on-site parking
garage. The building coverage appears to meet the 65 percent maximum for either Scheme
1 or Scheme 2. The building lot coverage requirements would be verified at the time of
formal application.
3.Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The land use application will need to include elevations and details
for the proposed methods of screening.
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4.Refuse and Recycling Areas: All new developments for commercial uses shall provide on-site
refuse and recyclable deposit areas and collection points for collection in compliance with
RMC 4-4-090, Refuse and Recyclables Standards. These areas shall not be located within
required setbacks or landscaped areas and shall not be located in a manner that hauling trucks
obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. In retail
developments a minimum of five (5) square feet per every 1,000 square feet of building gross
floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per
1,000 square feet of building gross floor area shall be provided for refuse deposit areas with
a total minimum area of 100 square feet. Architectural design of the enclosure shall be
consistent with the design of the primary building. The site plans indicate approximately 308
square feet of enclosure area, which exceeds the minimum requirement. Full compliance
with the refuse and recycling standards (general and Urban Design) will be reviewed with
the land use application.
5.Landscaping: With the exception of critical areas, all portions of the development area not
covered by structures, required parking, access, circulation or service areas, must be
landscaped with native, drought-resistant vegetative cover.
Street Frontage Landscaping Ten feet (10’) of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways. Street
trees, selected from the Citys Approved Street Tree List, in the ROW planter will also be
required. Landscaping may include hardscape such as decorative paving, rock outcroppings,
fountains, plant containers, etc. Minimum planting strip widths between the curb and
sidewalk are established according to the street development standards of RMC 4-6-060,
Street Standards. Street trees and, at a minimum, groundcover are to be located in this area
when present. Street trees shall be planted in the center of the planting strip between the
curb and the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing distances
from facilities located in the right-of-way including, but not limited to, underground utilities,
streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards
are identified in the Citys Approved Tree List. Generally, the following spacing is required: i.
Small-sized maturing trees: thirty feet (30’) on center; ii. Medium-sized maturing trees: forty
feet (40’) on center; and iii. Large-sized maturing trees: fifty feet (50’) on center.
Internal Lot Landscaping Surface parking lots with 15 to 50 stalls shall provide 15 square feet
of internal lot landscaping for each parking stall. Any interior parking lot landscaping area shall
be sized to dimensions of at least eight feet (8’) by twelve feet (12’). Landscaping shall be
dispersed throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover. Perimeter landscaping may not substitute for interior landscaping.
Perimeter Parking Lot Landscaping All parking lots shall have perimeter landscaping. Surface
parking lots with more than fourteen (14) stalls shall be landscaped with plantings and trees.
Conversion of vacant land or new buildings trigger landscaping requirements. A conceptual
landscape plan shall be provided with the land use application as prepared by a licensed
Landscape Architect, a certified nurseryman or other certified professional. All landscaping
shall meet the requirements of RMC 4-4-070, Landscaping.
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6.Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper
inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree
retention plan along with an arborist report, tree retention plan and tree retention worksheet
shall be provided with the formal land use application as defined in RMC 4-8-120. The tree
retention plan must show preservation of at least 30% of significant trees. Please refer to RMC
4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree
retention and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 9 caliper inches 4
Preserved tree 10 12 caliper inches 5
Preserved tree 12 15 caliper inches 6
Preserved tree 16 18 caliper inches 7
Preserved tree 19 21 caliper inches 8
Preserved tree 22 24 caliper inches 9
Preserved tree 25 28 caliper inches 10
Preserved tree 29 32 caliper inches 11
Preserved tree 33 36 caliper inches 12
Preserved tree 37 caliper inches and greater 13
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and
their associated buffers; significant trees over sixty feet (60’) in height or greater than
eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting
properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
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Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City’s discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator’s satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land
use application.
7.Fences/Retaining Walls: Within commercial zones the maximum height of any fence, hedge,
or retaining wall within the front yard and secondary front yard shall not exceed 48 inches
(48) in height within 15 feet (15) of the front yard property line or within any part of the
clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded
vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required
landscaping. If a new or replacement fence is proposed within 15 feet (15) of a public street
on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-
070F1, the site shall be brought into conformance.
8.Parking: A minimum and maximum of one (1) space per 75 square feet of dining area for Drive
through restaurants with sit down service. The drive-through facility shall be so located that
sufficient on-site vehicle stacking space is provided for the handling of motor vehicles using
such facility during peak business hours. Stacking spaces cannot obstruct required parking
spaces or ingress/egress within the site or extend into the public right-of-way. The applicant
has proposed 8 or 10 surface parking spaces depending on the proposed scheme. Required
parking spaces cannot obstruct access to the refuse and recycling enclosure. The proposed
dining area is approx. 700 square feet and therefore requires nine (9) parking spaces.
Neither Scheme 1 (10 parking spaces) or Scheme 2 (8 parking spaces) comply with the
standard minimum and maximum number of parking spaces. An increase can be requested
as noted below. The drive-through facility provides stacking for 9 to 11 vehicles in two queue
lanes. Peak traffic data, queue lengths, and effective traffic control efforts for other Panda
Express restaurants in the region should be included in the traffic impact analysis.
A twenty five percent (25%) reduction or increase from the minimum or maximum number
of parking spaces may be granted for nonresidential uses through site plan review if the
applicant can justify the modification to the satisfaction of the Administrator. In order for the
reduction or increase to occur the Administrator must find that satisfactory evidence has been
provided by the applicant. Modifications beyond twenty five percent (25%) may be granted
per the criteria and process of RMC 4-9-250D.2.
Parking Space Dimensions The parking regulations specify standard stall dimensions of 9
feet x 20 feet, compact dimensions of 8‰ feet x 16 feet, and parallel stall dimensions of 9 feet
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x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with
an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls
may be compact spaces designated for employee parking, and up to 30 percent of stalls may
be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls
is based on the total number of spaces provided.
All non-residential development that exceeds 4,000 gross square feet in size would also be
required to comply with the bicycle parking requirements of RMC 4-4-080F.11. The number
of bicycle parking spaces required would be based on 10% of the required number of off-
street vehicle parking stalls. Please review RMC 4-4-080F.11.b-c for further general and
specific bicycle parking standards. Compliance with all parking regulations would be
verified at land use review.
9.Access: Access is proposed via the existing driveways from S 2nd St and Rainier Ave S with
site-to-site vehicle connections. Within the CA zone a connection shall be provided for site-
to-site vehicle access ways to allow a smooth flow of traffic across abutting CA lots without a
need to use a street. Access may comprise the aisle between rows of parking stalls, but is not
allowed between a building and a public street. A drive through retail or drive through service
use requires the drive-through facility to be so located that sufficient on-site vehicle stacking
space is provided for the handling of motor vehicles using such facility during peak business
hours. Typically, five (5) stacking spaces per window are required unless otherwise
determined by the Community and Economic Development Administrator. Stacking spaces
cannot obstruct required parking spaces or ingress/egress within the site or extend into the
public right-of-way.
10.Driveways: Driveway width shall not exceed an aggregate of 40 percent (40%) of the street
frontage. There shall be a minimum of 18 feet (18) between driveway curb returns where
there is more than one (1) driveway on property under single ownership or control and used
as one premises. The width of any driveway shall not exceed 30 feet (30). There shall be no
more than one (1) driveway for each 165 feet (165) of street frontage serving any one
property. For each 165 feet (165) of additional street frontage another driveway may be
permitted. Joint use driveways reduce the number of curb cuts along individual streets and
thereby improve safety and reduce congestion while providing for additional on-street
parking opportunities. Joint use driveways should be encouraged when feasible and
appropriate, particularly when there is existing underutilized parking proximate to a subject
site.
Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow
a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope,
upon proper application in writing and for good cause shown, which shall include, but not be
limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a
variance from the Administrator is required. The applicant is proposing to utilize the existing
shared driveway approaches from Rainier Ave S and S 2nd St. Compliance with driveway
standards will be reviewed with the land use application.
11.Urban Design Regulations: Compliance with Urban Design Regulations, District D, is
required. The land use application shall provide a written narrative to identify how the
project meets each applicable urban design regulation. Please refer the standards in their
entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and
standards outlined in the regulations.
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Buildings shall be oriented to the street with clear connections to the sidewalk.
Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2’) wide (illustration below). Buildings that are taller than
thirty feet (30’) in height shall also ensure that the weather protection is proportional to
the distance above ground level.
Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and
one-half feet (4-1/2’) wide along at least seventy five percent (75%) of the length of the
building facade facing the street, a maximum height of fifteen feet (15’) above the ground
elevation, and no lower than eight feet (8’) above ground level.
In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, include a roof and be screened around their perimeter
by a wall or fence and have self-closing doors. Service enclosures shall be made of
masonry, ornamental metal or wood, or some combination of the three (3).
Parking shall be located so that no surface parking is located between the building and
the front property line and/or the building and the side property line along a street.
Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
A pedestrian circulation system of pathways that are clearly delineated and connect
buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided. Pathways within parking areas shall be provided and
differentiated by material or texture (i.e., raised walkway, stamped concrete, or pavers)
from abutting paving materials. The pathways shall be perpendicular to the applicable
building facade and no greater than 150-feet apart. Permeable pavement pedestrian
circulation features shall be used where feasible, consistent with the Surface Water
Design Manual.
Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided. Amenities such
as outdoor group seating, benches, transit shelters, fountains, and public art shall be
provided.
All building facades shall include modulation or articulation at intervals of no more than
40 feet. Modulations shall be a minimum of two feet (2’) deep, sixteen feet (16’) in height,
and eight feet (8’) in width.
Any faade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor facade that
is between four feet (4’) and eight feet (8’) above ground (as measured on the true
elevation).
At least one of the following elements shall be used to create varied and interesting roof
profiles: extended parapets; feature elements projecting above parapets; projected
cornices; or pitched or sloped roofs.
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All buildings shall use material variations such as colors, brick or metal banding, patterns
or textural changes. Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry, pre-
finished metal, stone, steel, glass and cast-in-place concrete.
Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting. Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
other significant landscaping, water features, and/or artwork.
The project site is located at the intersection of Rainier Ave S and S 2nd St; therefore, a
public plaza shall be provided at the corner. The plaza shall measure no less than one
thousand (1,000) square feet with a minimum dimension of twenty feet (20’) on one side
abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting, and
seating. Vegetated low impact development facilities may be used in the plaza where
feasible and designed consistent with the Surface Water Design Manual. Such facilities
shall count towards no more than fifty percent (50%) of the plaza requirement. All design
requirements would be reviewed at the time of land use application.
12.Critical Areas: According to COR Maps, the property is within the Downtown Wellhead
Protection Area Zone 2. The overall purpose of the wellhead protection regulations is to
protect aquifers used as potable water supply sources by the City from contamination by
hazardous materials. Some uses are restricted that store, handle, treat, use, or produce
substances that pose a hazard to groundwater quality. It is the applicants responsibility to
ascertain whether any critical areas or environmental concerns are present on the subject
property prior to development and/or construction.
13.Environmental Review: The construction of a commercial building greater than 4,000 square
feet and/or parking for more than 20 automobiles would subject the application to
Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-
800.
14.Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the
CA zone. The purpose of the site plan review process is to analyze the detailed arrangement
of project elements to mitigate negative impacts where necessary to ensure project
compatibility with the physical characteristics of a site and with the surrounding area. Site
plan review ensures quality development consistent with City goals and policies. Site plan
review analyzes elements including, but not limited to, site layout, building orientation and
design, pedestrian and vehicular environment, landscaping, natural features of the site,
screening and buffering, parking and loading facilities, and illumination to ensure
compatibility with potential future development. Decisional criteria for site plan approval are
itemized in RMC 4-9-200.E.3. All development categorically exempt from SEPA are exempt
from site plan review.
15.Permit Requirements: The proposed project would require construction and building
permits.
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16.Impact Fees: In addition to the applicable building and construction fees, impact fees would
be required. Fees change periodically and the fees in effect at the time of building permit
issuance would apply. For informational purposes, the 2023 impact fees are as follows:
A Fire impact fee for restaurant is currently assessed at $5.92 per square foot; and
A transportation impact fee for fast food restaurant with drive-up service is currently
assessed at $203.13 per square foot;
The citys 2023-2024 fee schedule is available for your review on the Citys website.
NO PARKING FIRE LANENO PARKING FIRE LANECRM PROJECT NO. DRAWN BY:PRE-APPLICATION SUBMITTALDATE: APRIL 2023phone: (916) 451-1500 - fax: (916) 451-16005800 Stanford Ranch Road, Suite 720 - Rocklin CA 95765Architects & Planners, Inc.CRMPROPOSED PANDA EXPRESSWITH DRIVE THROUGH144 RAINIER AVENUE SOUTHRENTON WA 98057RESTAURANT WITH DRIVE THROUGHD-262232303BML1683 Walnut Grove Ave.Rosemead, California91770Telephone: 626.799.9898Facsimile: 626.372.8288PANDA RESTAURANT GROUP INC.PANDA PROJECT NO. SITE SCHEMESCHEME 1
NO PARKING FIRE LANENO PARKING FIRE LANECRM PROJECT NO. DRAWN BY:PRE-APPLICATION SUBMITTALDATE: APRIL 2023phone: (916) 451-1500 - fax: (916) 451-16005800 Stanford Ranch Road, Suite 720 - Rocklin CA 95765Architects & Planners, Inc.CRMPROPOSED PANDA EXPRESSWITH DRIVE THROUGH144 RAINIER AVENUE SOUTHRENTON WA 98057RESTAURANT WITH DRIVE THROUGHD-262232303BML1683 Walnut Grove Ave.Rosemead, California91770Telephone: 626.799.9898Facsimile: 626.372.8288PANDA RESTAURANT GROUP INC.PANDA PROJECT NO. SITE SCHEMESCHEME 2
2ND AVE S.RAINIER AVE S.30'R/W33'40'
R/W
44'
R/W
42'
R/W
42'
R/W
SOUTH S
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CENTERLINE CEDAR RIVER PIPELINE
NO PARKING FIRE LANE
NO PARKING FIRE LANE(PUBLIC R.O.W.)(PUBLIC R.O.W.)30'R/WFor:Title:209501CHRIS STECKERRESIGHT INVESTORS1ALTA/NSPS LAND TITLE SURVEYPTN OF THE SE1/4, OF THE NE1/4 OF SEC. 18,TWP. 23 N., RGE 5 EAST, W. M.CITY OF RENTON, KING COUNTY, STATE OF WASHINGTONALTA/NSPS LAND TITLE SURVEY
VICINITY MAP RENTON, WASHINGTON
SCALE: 1"=20'
N
·
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·
·
·
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·
LEGEND
167
New Store Criteria6
Site
•Free standing Drive-thru = 1 acre
•50+ parks (including Drive-thru waiting, and OLO parking)
•Drive-thru = 14-20 car stack
Building
•650 –900 sf (Standard nontraditional/mall,no seating;below
650 SF requires remote storage)
•1800 –2000 sf (Inline with seating)
•2000 –2400 sf (Endcap Drive-thru with seating)
•2200–2600 sf (Free Standing Drive-thru with seating)
Utilities
•Gas: 3 million BTUs
•Electrical: 600 amps (400 amps for end-cap), 3 phase, 4 wire,
and 120/208 volts
•Water: 1.5” with 35-60psi
•1,000 gallon grease interceptor
General
•Signage equal to all competitors
•Branding décor opportunities
•Pylon sign preferred
SITE AND STORE STANDARDS
Exterior Design10
EXTERIOR DESIGN
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3
4
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2
41
40
39
FIRE LANE
35
CRPL#3 66" STL
CRPL#1 66" STL
CRPL#2 51.5" STL
CRPL#3 66" STL
CRPL#1 66" STL
CRPL#2 51.5" STL
CRPL#1 66" STL
CRPL#2 51.5" STL
CRPL#3 66" STL
••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
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14
EXIST G
12"DI W 12"DI W12"DI W 12"DI W
STA A0+31, 28' LT
SSMH #1
1-48" DIA MH
STA A0+75, 16' RT
SSMH #2
1-48" DIA MH
STA A2+37, 16' RT
SSMH #3
1-48" DIA MH
STA A0+00, 9' RT
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45
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A0+00 A0+20 A0+40 A0+60 A0+80 A1+00 A1+20 A1+40 A1+60 A1+80 A2+00 A2+20 A2+40 A2+60 A2+80 A3+00 A3+20 A3+40 A3+60 A3+80 A4+00 A4+20 A4+40 A4+60 A4+80
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SSMH #2
IE(IN)8"(NW)=30.10
IE(OUT)8"(E)=30.00
STA A0+75, 16' RT
RIM=39.74
SSMH #3
IE(IN)8"(W)=24.57
IE(IN)8"(N)=24.57
IE(OUT)8"(E)=24.47
STA A2+37, 16' RT
RIM=33.75EXIST GEXIST 24"SDIE=21.0EXIST UGPEXIST W& PROPPROTECT W/
DENSE FOAM
CUSHIONEXIST UGP & TEXIST UGP & TSSMH #1
IE(IN)8"(W)=32.90
IE(OUT)8"(SE)=32.80
STA A0+31, 28' LT
RIM=41.06
18-2251
SS-1
of 121
RENTON DOWNTOWN
UTILITY
IMPROVEMENTS
PROJECT
January 2021 CONFORMED DRAWINGSAS SHOWN
S 2ND ST
SEWER PLAN & PROFILE
STA A0+00 TO STA A4+80
JJM
BAW
TTT
50NO.DATE BY REVISION
NOT TO SCALE
THEN DRAWING IS
NOT MEASURE 1"
IF THIS BAR DOES
NOTICE
CHECKED
DRAWN
DESIGNED
PROJECT NO.:SCALE:DATE:H:\EVT_Projects\18\2251 - Renton DUIP Phase 2\CAD\Sheets\18-2251-WA-SS.dwg SS-1 12/1/2020 10:01 AM BRETT.WILLIAMS 23.0s (LMS Tech)SHEET
120 1
SCALE: 1"=20' HORIZ, 1"=5' VERT
PROFILE
EXIST GR @
ROW CL
S 2ND ST
MATCHLINE STA A4+80SEE SHEET SS-2MATCHLINE STA A4+80SEE SHEET SS-2RAINIER AVE S1.CONSTRUCTION CL EQUALS R/W CL, SEE
SURVEY CONTROL PLAN, SHT G-5
2.PROPOSED SEWER MAY HAVE CONFLICT OR
SEQUENCE CONSTRAINT WITH EXISTING
UTILITY TO BE ABANDONED, CONTRACTOR
SHALL TAKE APPROPRIATE MEASURES TO
MAINTAIN THE FUNCTIONALITY OF THE
EXISTING UTILITY UNTIL SUCH TIME AS IT
CAN BE ABANDONED
3.REPLACE SURVEY MONUMENT PER CITY STD
DETAIL H031 AS REQUIRED FOR
CONSTRUCTION
4.NEW SSMH AS SHOWN PER CITY STD DETAIL
400.1, 401, AND 106
5.NEW SANITARY SEWER PIPE PER CITY STD
DETAIL 405
6.SIDE SEWER PER CITY STD DETAIL 406.1,
406.2, AND/OR 407, INSTALL CO IF SHOWN
7.CONNECT EXIST PIPE TO NEW PIPE W/ CPLG,
SEE DETAIL 2, SHT SS-42
1
8
10
12
13
15
1
13 1
13 2
15
10
10
12 TYP
SIDE SEWER TABLE
SIDE
SEWER NO.*ADDRESS
APPROX
STATION
AT MAIN
COORDINATES
OF CO OR CPLG
144 RAINIER
AVE S A1+45 N:
E:
100 S 2ND ST A3+25 N:
E:
SIDE SEWER TABLE
SIDE
SEWER NO.*ADDRESS
APPROX
STATION
AT MAIN
COORDINATES
OF CO OR CPLG
101 S 2ND ST SEE SS-13 N:
E:
*SS NO. SPECIFIC TO THIS SHEET
1
28" CIPP SS10
10 LAKE AVE S8
FOR CONTINUATION
SEE SHEET SS-27
10
17181819SSMH #37
SEE SHT SS-27
10
SPU ROW
2 2 2
CITY ROW
2
CONSTRUCTION NOTES:
20100 40 60
PLAN
SCALE: 1"=20'
144 100
02/01/21
Installed by Casey
12/3/2021
7'8" to top of pipe
Installed 12/6/2021 by
Casey
7'8" to top of pipe at out.
6'4" to top of pipe at
connection.
Installed 12/6/2021 by
Casey 8'8" to top of pipe.
4' to top of pipe at SS
connection
Installed 12/2/2021 by
Casey
Installed by Casey
12/1/2021
Installed by Casey
12/7/2021
Installed by Casey
11/30/2021