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Home My WebLink AboutLUA16-000229_Report 1~ XXXX#3l:IOJ.S I wi'.fiu Oil.Yd 3181l!J3ANO:J 3NllrtV3l:l.1S n II ~:!::::l no~N1aims ~~ ! J.N~n'V1S3l;I Nt-31\ll:10 :JINOS OQ~ H 5~0 I e:1 w~ ·:,1NOS )" ;;;~ i I ! 0 l I 1-,,; ' -1!\ t~- ,.] ~/ 111 ~ 111111111 ''' ' I I 11 l ! ! ! , I -,-,~,, ~ d;L I~: 0 ' uz ~~ I ~ ~~ lol I ~5~ o,• I<( i b i " i i l I {:I ~ ! :i :i \ I ·--,,_-,, ;:.~~ -iir·, "" !'!: ,\ ~ 11'"' I i'i" 1" ~f I • Q)o _o -iitj:" ~; • ' ~ --~~ ~~11: p ~~, ~~~~ ,.., ~~, i~~,1~ !~~- . : I ' ~ ' ' ~~:= ,~o • t ,. t i' I, 1 I I ' l,,i '!-' I ... ~. F c~• H •,i 1· ,! I 'I' ;, -Fl I I :::i ~.u I j' 1/1 ''" j \--:i · '"I~ j ~i :\1:il . ,,r,· 11 II I I 11 1 1111 11 t I 1111! Uc¥. , "r'" i,1 I: :: \_I' 1~1 l!j,11 :: 1_.\1, II ~" ,"--1 H :! I 11 II 11111 I"~' LIi II II II Ir,,, lj ::' Ii "I" .I 11 II t, It II JI> II II II J !l ''' 11iri-~ ;~'\ t $1 !·•;,·~ 111; ;,. . ,. ~ ~ s ~ I -··'~ i ,J -,'/.L~ -01 · : ~1...' 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' ' \, . ,,.,,.. ------------------------ :'.:"'-:.!';':'.:.,...,.,.,... __ ~_._,.-...,,.,...,."', __ --.......,...., .. ,,_ --~-n _..,. ~----- S S I~ l I I I ___ J__ ~ ;~~ i!i jl~ ~>~ ·~ -----0 ----- i:; I I I I • I I I I I I ~,~--~-~~-~-'---,·-~ I I I I I LI' / I I I ------~~-~I, -~~l"'l ___ ,,, I '---~ \f-II .,,, --;:;-.,-,..,-c;---- ------ --....-.- STATE OF WASIDNGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of :eneral circulation and is now and has been for more than six months ,rior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter 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 Renton Reporter (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 August 5, 2016. fhe full amount of the fee charged for said foregoing publication is ~e sum of $89.88. ~P,.,_,,/:lf;.,,._~_.~4".J..___ __ ,,,1111,,,,/ ~s Legal Advertising Representative, Renton Reporter Sub:;_cribedr<!Pl! sworn to me this 5th day of August, 2016. ,,, E C' 11 ,, ~\._ H1,j 1,, ,,0 .......... /v;' f ;:~i 0 ' ''" 'i\>. "'\. , = : NOTARY : :: ::(/), p1.u11c:::: -__.;. •, , V~L. : ·--. - ·Gale Gwin, Notary Public for the State of Washington, Residing in\,..,,.-->;·.,.~:,.,.,·}····:;";~~:: Puyallup, Washington "',,,,Or:,;;;·~,\· ··~,,, I • , .I-\... . \' 111,. i H 1 ii' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Determi- nation of Non-Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code. Sonic Drive-In Restaurant LUAJ6-000229 Location: 735 Hardie Ave SW. The applicant is requesting Ad- min Site Plan Review. Environ- mental Review and a pari,;ing mo<lificc1t10n, for a new 2-668 sf 227 SF Sonic Drive-in Restau- rant with drive-thru ::ind canopy covered dnve-111 hop stalls The 0, 73 ac site is zoned CA Access to the site would be provided via the Walmart Shopping Center, Appeals of the DNS-M must be filed in writing on or before 5 :00 p,m, on August 19, 2016. Ap- peals must be filed in writing to- gether with the required fee with: Hearing Examiner c/o City Clerk, City of Renton, l 055 S Grady Way, Renton, WA 98057, Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more information may be ob- tained from the Renton City Clerk's Office, 425-430-6510, Published in the Renton Reporter on August 5, 2016. #1662800. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton 0 A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DA TE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: 0APPROVED [gj APPROVED SUBJECT TO CONDITIONS 0DENIED August 5, 2016 Sonic Drive-in Restaurant Bonnell Family, LLC, P.O. Box 52946, Bellevue, WA 98015 Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 Michael Shreve, PB Architects, 5506 6th Ave S, Seattle, WA 98108 LUAlG-000229, ECF, SA-A, MOD Clark H. Close, Senior Planner The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. 735 Hardie Ave SW, Renton, WA 98057 0.73 acres Project Location Map Admin Report City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Administrative Report & Decision WA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 2 of 35 I 8. EXHIBITS: Exhibits 1-13: As shown in the SEPA Environmental Review Report Exhibit 14: Administrative Report Exhibit 15: Traffic Concurrency Test -Sonic Drive-In Restaurant Exhibit 16: Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes I C. GENERAL INFORMATION: 1. Owner(s) of Record: Bonnell Family, LLC, P.O. Box 52946, Bellevue, WA 98015 2. Zoning Classification: Commercial Arterial (CA) Commercial & Mixed Use {CMU) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Critical Areas: Overflow Parking for Walmart Shopping Center High seismic hazards 6. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Site Area: Commercial & Mixed Use {CMU} Comprehensive Plan Land Use Designation and Cammercial Arterial {CA} Zoning Classification; Popeyes Restaurant Commercial & Mixed Use {CMU} Comprehensive Plan Land Use Designation and Commercial Arterial (CA) Zoning Classification; Pho & Thai Restaurant Commercial & Mixed Use {CMU) Comprehensive Plan Land Use Designation and Commercial Arterial {CA} Zoning Classification; Walmart & Mobil Gas Station Commercial & Mixed Use (CMU} Comprehensive Plan Land Use Designation and Commercial Arterial {CA} Zoning Classification; Walmart Shopping Center 31,302 SF {0.73 acres) I 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation (S 180th) Boundary Line Adjustment I E. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A A-002-59 LUA15-000237 Ordinance No. 5758 5758 1745 N/A a. Water: Water service will be provided by the City of Renton. Date 06/22/2015 06/22/2015 04/19/1959 08/05/2015 b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in Hardie Ave SW, which terminates approximately 450 feet north of the subject property line. Sonic Admin Report_16-000229 City of Renton Department of Co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 3 of 35 c. Surface/Storm Water: There are stormwater mains located in the existing parking lot connected to a private stormwater system which drains to the existing stormwater facilities for the Walmart located adjacent to the site. 2. Streets: The proposed development fronts Hardie Ave SW along the north portion of the east property line. 3. Fire Protection: Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-120A: Development Standards for Commercial Zoning Designations 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 City-wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards s. Chapter 9 Permit -Specific a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. land Use Element I H. FINDINGS OF FACT {FOF}: 1. The Planning Division of the City of Renton accepted the above master application for review on March 24, 2016 and determined the application complete on April 5, 2016. The project was placed on hold on April 25, 2016 and taken off hold on July 15, 2016. The project complies with the 120-day review period. 2. The project site is located 735 Hardie Ave SW, Renton, WA 98057. 3. The project site is currently developed with perimeter and internal landscaping with 64 surface parking stalls. 4. Access to the site would be provided internally from the Walmart Shopping Center via two (2) separate two-way travel lanes. 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification. 7. There are approximately 16 significant trees located onsite of which the applicant is proposing to retain a total of 14 trees. 8. The site is mapped with high seismic hazards. Sonic Admin Report_16-000229 City of Renton Department of Co, . nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD SONIC DRIVE-IN RESTAURANT Report of August 5, 2016 Page 4 of 35 9. Between 417 cubic yards to 833 cubic yards of fill is proposed to be brought into the site. 10. The applicant is expecting to complete construction within five (5) months of construction permit isssuance. 11. The building's primary entrance is proposed along the east facing fa~ade with an orientation to Hardie Ave SW. An additional public entrance is provided along the west facing fa~ade. 12. The massing of the proposed restaurant is also prominently visible from Rainier Ave S. 13. The contemporary architecture includes: a large storefront window system along the eastern fa~ade, angular lines, differing height parapets, and the metal yellow roof dome element highlighting the primary entrance (Exhibit 7). 14. The principal exterior building materials are low maintenance metal siding (ribbed and flat), glass/aluminum door and windows, and raised seem metal roofing (Exhibit 7). 15. No public or agency comments were received. 16. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 1, 2016 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Sonic Drive-in Restaurant (Exhibit 16). The DNS-M included one (1) mitigation measure. A 14-day appeal period will commence on August 5, 2016 and will ended on August 19, 2016. 17. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 13). 18. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMLI) on the City's Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies if fill conditions of approval are met: '~;!~~' 1ilm~• Analysis Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. Sonic Admin Report_16-000229 City of Renton Department of Cos SONIC DRIVE-IN RESTAURANT ,ity & Economic Development Administrative Report & Decision LUA16-000ZZ9, ECF, SA-A, MOD Report of August 5, 2016 Page 5 of 35 Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine ,I' hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new ,I' development is designed to be functional and attractive. ,I' Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. Policy L-49: Address privacy and quality of life for existing residents by considering ,I' scale and context in infill project design. ,I' Policy L-55: Protect public scenic views and public view corridors, including Renton's physical, visual and perceptual linkages to Lake Washington and the Cedar River. Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural ,/ slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 19. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) 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. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with the following development standards if all conditions of approval are met: N/A N/A Use: Fast food restaurants Staff Comment: Fast food restaurants are a permitted use in the CA zone. Density: The minimum density required in the CA zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable. Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable. Setbacks: The minimum front yard setback is 10 ft. The minimum setback may be reduced to O ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 15 ft. is required. The minimum side yard along a street setback is 10 ft. The minimum setback may be reduced to O ft. through the site plan review process, provided blank walls are not located within the reduced setback. There is no maximum side yard along a street setback. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Sonic Admin Report_16-000229 City of Renton Deportment of Cot SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Compliant if condition of approval is met Page 6 of 35 Staff Comment: The following table contains setbacks for the proposed structures: East Front Yard West Rear Yard North Side Yard South Side Yard 8 1-011 101 1 -0 11 69'-6.,, The proposal complies with the minimum front yard setback allowed through site plan review process, provided blank walls are not located within the reduced setback per RMC 4-2-120A. Following a two foot right-of-way dedication, the body of the building is setback 10 feet (10') from the property line along Hardie Ave SW. Two separate two foot (2') building modulations would project into the front yard setback. The building setback allows for significant landscaping along the project frontage that is consistent with the City's investments made to Rainier Ave 5. Building Standards: The CA zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. Staff Comment: The proposed building would have a footprint of 2,668 square feet on the 0.73 acre resulting in a building lot coverage of approximately 8.5 percent. The height of the proposed structure would be 32 feet 8-inches (32'-8") above finished grade at the tallest point of the metal yellow roof dome that extends three (3) feet above the top of the tower plate. The primary structure would have a height of approximately 18 feet and 4-inches (18'-4"} from finished grade to the top of the parapet plat (Exhibit 7). The proposal complies with maximum building coverage and permitted building height requirements of the zone. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent {50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen {14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have a minimum width of 5 feet. Sonic Admin Report_16-000229 City of Renton Department of Cor SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 7 of35 Staff Comment: The applicant is proposing a range of 8-24 feet af landscaping within the frant yard setback, between the midpoint af the building and Hardie Ave SW. A conceptual landscape plan was submitted with the project application /Exhibit 5). The landscape plan includes a planting plan; the proposed tree species consist of gold coast juniper, white pine, white oak, crimson spire oak, and red oak trees. The shrubs proposed consist of: compact strawberry tree, daisy bush, firefly heather, winged burning bush, maiden grass, moon bay nandina, otto luyken laurel, rhododendron, knockout rose, hancock snowberry, and spring bouquet laurustinus. The applicant is kinnikinnick, beach strawberry and annual plantings as graundcover. In addition, the applicant is proposing apple blossom evergreen clematis as vines for the vegetation screening via a landscaped trellis along Hardie Ave SW. The 10-foot landscaping frontage is required to consist of trees at an average minimum rate of one tree per 30 lineal feet of street frontage; shrubs at the minimum rate of one 20 square feet of landscaped area and ground cover in sufficient quantities to provide at least 90% coverage of the landscaped area within three years of installation. The proposal does not include an average minimum rote of one tree per 30 lineal feet of street frontage within the front yard setback. Therefore, staff recommends as a condition of approval the applicant submit a revised landscaping plan with additional plantings complying with RMC 4-4-070 for the 10-foot frontage landscaping requirement. Specifically, a minimum af four /4} onsite screening trees, in addition ta the shrubs located in the landscape area, in front of the buildings east elevation. The revised landscape plan shall be submitted to and approved by the Current Planning Project Manager prior ta construction permit approval. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: A Tree Memorandum prepared by HBB Landscape Architecture {dated May 12, 2015; Exhibit 11) was submitted with the site plan application. The Tree Memorandum lists the primary tree species faund on the site as Pinus strobus (white pine), Tilia {linden}, Acer Rubrum (red maple), Quercus rubra (red aak), and Quercus alba (white oak). The 36 surveyed trees range in size from 2 inches to 11 inches as measured at DSH /Diameter Standard Height} and average approximately 6 inches in caliper. Overall the trees were found to be in moderate to good health. The applicant is required to retain 10 percent (10%) of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 16 significant trees onsite, the applicant is proposing to retain 14 trees ta meet the 10% tree retention Sonic Admin Report_16-000229 City of Renton Department af Co SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 8 of 35 requirement (Exhibit 4). As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees required to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4- 130H.9}. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3" of bark mulch within the required fencing, retaining a certified arborist to ensure trees ore protected fram development activities, and alternate protection/safeguards as necessary. Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the 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. Staff Comment: Access to the site would continue to be provided internally from the Walmart Shopping Center via two separate 24-foot wide two-way travel Janes. This section of code is intended to provide vehicular connections to abutting commercial uses. The proposal is bordered by right-of-way to the east. Established retail uses exist to the south, east and west. Existing vehicular connections to the abutting uses are established. The applicant is proposing to retain the vehicular connectivity enjoyed by the existing use to the west and add one additional connection point to the south. Parking: Parking regulations require that eating and drinking establishment combination sit-down/drive-through restaurants provide a minimum and maximum of 10 per 1,000 square feet of dining area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 Y, feet by 16 feet. 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. Typically 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. Staff Comment: The applicant is proposing to reduce the existing number of parking spaces from 64 to 24 surface parking spaces. The following ratios would be applicable to the site: Use Dining Area Eating and drinking 807 SF (Exhibit 6) establishment combination sit-down/drive-through restaurant Ratio Min/Max: 10 spaces/ 1,000 SF Required Spaces Min: 8 Max:8 Based on these use requirements a maximum of 8 parking spaces and a minimum of five (5) stacking spaces would be allowed in order to meet code. The applicant is proposing a total of 24 spaces and 9 stacking spaces. Therefore, the applicant is requesting a parking modification to allow more than the maximum of 8 parking Sonic Admin Report_16-000229 City of Renton Department of Cor SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 9 of 35 spaces. Staff supports a modification above the maximum number af parking spaces. The parking conforms to the minimum requirements for ADA accessible parking stalls, drive aisle and parking stall dimensions, and the provision of drive-through stacking. See FOF 23 for more information. Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard . .,,. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Sta(!_ Comment: No retaining walls are proposed as part of the commercial development project. Refuse and Recyclables: Per RMC 4-4-090 for retail/eating and drinking establishments a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Sta(!_ Comment: Based on the proposal for a total of 2,668 square feet of retail/eating and drinking establishment space; a minimum area of 100 square feet of refuse and recycle area would be required. The applicant is proposing an approximately 134.2 square foot refuse and recyclable deposit area at the northwest corner of the lot, approximately 75 west of the building pad. See also FOF 22, Site Plan Review. 20. Design District Review: The project site is located within Design District 'D'. The following table contains project elements intended to comply with the standards of the Design District 'D' Standards and guidelines, as outlined in RMC 4-3-lOOE: 1. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. a. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered Sonic Admin Report_16-000229 City of Renton Department of co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 10 of 35 when siting structures. Staff. Comment: See FOF 22, Site Plan Review. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. ,/ Staff Comment: The building is oriented to front facing Hardie Ave SW. The main entry door faces Hardie Ave SW. The main entry has a clear connection (paving) to the Hardie Ave SW sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped ,/ pedestrian-only courtyard. Stoff Comment: The primary entry of o building is oriented ta the street. Standard: Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial N/A landscaping between the sidewalk and the building; or b. Have the ground floor residential uses raised above street level for residents' privacy. Staff Comment: Not applicable. b. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Stoff Comment: The primary entry is located on the far;ade facing the street. Human ,/ scale elements proposed are as follows: Paved entry courtyard surrounding an existing tree, bench seating, a projecting entry canopy over main entry, clear glass entry door with adjacent windows, large clear gloss windows ore provided on each side of main entry allowing visual penetration from the street. Adjacent and contiguous to the entry courtyard is designed an outdoor patio for Sonic patrons with tables and benches. Standard: A primary entrance of each building shall be made visibly prominent by ,/ incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Stafi. Comment: See Ground Level Details. Standard 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 J',') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is Sonic Admin Report_16-000229 City of Renton Department of Con SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision WA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 11 of 35 proportional to the distance above ground level. Stat[_ Comment: See Ground Level Details. Standard: Building entries from a parking lot shall be subordinate to those related to the street. ,r Stat[_ Comment: A secondary building entry is available and subordinate to the primary entry from Hardie Ave SW. Standard: Features such as entries, lobbies, and display windows shall be oriented to a ,r street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Stat[_ Comment: See discussion above in this subsection. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. ,r Stott_ Comment: Sonic Drive-in Restaurant is the only building on this portion of the lot. A network of pedestrian paths existing throughout the Walmart Shopping Center and along the south property line of the developments. Open space and landscaping would be retained and enhanced under the redevelopment of the site. Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries N/A from an open space such as a courtyard or garden that is accessible from the street. Stott. Comment: Not applicable. c. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or ,r 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Stat[_ Comment: The applicant has incorporated building articulation and modulation to break up the long rectangular shape of the building and has incorporated roof lines and roof shapes to reduce the apparent bulk and transition with existing development. The public facing far;ade is articulated by a pre-manufactured metal yellow roof dome that Sonic Admin Report_16-000Z29 City of Renton Department of Ca SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000ZZ9, ECF, SA-A, MOD Report of August 5, 2016 Page 12 of 35 extends three (3) feet above the top of the tower plate. The design also includes other bump outs to the facades, such as lighting sconces on the building walls or canopies designed to enhance the building. d. Service Element location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated ,/ and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: The building service area is located away from pedestrian areas and is screened with new landscaping and existing trees at least 3 feet wide on open sides. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around ,/ their perimeter by a wall or fence and have self-closing doors. Staff Comment: Refuse and recycling is located within a CMU trash enclosure and gated to match the color of the building. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or N/A some combination of the three (3). Staff Comment: Not applicable. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented ,/ space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. Staff Comment: See discussion above in this subsection. e. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City, special design features and architectural elements at gateways should be provided. While gateways should be distinctive within the context of the district, they should also be compatible with the district in form and scale. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Developments located at district gateways shall be marked with visually N/A prominent features. Staff Comment: Not applicable. N/A Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. Sonic Admin Report_l6-000229 City of Renton Department of Co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOO Report of August 5, 2016 Page 13 of 35 Stat[_ Comment: Not opplicable. Standard: Visual prominence shall be distinguished by two (2) or more of the following: (a) Public art; (b) Special landscape treatment; (c) Open space/plaza; N/A (d) Landmark building form; (e) Special paving, unique pedestrian scale lighting, or bollards; (f) Prominent architectural features (trellis, arbor, pergola, or gazebo); (g) Neighborhood or district entry identification (commercial signs do not qualify). Staff. Comment: Not applicable. 2. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a. Surface Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between: (a) A building and the front property line; and/or ..,, (b) A building and the side property line (when on a corner lot). Staff. Comment: No surface parking is proposed between the building and Hardie Ave. SW. Standard: Parking shall be located so that it is screened from surrounding streets by ..,, buildings, landscaping, and/or gateway features as dictated by location . Staff Comment: The parking is located so that it is screened from surrounding streets by the building, landscaping and dining courtyard. b. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Sonic Admin Report_16-000229 City of Renton Department of Car SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 14 of 35 Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage N/A width. Staff. Comment: Not applicable. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the N/A sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. Staff. Comment: Not applicable. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or N/A other architectural elements and/or materials. Staff. Comment: Not applicable. Standard: The entry to the parking garage shall be located away from the primary N/A street, to either the side or rear of the building. Stoff. Comment: Not applicable. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a N/A combination of treatments. Sta{t Comment: Not applicable. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); N/A (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; or (g) Raised landscaping beds with decorative materials Stoff. Comment: Not opplicable. c. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Sonic Admin Report_16-000229 City of Renton Department of Cor SONIC DRIVE-IN RESTAURANT 'ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 15 of 35 ,/ ,/ Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Staff Comment: Vehicular access is gained from an existing and one new internal parking lot circulation system associated with the existing Walmart development. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Staff Comment: The applicant was allowed to retain one of the three existing access point along the west property line from the Walmart. One replacement curb cut was relocated to the south property line that would pass through an existing sidewalk and onto the private street serving the Walmart Shopping Center. No new or existing driveway cuts were existing or allowed as part of this development on Hardie Ave SW. 3. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. a. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. ,/ ,/ Standard: 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. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: Existing concrete sidewalks at Hardie Ave SW and the existing concrete sidewalk at the private street at the south end of proposed site serve the proposed site. The new internal pedestrian pathways, from the parking area ta the entrances and across the proposed drive thru aisle, would also be constructed of concrete (a differentiating material) and would be easily identifiable ta pedestrians and drivers. Standard: 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. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: The pedestrian pathways would be concrete and vehicle paving areas Sonic Admin Report_16-000229 City of Renton Department of Cot SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 16 of 35 N/A would be asphalt. See also discussion above in this subsection. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Staff Comment: The existing sidewalk width along Hardie Ave SW, from the south end of the site to roughly the mid-point of the site, would remain between 8 and 13 feet wide. The new sidewalk, from the mid-point to the north, would be 8 feet wide with and 8-foot wide landscape planter strip. The interior 5-foot wide pathways and existing sidewalk path along the south property line is of sufficient width to accommodate users. Standard: Mid-block connections between buildings shall be provided. b. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Compliant if condition of approval is met Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: A concrete outdoor dining and main entry courtyards with outdoor tables and bench would be provided around the main entry. Beyond the courtyard are landscape areas that provide the opportunity to incorporate plants directly outside the building entrances. In order to fulfill architectural elements that incorporate plants at the building entrances, staff is recommending placing a minimum of three (3) planter boxes (or large planter pots) near the building entrances. A final detailed landscaping plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (a) Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. (b) Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. Staff Comment: Outdoor seating and tables made of durable, vandal-and weather- Sonic Admin Report_l6-000229 City of Renton Department of Com SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-DDD229, ECF, SA-A, MOD Report of August 5, 2016 Page 17 of35 Compliant with the guidelines resistant materials would be located in courtyards. Standard: 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 Y;') 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. Staff Comment: A 5-foot deep by 9 Y.i-foot long canopy is proposed on the east elevation over the main entry. The canopy is 11 Y.i feet above the ground elevation. The balance of the front far;ade is not accessible ta the public and is covered with landscaping at the ground surface, therefore the weather protection along this portion of the far;ade is not necessary to provide protection for weather conditions for pedestrians. Additional architectural details are provided along the remainder of the facade to provided attractive pedestrian spaces. Therefore the canopy proposed on the east elevation aver the main entry would meet the intent and the guidelines of the standards. 4. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians N/A Standard: All mixed use residential and attached housing developments of ten {10) or more dwelling units shall provide common opens space and/or recreation areas. (a) At minimum, fifty (50) square feet per unit shall be provided. (b) The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator. (c) Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. {d) At least one of the following shall be provided in each open space and/or recreation area (the Administrator may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi-purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or Sonic Admin Report_16-000229 City of Renton Deportment of Co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 N/A N/A Page 18 of 35 v. Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. (e) The following shall not be counted toward the common open space or recreation area requirement: i. Required landscaping, driveways, parking, or other vehicular use areas. ii. Required yard setback areas. Except for areas that are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iii. Private decks, balconies, and private ground floor open space. iv. Other required landscaping and sensitive area buffers without common access links, such as pedestrian trails. Staff Comment: Not applicable. Standard: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space. (a) The pedestrian-oriented space shall be provided according to the following formula: 1% of the site area+ 1% of the gross building area, at minimum. (b) The pedestrian-oriented space shall include all of the following: i. Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; and ii. Paved walking surfaces of either concrete or approved unit paving; and iii. On-site or building-mounted lighting providing at least four (4) foot-candles (average) on the ground; and iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. (c) The following areas shall not count as pedestrian-oriented space: i. The minimum required walkway. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian- oriented space if the Administrator determines such space meets the definition of pedestrian-oriented space. ii. Areas that abut landscaped parking lots, chain link fences, blank walls, and/or dumpsters or service areas. (d) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited within pedestrian-oriented space. Staff Comment: Not applicable. Standard: Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below: (a) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th. Sonic Admin Report_16-000229 City of Renton Department of Co1 SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 N/A N/A (b) Bronson Area: Intersections with Bronson Way North at: i. Factory Avenue N./Houser Way S.; ii. Garden Avenue N.; and iii. Park Avenue N. and N. First Street. Page 19 of 35 (c) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. (d) Northeast Fourth Area: Intersections with N.E. Fourth at: i. Duvall Avenue N.E.; ii. Monroe Avenue N.E.; and iii. Union Avenue N.E. (e) Grady Area: Intersections with Grady Way at: i. Lind Avenue S.W.; ii. Rainier Avenue S.; iii. Shattuck Avenue S.; and iv. Talbot Road S. (f) Puget Area: Intersection of S. Puget Drive and Benson Road S. (g) Rainier Avenue Area: Intersections with Rainier Avenue S. at: i. Airport Way/Renton Avenue S.; ii. S. Second Street; iii. S. Third Street/S.W. Sunset Boulevard; iv. S. Fourth Street; and v. S. Seventh Street. (h) North Renton Area: Intersections with Park Avenue N. at: i. N. Fourth Street; and ii. N. Fifth Street. (i) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: i. Duvall Avenue N.E.; and ii. Union Avenue N.E. Standard: 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. Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating. 5. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important Sonic Admin Report_16-000229 City of Renton Deportment of Co SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 20 of 35 to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment: The building facades over forty feet include modulation and have y' articulated elements. The building measures roughly 38'-8" in width by 95' in length; vertical and horizontal modulation elements include material, color, and textural variety, using glass, aluminum, and various types of metal siding to break up large planes into smaller portions. A raised seem metal hip roof with a soffit creates building shadow lines to break up the massing of the building and creates visual interest. Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in y' height, and eight feet {8') in width. Staff Comment: Each modulation is a minimum of two feet {2'} deep, eight feet (8') in width and travel from the floor to the roof. Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the N/A facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Staff Comment: Not applicable. b. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Staff Comment: The ground floor far;ade has general entry doors on two sides of the .,, building, along the public street-facing east side of the property and along the west far;ade facing the parking lot. Human-scaled elements such as a lighting fixture and a metal grilled landscape wall for evergreen climbing vines and other landscape features would be provided along the facade's ground floor. Staff is recommending additional human-scaled elements, such as planter boxes (or large planter pots) near the building entrances as previously identified in the subsections 3.b. Pedestrian Amenities above. Standard: On any fa~ade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). .,, Staff Comment: The south ond east facing far;ade towards Rainier Ave Sand Hardie Ave SW are visible to the public. The applicant hos provided transparent windows and/or doors that comprise at least 50 percent of the portion of the ground floor that is between 4 and 8 feet above grade (58% along Rainier Ave Sand 50% along Hardie Ave SW (by removing the portion of the building that is covered by a green wall)). Each of Sonic Admin Report_16-000229 City of Renton Department of Car SONIC DRIVE-IN RESTAURANT iity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 21 of 35 these primary fa,ades consists primarily of glass aluminum storefront doors and windows at the main entry of the building. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and N/A energy efficiency. The minimum amount of light transmittance for windows shall be SO percent. Stoff. Comment: Not opplicoble. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear glazing. ,/ Staff Comment: As described in the previous subsections, the front facing fa,ades contain adequate amounts of glazing. Additional storefront material is wrapped around the front of the building for additional opportunities for glazing facing the parking lot /Exhibit 7). Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. ./ Staff Comment: The applicant has not indicated tinted or dark glass, highly reflective, or films to be used on the aluminum glass storefront fa,ades. Further, the applicant states that clear glazing would be installed in storefront windows. Transparency is a key design element on the front of the building. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, ./ building modulation or other architectural detailing; or (b) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Staff. Comment: Architectural detailing, modulation and articulation are used through all exterior portions of the building. With the addition of a green wall, it is staff's assessment that there are no untreated blank walls used within this project. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; ./ (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Sonic Admin Report_16-000229 City of Renton Department of co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 22 of 35 Staff Comment: Stoff has assessed that there would be no blank walls. See discussion above in this subsection. c. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; ,, (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: Extended parapets and pitched roof variations are shown on the elevations (Exhibit 7). The parapets extend vertically approximately five feet above the top of the wall plat. d. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and ,, color scheme, or if different, with materials of the same quality. Staff Comment: The materials identified include using glass windows and vertical and horizontal metal siding for the building. The building elevations incorporate various shades of gray and red with yellow highlights throughout the canopies and dome. Standard: All buildings shall use material variations such as colors, brick or metal ,, banding, patterns or textural changes. Staff Comment: Metal banding, in various textures and patterns, and storefront windows contribute to the requirement to provide variations in building materials. Standard: Materials, individually or in combination, shall have texture, pattern, and be ,, detailed on all visible facades. Staff Comment: See discussion above in this subsection. Sonic Admin Report_16-000229 City of Renton Deportment of Com SONIC OR/VE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 23 of 35 Standard: 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. Staff Comment: The materials are of durable, high quality materials consistent with low maintenance commercial development. Materials are discussed in the above sections. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/ar coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, N/A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Standard: All buildings shall use material variations such as colors, brick or metal ,/ banding, patterns, or textural changes. Staff Comment: See discussion above in this subsection. The building design treatments and architectural elements provide material variations on all four fa~ades. 6. SIGNAGE: In addition to the City's standard sign regulations, developments within Urban Design Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-1006, urban design sign area regulations. Modifications to the standard requirements found in RMC 4-4-1006 are possible for those proposals that can comply with the Design District criteria found in RMC 4-3-100F, Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance is required. Standard: Signage shall be an integral part of the design approach to the building. Staff Comment: A basic sign package was included with the application materials. The ,/ corporate logos and signs appear to be appropriately sized for their location. The applicant will be required to submit a sign permit in compliance with the Signage standards outlined in Design District 'D'. A sign permit would need to be reviewed and approved for any signs proposed. Standard: In mixed use and multi-use buildings, signage shall be coordinated with the N/A overall building design. Staff Comment: Not applicable. ,/ Standard: Corporate logos and signs shall be sized appropriately for their location. Staff Comment: See comment above. ,/ Standard: Entry signs shall be limited to the name of the larger development. Staff Comment: See comment above. Standard: Alteration of trademarks notwithstanding, corporate signage should not be ,/ garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Staff Comment: See comment above. Standard: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. ,/ Staff Comment: The applicant has identified o freestanding monument sign location. See discussion above in this subsection. Sonic Admin Report_l6-000229 City of Renton Department of Co, SONIC DRIVE-IN RESTAURANT nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 24 of 35 Standard: Blade type signs, proportional to the building facade on which they are ,r mounted, are encouraged on pedestrian-oriented streets. Stat( Comment: See comment above. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and ,r c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as area signs with only the individual letters back-lit (see illustration, subsection G8 of this Section). Staff. Comment: See comment above. Standard: Freestanding ground-related monument signs, with the exception of primary ,r entry signs, shall be limited to five feet (5') above finished grade, including support structure. Stat( Comment: See comment above. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, " signage may incorporate stone, brick, or other decorative materials as approved by the Director. Staff. Comment: See comment above. 6. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: 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. Staff Comment: General lighting information was included in the site plan and building Compliant if elevations. The site includes existing pole lights that would be removed and new pole- condition of mounted flood lights to be installed throughout the parking lot. The building elevations approval is include accent lighting, such as down lighting fixtures and up/down lighting fixtures. met Stoff recommends, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Standard: 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. Staff. Comment: See comment above. Sonic Admin Report_16-000229 City of Renton Department of Com SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 25 of 35 Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4- 075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: See comment above. 21. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The applicant submitted a Geotechnical Engineering Study, Zipper Geo Associates, LLC (ZGA) dated January 25, 2016, identifying high seismic hazards. The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake (Exhibit 8). According to the geotechnical study, the development is feasible from a geotechnical engineering standpoint, despite post-liquefaction settlements on the order of 5 to 10 inches. Due to the liquefaction potential, ZGA Engineers recommend the proposed building be supported on augercast piles, stone columns or rammed aggregate piers. A SEPA mitigation measure requires the Project construction to comply with the recommendations found in the Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. 22. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the CA zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200E.3 the following table contains project elements intended to comply with Site Plan Review requests: Analysis Compliant If a. Comprehensive Plan Compliance and consistency. Conditions of Approval Staff Comment: See previous discussion under FOF 18, Comprehensive Plan Analysis. are Met Compliant if Conditions of Approval are Met Compliant If Conditions af Approval are Met N/A b. Zoning Compliance and Consistency. Staff Camment: See discussion under FOF 19, Zoning Develapment Standard Compliance. c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 20, Design District Review. d. Planned action ordinance and Development agreement Compliance and Consistency. e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: See FOF 20, Design District Review: Building Character and Massing. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: Several pedestrian connection and linkages have been incorporated into the site plan /Exhibit 3/. The pedestrian connections link the structure ta the Sonic Admin Report_16-000229 City of Renton Department of Co, SONIC DRIVE-IN RESTAURANT ,ity & Economic Development Administrative Report & Decision LUA16-000ZZ9, ECF, SA-A, MOD Report of August 5, 2016 Page 26 of 35 parking lot with a 5-foot wide concrete sidewalk, to Hardie Ave SW via a looped concrete sidewalk, and a full sidewalk along the south property line. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff Comment: The loading and refuse and recycling areas are screened with new and existing mature landscaping and designed to minimize views from the surrounding properties. The rooftop equipment is screen from pedestrian views via the parapet. See also FOF 19, Zoning Development Standard. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are views typical to the valley, but no large attractive natural features on or near the site for which to maintain visual accessibility. Therefore, the proposed height of the structure is appropriate for this situation. The applicant has proposed to limit the height of most of the proposed structure to about 18 feet which would mitigate view impacts from surrounding properties. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 19, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A detailed lighting plan was not provided with the application; therefore staff recommended that a lighting plan be provided at the time of building permit review {See Lighting discussion under FOF 20, Design Review: Lighting}. f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The project is located in an area of commercial uses. All the surrounding parcels are zoned Commercial Arterial {CA}. Commercial/service uses are abutting/adjacent to the subject site in all directions. The proposed structure would be placed near the northwest corner of the site with orientation to the east and south. The proposed drive thru lane would be located along ,, the western fa,ade of the structure /Exhibit 3). The proposed structure and drive thru lanes are located as far from abutting properties as possible. The applicant is proposing a tatal of 24 surface parking stalls to the west and south of the structure. The building would meet all required setbacks from property lines with the exception af the two1oot front yard setback along Hardie Ave SW (a/lawed through the site plan review process}. Service elements have been located away from the pedestrian oriented spaces in order to minimize their impact on the pedestrian environment. The proposed commercial use is anticipated to be compatible with future surrounding uses as permitted in the CA zone. Sonic Admin Report_16-000229 City of Renton Department of Com SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 ,/ Page 27 of 35 Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The massing of the proposed restaurant is most prominently visible from Hardie Ave SW and Rainier Ave S. The scale and bulk of the building is reduced through the use of differing materials on the building facades, building articulation and modulation and differing roof profiles. The contemporary architecture includes: a large storefront window system along the eastern facade, angular lines, differing height parapets, and the red accent color highlighting and surrounding the entrances. Building materials include: vertical and horizontal ribbed metal siding, vertical flat metal siding, aluminum canopy fascia, and glass/aluminum storefront (Exhibit 7 ). The proposed building would have a footprint of 2,668 square feet an the 0.73 acre resulting in a building lot coverage of approximately 8.5 percent. The proposed building complies with the size and bulk requirements of the CA zone. The proposed building and courtyards are designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The site contains 16 significant trees of which 2 are proposed for removal. Renton Municipal Code requires that 10 percent of the trees on site be retained. Of the 16 significant trees onsite, the applicant is proposing to retain 14 trees to meet the 10% tree retention requirement (Exhibit 4). The applicant would be required to comply with protection measures for retained trees as set forth in RMC 4-4- 130H.8 during construction. Topographically, the site is relatively flat. A geotechnical report for the site was submitted. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. Structural fill for building and paved areas between 417 cubic yards and 833 cubic yards depending on moisture content of existing soil during excavation would be necessary in order to prepare the site for the proposed improvements. Following construction the site would have an impervious surface cover of approximately 70 percent (70%}. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: The landscaping is used to provide a transition between the proposed development and Hardie Ave SW. Perimeter and interior planter islands would be retained, improved and incorporated into to the surface parking areas (Exhibit SJ. The landscaping softens the appearance of the parking areas and generally enhances the appearance of the project if all conditions of approval are complied with. See also FOF 20, Zoning Development Standard: Landscaping. g. Access Sonic Admin Report_16-000229 City of Renton Department of Con SONIC DRIVE-IN RESTAURANT ity & Economic Development Administrative Report & Decision LUA16-000ZZ9, ECF, SA-A, MOD Report of August 5, 2016 Page 28 of 35 Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The building has two public street frontages, Rainier Ave Sand Hardie Ave SW. The proposed development fronts Hardie Ave SW along the north portion of the east property line. Hardie Ave SW is classified as a Collector Arterial Road. Existing right of way (ROW} width is approximately 69 feet. To meet the City's complete street standards for collector arterial streets, minimum right-of-way width is 83 feet. Dedication of 7 feet of right-of-way would be required. However, the City's transportation group has determined and would support a lesser standard to match the established standard street section for Hardie Ave SW. The City established standard street section for Hardie Ave SW requires a two foot (2') ROW dedication and frontage improvements, which shall be installed by the developer as part of the proposed development. The dedication shall be submitted to the City, and completed, prior to building permit issuance. Frontage improvements shall extend from the north property line and tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave SW. Improvements are to include the installation of an 8-foot wide planting strip, and 8-foot sidewalk, street trees and street lighting. The applicant would need to to formally submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-2SOD and the property owner would be required to dedicate two feet (2') along Hardie Ave SW frontage. The applicant submitted a Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter prepared by Joke Traffic Engineering, Inc., dated January 12, 2016 {Exhibit 10}. According to Traffic Engineering inspection, the seven existing Walmart site access points (primarily four used by the development) to the City street grid are projected to operate well. The site would generate 35 net new PM peak hour trips and is not expected to lower the levels of service of the surrounding intersections. Two direct access points, one from the south and one from the west, would be provided from the four primary access points throughout the Walmart Shopping Center. No additional ingress or egress curb cuts are proposed from the site to the public street system. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: Redevelopment of the site would improve vehicle circulation on the interior of the site. The site development would include 24 parking stalls (1 ADA accessible, 17 standard stalls and 6 compact stalls} within the surface lot, which comply with the parking requirements for the proposed use. The applicant has proposed a one-way looped circulation pattern through the center of the site with two- way connections at the entrances. The two-way drive isles have an aisle width of 24 feet and the one-way drive isles hove an aisle width of 17 feet, which complies with the aisle width standards of the code. Internal pedestrian connections to the existing public sidewalk network and across the proposed drive aisles are proposed in order to provide Sonic Admin Report_16-000229 City of Renton Department of Cc SONIC DRIVE-IN RESTAURANT 1nity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 29 of 35 safe and efficient pedestrian access throughout the site and to other abutting sites. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Stoff Comment: There is one separate loading and delivery oreo located on the north side of the building owoy from parking and pedestrian areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Stoff Comment: Per RMC 4-4-080F.11.o bicycle parking spaces ore required ot 10% of the number of required off-street parking spaces. The site pion includes o bike rock in the main entry courtyard that would accommodate locked parking for up to two (2) bicycles. The proposal complies with minimum bicycle parking requirements of the zone. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Stoff Comment: See FOF 20, Design District Compliance. h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the ,/ occupants/users of the site. Stoff Comment: The proposed courtyards serve as a project focal point and provide adequate area and space for social interaction, roughly 785 square feet, as well as passive and active recreation for the patrons of the restaurant. i. Views and Public Access: When possible, providing view corridors to shorelines ,/ and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. j. Natural Systems: Arranging project elements to protect existing natural systems ,/ where applicable. Staff Comment: There are no natural systems located on site with the exception of drainage flows. See Drainage discussion below. k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. The Current Fire Impact Fee is assessed, based on ,/ $1.84 per square foot would be applicable to the proposal. Water and Sewer. Staff Comment: The project proposes to connect the domestic and irrigation water service lines into the existing 12 inch water main located Hardie Ave SW. The sizing of the domestic water meter would be done in accordance with the Uniform Plumbing Code water meter sizing criteria. Water service sizes were not noted on the utility plans submitted with the Land Use Application. A backflow prevention assembly RPBA (reduced pressure backflow assembly) inside an Sonic Admin Report_16-000229 City of Renton Deportment of C, SONIC DRIVE-IN RESTAURANT mity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 Page 30 of 35 above graund enclosure {"hot box") per City standard plan no 350.2 would be required and a double check valve assembly /DCVA) is required for the proposed irrigation water meter. Final determination of applicable water service fees are based on the size of the water services. There is an 8-inch sanitary sewer main in Hardie Ave SW, which terminates approximately 450 feet north of the subject property line. As part of a separate project, the owner is extending the 8-inch sewer main fram its current termination point to approximately 5 feet south of the north property line of the proposed project. The praposed project would connect to the new sewer extension via new sanitary sewer stubs. A 1500 gallon grease interceptor is required to be installed as part of the development. Details and sizing of the grease interceptor will be required to be submitted with the construction permit application. Final determination of applicable sanitary sewer service fees are based on the size of the domestic water service and would be made after the water meter sizes hove been pravided. Drainage. Staff Comment: A Technical Information Report prepared by Nick Bossoff Engineering (NBE}, Inc. (dated February 8, 2016; Exhibit 9} was submitted with the application. No downstream flooding or erosion issues were identified in the drainage report. Based on the City of Renton's flaw contra/ map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development would be subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual /KCSWDM) and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. All care requirements and five of the six special requirements have been discussed in the provided drainage report. As outlined in the drainage report, runoff from the existing site includes an asphalt parking lot with perimeter and island landscaping and concrete sidewalks. Drainage is collected on the property in a single catch basin and conveyed in a 12 inch concrete pipe and into a biofiltration swale at the northwest corner of the retail center that is part of a private system located on the existing Wolmart site before it discharges to the 60 inch public storm main flowing west in SW 7th Street and eventually into the Black River. Runoff from the roof would be collected and conveyed separately from the remainder of the site. The runoff fram the reminder of the site would be collected into a Filterra treatment facility because the commercial development creates mare than 5,000 square feet of pollution-generating impervious surface {PG/SJ. The Contech Filterra would be located at the low-point in the parking lot and would drain to a new catchbasin installed on on existing storm pipe. The existing storm pipe that crosses thraugh the property would be maintained and reused to convey site discharge. The conveyance and water quality systems must be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. Filterra units require a Drainage Adjustment in compliance with the Blanket Adjustment Americast Filterra Memo, dated June 26, 2014, prior to utility construction permit issuance in order to mitigate for water quality treatment and/or oil control requirements. A copy of the adjustment would be required in the final TIR. In addition, a Drainage Facility Covenant for inspection and maintenance of the Filterra treatment facility would be required to be submitted with the construction permit Sonic Admin Report_16-000229 City of Renton Department of C SONIC DRIVE-IN RESTAURANT 'Unity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 N/A Page 31 of 35 application and must include a site plan showing the location of the treatment facility in accordance with the adjustment. The applicant would need to provide details to demonstrate how all parking lot surface water will be directed to the Filterra system. Additional catch basins and drainage pipes may be required. Any catch basins, located within the parking lot, that are not directed to the Filterro system (i.e. the catch basin collecting only roof run off) must be fitted with o solid round locking lid to prevent parking lot surface water from bypassing the Filterra system. A surface water development fee of $0.594 per square foot of new impervious surface applies to the development. The project proposes the addition of 4,935 square feet of new impervious surface. The estimated total fee is $2,931.39. This is subject to final design and payable prior to issuance of the utility construction permit. Transportation. Staff Comment: Access to the site would continue to be provided internally from the Walmart Shopping Center. The applicant submitted a Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter prepared by Joke Traffic Engineering, Inc., doted January 12, 2016 (Exhibit 10). According to Traffic Engineering inspection, the seven existing Wolmort site access points (primarily four used by the development) to the City street grid are projected to operate well. The only traffic movement that experiences significant delay is the existing accesses onto SW Grady Woy via the southbound left turn lane. No Sonic Drive-in Restaurant site customers ore projected to make this movement; reportedly it is easier to turn right onto Rainier Ave S at the existing access near the site. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (!TE} Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 800 net new daily (weekday) vehicle trips, accounting for poss by trips. Additionally, the site includes internal connectivity to other commercial facilities; therefore, 20% of the site traffic would be shored. As discussed in the analysis presented in the traffic report, the site would generate 35 net new PM peak hour trips. As detailed in the report, the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements (Exhibit 15) based upon a test of the citywide Transportation Plan and pay appropriate Transportation Impact Fees. The fee, as determined by the Renton Municipal Code at the time of building permit issuance, shall be payable to the City. I. Phasing: The applicant is not requesting any additional phasing. 23. Modification Analysis: The applicant is requesting a modification from RMC 4-8-0BOF.10.d in order to allow more than the maximum of number of parking spaces. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Sonic Admin Report_16-000229 City of Renton Department of C SONIC DRIVE-IN RESTAURANT unity & Economic Development Administrative Report & Decision LUA16-000229, ECF, SA-A, MOD Report of August 5, 2016 ,/ Page 32 of 35 a, Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The applicant contends that the main entry to the building faces Hardie Ave SW and the requested additional parking does not physically ar visually interrupt the main entry pedestrian access from Hardie Ave SW. Staff recommends approval of the parking modification for the restaurant and car canopy covered drive-in hop as it is consistent with the Site Plan and the decision criteria if all conditions of approval are complied with. See also FOF 16, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends the project has been designed to meet vehicular safety and function requirements. The applicant has indicated that the landscape design exceeds the minimum standards of the code and mitigates the appearance of additional parking. The applicant states that environmental protection ond maintainability is provided for by ansite stormwater quality control of which the onsite water quality control discharge would exit to the existing Walmart system through a series of pipes, junction structures, and a vegetated bio-filtratian swale that does not show any obvious signs of insufficient capacity or stability problems before eventually discharges to the Black River, a tributary of the Duwamish River. Staff concurs that the proposed modification would meet the objectives of function and maintainability intended by the code requirements. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends that the proposed parking is located behind the proposed building and shielded from Hardie Ave SW and by landscaping. The applicant further states that the additional parking area would ensure overflow parking does not impact the neighbors. Stoff concurs with the applicant thot no additional impact would be caused by the approval of the proposed modification to reduce the number of existing parking stalls from 64 to 24 stalls or exceed the number of parking stalls required for the new structure. The additional 16 spaces would allow customers the ability to park onsite and eat in their vehicle using the Sonic branded car hop service or eat inside the dining area. d. Conforms to the intent and purpose of the Code. Stoff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion 'b' and 'c'. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion 'c'. Sonic Admin Report_16-000229 City of Renton Deportment of Co SONIC DRIVE-IN RESTAURANT Report of August 5, 2016 j 1. CONCLUSIONS: rnity & Economic Development Administrative Report & Decision LUAl6-000229, ECF, SA-A, MOD Page 33 of 35 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 5 and FOF 18. 2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 6 and FOF 19. 3. The proposed Site Plan complies with Design District D provided the applicant complies with City Code and conditions of approval, see FOF 20. 4. The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with City Code, mitigation and conditions of approval, see FOF 21. 5. The proposed Site Plan complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval, see FOF 22. 6. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 22. 7. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with, see FOF 19. 8. Adequate parking for the proposed use has been provided, see FOF 19. 9. The proposed courtyards serve as a project focal point and provide adequate area and space for social . interaction, as well as passive and active recreation for the patrons of the restaurant, see FOF 22. 10. The proposal is compliant with 6 of the 6 criteria for a parking modification approval, see FOF 23. I J. DECISION: The Site Plan and Parking Modification for Sonic Drive-in Restaurant, File No. LUA16-000229, ECF, SA-A, MOD, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The applicant shall comply with the mitigation measure issued as part of the Determination of Nonsignificance-Mitigated, dated August 1, 2016. 2. The applicant shall be required to submit a revised detailed landscape plan compliant with RMC 4-8- 120D.12 to the Current Planning Project Manager prior to construction. The revised landscape plan shall add the following: a. A minimum of four (4) on site screening trees, in addition to the shrubs located in the landscape area, in front of the buildings east elevation. b. A minimum of three (3) onsite planter boxes (or large planter pots) near the building entrances. 3. The applicant shall provide a lighting plan which complies with the Design District standards. The lighting plan shall adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit review. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 4. The property owner shall be required apply for a modification to dedicate two feet (2') along Hardie Ave SW frontage instead of the required 7 feet. The dedication shall be submitted to the City, and completed, prior to building permit issuance. Sonic Admin Report_ 16-000229 City of Renton Department af C SONIC DRIVE-IN RESTAURANT Report of August 5, 2016 unity & Economic Development DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Administrative Report & Decision WA16-000229, ECF, SA-A, MOD Page 34 of 35 TRANSMITTED this 5th day of August, 2016 to the Owner/Applicant/Contact: Owner: Bonnell Family, LLC, P.O. Box 52946, Bellevue, WA 98015 Applicant: Don Morris, Cascade Development Group, LLC, P. 0. Box 4584, Rollingbay, WA 98061 TRANSMITTED this 5th day of August, 2016 to the Parties of Record: Name and address Joe Morion 2215 Condleglow St, Castle Rock, CO 80109 TRANSMITTED this 5th day of August, 2016 to the following: Chip Vincent, CED Administrator Brianne Bannworth, Development Engineering Manager Steve Triplett, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal Contact: Michael Shreve, PB Architects, 5506 6th Ave S, Seattle, WA 98108 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August 19, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals Sonic Admin Report_l6-000229 City of Renton Department of Co SONIC DRIVE-IN RESTAURANT Report of August 5, 2016 nity & Economic Development Administrative Report & Decision LUAl6-000229, ECF, SA-A, MOD Page 35 of 35 to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Sonic Admin Report_16-000229 Project Name: CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT EXHIBITS Project Number: Sonic Drive-in Restaurant LUA16-000229, ECF, SA-A, MOD Date of Meeting August 5, 2016 Exhibits: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Project Applicant Staff Contact Clark H. Close Senior Planner Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 ERC Report Neighborhood Detail Map Site Plan Tree Inventory and Protection Plan (Ll.00) Landscape Plans (Ll.01, Ll.02) Floor Plan (Al.01) Elevations (A3.01, A3.02) Project Location 735 Hardie Ave SW, Renton, WA 98057 Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC (dated January 25, 2016) Technical Information Report prepared by Nick Bossoff Engineering (NBE), Inc. (dated February 8, 2016) Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter prepared by Jake Traffic Engineering, Inc. (dated January 12, 2016) Tree Memorandum prepared by HBB Landscape Architecture (dated May 12, 2015) Construction Mitigation Description Advisory Notes to Applicant Administrative Report Traffic Concurrency Test -Sonic Drive-In Restaurant Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes -----~RentOil 0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM April 25, 2016 Clark Close, Senior Planner Brianne Bannwarth, Development Engineering Manager ft;> Traffic Concurrency Test -Sonic Drive-In Restaurant; File No. LUAlG-000229 The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW within the Walmart parking lot. The site contains perimeter and internal landscaping with 16 trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The proposed development would generate approximately 640 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 50 net new trips (26 inbound and 24 outbound). During the weekday PM peak hour, the project would generate approximately 35 net new trips (18 inbound and 17 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Exhibit 15 Transportation Concurrency Test -Sonic Drive-In Restaurant Page 2 of3 April 25, 2016 Traffic Concurrency Test Criteria Implementation of citywide Transportation Plan Within allowed growth levels Project subject to transportation mitigation or impact fees Site specific street improvements to be completed by project Traffic Concurrency Test Passes Evaluation of Test Criteria Pass Yes Yes Yes Yes Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% ofthe scheduled expenditure through 2016. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2016 is 80,228 trips, which provides sufficient capacity to accommodate the 640 additional trips from this project. A resulting 79,588 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new building. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according Transportation Concurrency Test -Sonic Drive-In Restaurant Page 3 of 3 April 25, 2016 to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~Renton® ENVIRONMENTAL {SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000229, ECF, SA-A, MOD Don Morris, Cascade Development Group, LLC, P.O. Box 4S84, Rollingbay, WA 98061 Sonic Drive-in Restaurant PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. PROJECT LOCATION: LEAD AGENCY: 735 Hardie Ave SW, Renton, WA 98057 City of Renton Environmental Review Committee Department of Community & Economic Development 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 4-9-0700 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 19, 2016. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: AUGUST 5, 2016 Exhibit 16 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: Gregg Zimme man, Administrator Public Works Department Community Services Department ----~Renton® AUGUST 1, 2016 Date / / zi.t_l ;lb Date / Mark Peters n, A' ministrator Fire & Emergency Services c2\J~ C.E. "Chip" Vincent, Administrator Department of Community & Economic Development DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000229, ECF, SA-A, MOD Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 Sonic Drive-in Restaurant PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 735 Hardie Ave SW, Renton, WA 98057 The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. ADIVISORV NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action, Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. PLAN -Planning Review· land Use Version l I May 31, 2016 Transportation Engineering Review Comments Contact: Brianne Bannwarth I 425-430-7299 I Recommendations: Traffic Concurrency Test has found that the City system has sufficient capacity for the additional trips created by this project. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov Recommendations: I have reviewed the application for the Sonic Drive In Restaurant at 735 Hardie Ave SW (APN('s) 1923059104) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm There are stormwater mains located in the existing parking lot connected to a private stormwater system which drains to the existing stormwater facilities for the Wal Mart located adjacent to the site. CODE REQUIREMENTS WATER 1. The project proposes to connect the domestic and irrigation water service lines into the existing 12 inch water main located Hardie Ave SW. Staff Comments: i. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code water meter sizing criteria. Water service sizes were not noted on the utility plans submitted with the Land Use Application. ii. A backflow prevention assembly RPBA (reduced pressure backflow assembly) inside an above ground enclosure ("hot box") per City standard plan no 350.2 will be required. iii. A double check valve assembly (DCVA) is required for the proposed irrigation water meter. iv. Final determination of applicable water service fees are based on the size of the water services and will be made after the water meter sizes have been provided. SEWER 1. There is an 8 inch sanitary sewer main in Hardie Ave SW, which terminates approximately 450 feet north of the subject property line. As part of a separate project, the owner is extending the 8 inch sewer main from its current termination point to approximately 5 feet south of the north property line of the proposed project. The proposed project will connect to the new sewer extension via new sanitary sewer stubs. 2. A 1500 gallon grease interceptor is required to be installed as part of the development. Staff Comments: i. Details and sizing of the grease interceptor will be required to be submitted with the construction permit application. ii. Final determination of applicable sanitary sewer service fees are based on the size of the domestic water service and will be made after the water meter s,zes have been provided. SURFACE WATER 1. A surface water development fee of $0.594 per square foot of new impervious surface applies to the development. The project proposes the addition of 4,935 square feet of new impervious surface. The estimated total fee is $2,931.39. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated February 8, 2016, was submitted by Nick Bossoff Engineering, Inc. with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: i. The drainage report shall be prepared in accordance with Section 2 of the City Amendments to the 2009 KCSWDM. ii. All references to the 2009 KCSWDM shall reference the City Amendments to the 2009 KCSWDM, including page numbers. iii. Applicant shall include discussion of core requirement U6 in the final drainage report. CR U6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. 3. Runoff from the existing site includes an asphalt parking lot with perimeter and island landscaping ERC M1t:gat1on Me.:isures af'\d Advi~ory Notes Page 2 of 6 and concrete sidewalks. Drainage is collected on the property in a single catch basin and conveyed in a 12 inch concrete pipe and into a biofiltration swale at the northwest corner of the retail center that is part of a private system located on the existing Walmart site before it discharges to the 60 inch public storm main flowing west in SW 7th Street and eventually into the Black River. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 1 afowler@rentonwa.gov 4. A geotechnical report, dated January 25, 2016, completed by Zipper Geo Associates, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report shall be referenced during utility construction and site grading. 5. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance of parking lot surfacewater to a Contech Filterra system prior to connection to the existing 12 inch stormwater main located in the existing parking lot. Staff Comments: i. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. · ii. Filterra units require a Drainage Adjustment in order to be used. Applicant shall demonstrate compliance with the Blanket Adjustment Americast Filterra Memo, dated June 26. 2014 (Exhibit 10), prior to utility construction permit issuance in order to provide water quality treatment using the proposed Filterra unit. iii. Design of the Filterra Bioretention System shall be in accordance with the Blanket Adjustment, noted above, issued by the City allowing the use of Filterra Systems to mitigate for water quality treatment and/or oil control requirements. A copy of the adjustment shall be included in the final TIR. · iv. A Drainage facility Covenant for inspection and maintenance of the Filterra treatment facility is required to be submitted with the construction permit application and shall include a site plan showing the location of the treatment facility in accordance with the adjustment. v. Applicant will need to provide details to demonstrate how all parking lot surfacewater will be directed to the Filterra system. Additional catch basins and drainage pipes may be required. vi. All catch basins in the parking that are not directed to the Filterra system (i.e. the catch basin collecting only roof run off) shall be fitted with a solid round locking lid to prevent parking lot surface water from bypassing the Filterra system. 6. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed development fronts Hardie Ave SW along the north portion of the east property line. Hardie Ave SW is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 69 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 7 feet of right of way would be required. However, the City's transportation group has determined and w,11 support a lesser standard to match the established standard street section for Hardie Ave SW. The City established standard street section for Hardie Ave SW requires 2 feet of ROW dedication and frontage improvements, which shall be installed by the developer as part of the proposed development. Frontage improvements shall extend from the north property line and tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave SW. Improvements are to include the installation of an 8 foot planting strip, 8 foot sidewalk, street trees and street lighting. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250CSd. 2. The proposed development fronts Rainier Ave S along the south portion of the east property line. Rainier Ave Sis classified as a Principal Arterial Road. No additional ROW dedication will be required along Rainier Ave Sand existing frontage improvements are acceptable. 3. The proposed development fronts an internal private drive way into the existing Walmart parking lot entrance along the south and west property lines. Applicant shall install accessible pedestrian ramps as needed where new driveways are to be installed as part of the development. The existing ADA ramp at the southwest corner of the property is to be removed and replaced. Staff Comments: i. All new and replaced ADA ramps shall be installed in accordance with current ADA standards. fRC Mitigation Measures and Advisory Notes Page 3of6 4. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. S. Refer to City code 4 4 080G regarding parking lot installation standards. Provide pavement details and section cuts as part of the construction permit application submittal for review. 6. A traffic analysis dated January 12, 2016. was provided by Jake Traffic Engineering, Inc. (TJE). The site generated traffic volumes were calculated using data from the Institute ofTransportation Engineers (ITE) Trip Generation Manual, 9th Edition, {2009). Based on the calculations provided, the proposed development would average 800 new daily vehicle trips, accounting for pass by trips. Additionally, the site includes internal connectivity to other commercial facilities; therefore, based on Tables 7.1 and 7.2 of the ITE Trip Generation Handbook, 2nd Edition, 2004, 20% of the site traffic would be shared. As discussed in the analysis presented in the report, the site would generate 35 new PM peak hour trips, accounting for pass by and shared trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development wm be mitigated by payment of transportation impact fees. Staff Comments: i. The report shows the AM peak hour rates for the development are higher than the PM peak hour rates. The report discounts this increase as the AM peak hour Wal Mart traffic would be significantly less during this time. However, the reduction in Wal Mart traffic during the AM peak hour would provide the development with less internal capture, rather than a decrease in the net AM peak hour trips. If the project site will be open during the AM peak hours. applicant shall provide further discussion around the AM peak hour trips associated with the development. including displaying the total site distributed traffic in graphic format. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The impact fee calculated by the applicant is not correct. By utilizing the internal connectivity, the impact fee rate is calculated per trip rather than the standard square foot calculation for a fast food restaurant. Traffic impact fees will be calculated and owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities 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. 2. All construction utility permits for drainage 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. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. Technical Services Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov Legal description included as Exhibit "A" of application does not match the title report provided. The recording number of the Lot Line Adjustment is missing. Planning Review Comments Contact: Clark Close I 425·430-7289 I cclose@rentonwa.gov Project placed on hold on April 25, 2016. See on hold lelter. Police Plan Review Comments Contact: Sandra Havlik I 425-430-7519 I SHavlik@Rentonwa.gov Recommendations: PROJECT LUA16 000229 Sonic Drive In Restaurant City of Renton Department of Planning/ Building/ Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 2 Police Calls for Service Estimated Annually CONSTRUCTION PHASE ER( Mitigation Measures and Adviwry Notes Page 4 of 6 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 or storage trailers 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 deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. 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 deadbolt locks, latch guards or pry resistant cylinders around tl1e locks, and peepholes. All strike plates should have 2 1/2 to 3" wood screws and any lever handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. If you have a deadbolt as a secondary lock, levers are fine. Where egress might be an issue, bar releases can be installed to meet Fire Code requirements. This would include any supply, utility or maintenance rooms. 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. 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 both customers and employees. 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 towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. The structure should have a building number clearly posted with numbers at least 12" 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, the~. malicious mischief, etc. Sonic's drive up window should be located to the front area of the store and within sight of the interior and the street. The drive thru window should have limited access barriers in place. Lighting should be especially bright at the ordering station, drive thru lane and pickup window. Restaurants that offer a drive thru service have a high risk of burglary and/or robbery due to hours of operation and seclusion of the drive thru lane and window. Avoid fencing, landscaping, and walls whose design might provide hiding opportunities for those preying on patrons or employees. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction ,s complete. Building Review -Planning Comments Contact: Craig Burnell 425-430-7290 cburnell@rentonwa.gov Recommendations: Follow the recommendations ol the geotechnical report. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $1.84 per square foot of commercial space. This fee is paid at time of building permit issuance. Code Related Comments: l. The preliminary fire flow calculation is 1.500 gpm. A minimum of two hydrants are required. One within 150 feet and one within 300 feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. ERC Mitigation Measures and Advisory Notes Page5of6 3. Fire alarm systems are required throughout the building if it exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems are required to be fully addressable and full detection is required. Separate plan and permits for the kitchen hood fire suppression systems. 4. Existing fire department apparatus access roadways are adequate. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. 6. An annual place of assembly permit is required at the conclusion of the project if building occupant load exceeds 50. Community Services Review Comments Contact: Leslie Betlach [425-430-6619 I lBetlach@rentonwa.gov Recommendations: 1. There are no impacts 10 Parks. 2. The plan set contains two landscape plans. Which one is the correct one? Otherwise, no comments. PLAN -Planning Review -Land Use Version 2 I July 22, 2016 Planning Review Comments Contact: Clark Close [ 425-430-7289 l cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock {7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill. excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. [RC Mitigation Measures. and Advisory Notes Page6of6 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Ren ton E> A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DA TE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: SiteAreo: 0APPROVED August 5, 2016 IZ] APPROVED SUBJECT TO coN 1T10NCONOI1Rftfi~E Sonic Drive-in Restaurant Bonnell Family, LLC, P.O. Box 52946, Bellevue, WA 98015 LUA16-000229, ECF, SA-A, MOD Clark H. Close, Senior Planner The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0. 73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. 735 Hardie Ave SW, Renton, WA 98057 0.73 acres Project location Map Admin Report Agencies Michael Shreve, PB Architects Don Morris, Cascade Development Group Peter Bonnell Joe Morian (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING See Attached Contact Applicant Owner Party of Record I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary (Print) :----"-"-"'.l.f---W""'.Lr.L..,_ _____ ~,-41>,+--'::t,e~,......,,;...e. My appointment expires: Sonic Drive-in Restaurant LUAlG-000229, ECF, SA-A, MOD template -affidavit of service by mailing Dept. of Ecology •• Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalaine Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY {DOE) LETTER MAILING {ERC DETERMINATIONS) Dept. of Ecology** Attn: Misty Blair PO Box47703 Olympia, WA 98504-7703 Duwamish Tribal Office• 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division* Environmental Planning Supervisor Ms. Shirley Marroquin 2015. Jackson ST, MS KSC-NR-OSO Seattle, WA 98104-3855 WOFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355 llQth Ave NE Mailstop EST 11 W Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept. •• Attn: Karen Walter or SEPA Reviewer 39015 -172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program ** Attn: Laura Murphy 39015 172nd Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program ** Attn: Erin Slaten 39015 172"" Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECO 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: If the Notice of Application states that it is an "Optional ONS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov •• Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing Don Morris Cascade Development Group, LLC P.O. Box 4584 Rollimibav. WA 98061 Peter Bonnell Bonnell Family Partnership PO Box 52946 Bellevue, WA 98015 Joe Morian 2215 Candleglow St Castle Rock. CO 80109 Michael Shreve PB Architects 5506 6th Ave S, Ste 202 Seattle, WA 98108 ----·Itenton ® N ICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A !lETEA.MINA TION OF NONSIGNIFLCANCE • MmGATED (ONS-M) PQ!iff.D TO NO"TIF'1' INTEReS!EO PERSONS Of AN ENVIRONMENTAl...alON PRDJEtf- nOJECTNUMIIER: LOO,T1DN1 so"lcOri,,...;nR,-1, UJA16-<IOOl29,~0',S,l-A,.M00 /l5 HMD,EA\/ES#,UNTIJN. WA MDSI' OeocrfFtiOlr. n,, applicant lo reqUll!'<lng Admlnl!lntlwl Site Plan R•vl-. f""•anmtllffl (SEPA) Revl•w and a par\:1ng modil'ka!IDII for tho c:anstr\li:11"" af a n-Sonic Drlve.ln Rutaurant wtth assoc,at,d dci,e-thr,i, canop1 CGV.rad drlve-ln hop mil!, parking, l,nd,Cilplng, and lnfrann,ctunl improvement>. The pr"!lo,ed one-<tory bulldlni would be appn>lllmaltly 2,6!i8 ,quare l••t In •I.a. n,o ,tto lo located ,t 1:,s Hardi• Me SW,, tho imtr.,.ctian af Rainier -5 ,nd H•rdll /&.n SN. The 5ltl!I contain• porimel:or anct internal land"aolng w,th 16 •lg!1lft1;11r,t Irle! and 64 surface puliq stall!. The 0.73 acn, ,tto Is w~hln tho Comrn•rclal & M"ed Uso lCMUl land use d...-,dlon and tll• C,,mfflerdaLArterllit 10.) ,on;n1 dlSSlfltaUan. Access 10 the ,ite would cont,nue lab• provided lnlff!IOilyfn:lm lh<I WolmortShopplnl C•nl•r. 11,• proposal lncludl!> retention of 14 lree< and • radu,;tlon ta the ...ist1n1 porklne ru,111 from H lo 24 pa.-lelnl ,pacn. Per JIMC 4-4--060 a ma>1mum of 13 rnllls ire ,11...-i on,lbl!, thus 1h• 1ppUcmt Is raquoriln1 a porillnl macMcalion !n order to e,e,,od the numb or of parklne ,paoa, allDW11d ans!!•. Th• ,tte g,nt,,11\! klih s•i•mlcko:ta'ds. TilE CITY Of RENTON ENVIRCNMEl'ITAL REVIEW COMMITTEE IERQ ll/<5 DffiRMINED THAT THE Pfl0P0SED. ACTION llAS PP;OIWILE SIGNIFICANT •MP1l0S 1HAT C,.N BE MITIGATlll THROUGll MITIGAllOM M£ASU~ES. Appul• al \IM ern,ln,nmenUI d•torrnlnatlon mu,t be ~lotd In wrfll"I an atfffonl 5:Dll p.m. on Auplst 19, 101&, topt!Mr with the requ~•d fee with: Hearllll E,mmln•, Oty of Renlon, 1055 5<1111:h GndV Way, Ren!""' WA 991157. Appeal, to th• Enmlner are ,...........s by Oty of RMC 4-3-UO and Information ~ptdlnl tho appal procen may be ob<ained from tho Remon Oty datk'I Offl.-, (42.SI Ui)-11!110. If THE ENVIRONMENTAL DHERMINA110N IS APPEALEO; A PUBUC HEARING Will BE SET ANO AU. PARlllS NOTIFIED. '· FOR FLIRTif"ER INFORMATION, PLEASE CONTACT THE OTY OF RENTON, DEPARTMENT OF COMMUN In' & ECONOMIC DEVElOPMENT AT 1425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBl:R WHl:N CAWNG FOR PROPER Fll.E IDENTIFICATION. \,,,,&;.["\ I Ir""'"" I 1v1..i I, 0fiJ-6rE ,./ Da ?i,/,(0 ,11 6. hereby certify that / copies of the above document were posted in r conspicuous places or nearby the described property on D~e:~~~~~~~~~t ~~~ Signed: _ __.c""~F.-.c..J.-"'-~--...L. ... \}::::::-~_:--~_-__ _ STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that 5 ledeo ]?r,nvr. °'4- signed this instrument and acknowledged it to be his/her/theii free and voluntaryalt for the u~~~il,nd purposes mentioned in the instrument. ,,,''!gwi'';'J ----~""'-~1Ji4te4f Jf Joel --'-"f_.l"'Y'ii=-.J..J..Z==.....,----,---,------:: d~,;'.#.! ~ ('-'/ ' blic in and for the State of Washington c J: f o -.."'1t,-~, ~ :,: ~ ~ ~o ...... 1'Z~ i" " 1i O -, " .. ,.-i;:.-., LI&"°'.·,:,,,. :; ·" ,, n. ., ~ ..., -"> ''·~ a. z ... _:.,..... ~ = -f,., 'h\\\\\'-'I'~~ ~ 2 !, OF '/'IP.CS,,,-=- ,,,, ... , Motary (Print): My appointment expi res: ___ ..,'J._.~0;0('"'4-""£"'+.__....,'2""""'1r.,.. ... ,l2,..()"'l"'";t ____ _ . \"('( o,_, <, • i . .: :=. . . -;. Denis Law Mayor -\..-' ·.· • ' ·s.. ' ·' .,_ ~ ; .. : ?i T '..,I -----·--------------·---·--··----------- Community & Economic Development CE. "Chip" Vincent, Administrator August 4, 2016 Michael Shreve PB Architects 5506 5th Ave S, Ste 202 Seattle, WA 98108 SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Sonic Drive-in Restaurant, LUA16-000229, ECF, SA-A, MOD Dear Mr. Shreve: This letter is written on behalf ofthe Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 19, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any further questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Senior Planner 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Sonic Drive-in Restaurant, LUA16-000229 Page 2 of 2 August 4, 2016 Enclosure cc: Peter Bonnell/ Owner(s) Don Morris, Cascade Development/ Applicant Joe Marian/ Party(les) of Record Detennination.Letter.DNS-M_Sonic Drive-in_ 16-000229 Denis Law Mayor August 4, 2016 Community & Economic Development C. E. "Chip" Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 1, 2016: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Sonic Drive-in Restaurant PROJECT NUMBER: LUAlG-000229, ECF, SA-A, MOD Appeals of the environmental determination must be filed in writing on or before S:00 p.m. on August 19, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton® ENVIRONMENTAL (SEPA} DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000229, ECF, SA-A, MOD Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 Sonic Drive-in Restaurant PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. PROJECT LOCATION: LEAD AGENCY: 735 Hardie Ave SW, Renton, WA 98057 City of Renton Environmental Review Committee Department of Community & Economic Development 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 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 19, 2016. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: AUGUST 5, 2016 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE OF DECISION: SIGNATURES: Gregg Zim m , Administrator Public Works Department Community Services Department -----===--=--------Renton® AUG UST 1, 2016 Date x/1 /!b • Date Fire & Emergency Services c~\J~ C.E. "Chip" Vincent, Administrator Department of Community & Economic Development 51 /1 /;r,, -;;r-- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton® DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000229, ECF, SA-A, MOD Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 Sonic Drive-in Restaurant PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 735 Hardie Ave SW, Renton, WA 98057 The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process far the land use actions. PLAN -Planning Review -Land Use Version 1 I May 31, 2016 Transportation Engineering Review Comments Contact: Brianne Bannwarth I 425-430-7299 I bbannwarth@rentonwa.gov Recommendations: Traffic Concurrency Test has found that the City system has sufficient capacity for the additional trips created by this project. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov Recommendations: I have reviewed the application for the Sonic Drive In Restaurant at 735 Hardie Ave SW (APN('s) 1923059104) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm There are stormwater mains located in the existing parking lot connected to a private stormwater system which drains to the existing storm water facilities for the Wal Mart located adjacent to the site. CODE REQUIREMENTS WATER 1. The project proposes to connect the domestic and irrigation water service lines into the existing 12 inch water main located Hardie Ave SW. Staff Comments: i. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code water meter sizing criteria. Water service sizes were not noted on the utility plans submitted with the Land Use Application. ii. A backflow prevention assembly RPBA (reduced pressure back/low assembly) inside an above ground enclosure ("hot box") per City standard plan no 350.2 will be required. iii. A double check valve assembly (DCVA) is required for the proposed irrigation water meter. iv. Final determination of applicable water service fees are based on the size of the water services and will be made after the water.meter sizes have been provided. SEWER 1. There is an 8 inch sanitary sewer main in Hardie Ave SW, which terminates approximately 450 feet north of the subject property line. As part of a separate project, the owner is extending the 8 inch sewer main from its current termination point to approximately 5 feet south of the north property line of the proposed project. The proposed project will connect to the new sewer extension via new sanitary sewer stubs. 2. A 1500 gallon grease interceptor is required to be installed as part of the development. Staff Comments: i. Details and sizing of the grease interceptor will be required to be submitted with the construction permit application. ii. Final determination of applicable sanitary sewer service fees are based on the size of the domestic water service and will be made after the water meter sizes have been provided. SURFACE WATER 1. A surface water development fee of $0.594 per square foot of new impervious surface applies to the development. The project proposes the addition of 4,935 square feet of new impervious surface. The estimated total fee is $2,931.39. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated February 8, 2016, was submitted by Nick Bossoff Engineering, Inc. with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: i. The drainage report shall be prepared in accordance with Section 2 of the City Amendments to the 2009 KCSWDM. ii. All references to the 2009 KCSWDM shall reference the City Amendments to the 2009 KCSWDM, including page numbers. iii. Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. 3. Runoff from the existing site includes an asphalt parking lot with perimeter and island landscaping ERC Mitigation Measures and Advisory Notes Page 2 of 6 and concrete sidewalks. Drainage is collected on the property in a single catch basin and conveyed in a 12 inch concrete pipe and into a biofiltration swale at the northwest corner of the retail center that is part of a private system located on the existing Wal mart site before it discharges to the 60 inch public storm main flowing west in SW 7th Street and eventually into the Black River. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov 4. A geotechnical report, dated January 25, 2016, completed by Zipper Geo Associates, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report shall be referenced during utility construction and site grading. 5. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance of parking lot surfacewater to a Contech Filterra system prior to connection to the existing 12 inch stormwater main located in the existing parking lot. Staff Comments: i. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. ii. Filterra units require a Drainage Adjustment in order to be used. Applicant shall demonstrate compliance with the Blanket Adjustment America st Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit issuance in order to provide water quality treatment using the proposed Filterra unit. iii. Design of the Filterra Bioretention System shall be in accordance with the Blanket Adjustment, noted above, issued by the City allowing the use of Filterra Systems to mitigate for water quality treatment and/or oil control requirements. A copy of the adjustment shall be included in the final TIR. iv. A Drainage Facility Covenant for inspection and maintenance of the Filterra treatment facility is required to be submitted with the construction permit application and shall include a site plan showing the location of the treatment facility in accordance with the adjustment. v. Applicant will need to provide details to demonstrate how all parking lot surfacewater will be directed to the Filterra system. Additional catch basins and drainage pipes may be required. vi. All catch basins in the parking that are not directed to the Filterra system (i.e. the catch basin collecting only roof run off) shall be fitted with a solid round locking lid to prevent parking lot surface water from bypassing the Filterra system. 6. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed development fronts Hardie Ave SW along the north portion of the east property line. Hardie Ave SW is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 69 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 7 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Hardie Ave SW. The City established standard street section for Hardie Ave SW requires 2 feet of ROW dedication and frontage improvements, which shall be installed by the developer as part of the proposed development. Frontage improvements shall extend from the north property line and tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave SW. Improvements are to include the installation of an 8 foot planting strip, 8 foot sidewalk, street trees and street lighting. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. 2. The proposed development fronts Rainier Ave S along the south portion of the east property line. Rainier Ave Sis classified as a Principal Arterial Road. No additional ROW dedication will be required along Rainier Ave Sand existing frontage improvements are acceptable. 3. The proposed development fronts an internal private drive way into the existing Walmart parking lot entrance along the south and west property lines. Applicant shall install accessible pedestrian ramps as needed where new driveways are to be installed as part of the development. The existing ADA ramp at the southwest corner of the property is to be removed and replaced. Staff Comments: i. All new and replaced ADA ramps shall be installed in accordance with current ADA standards. ERC Mitigation Measures and Advisory Notes Page 3 of 6 4. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 5. Refer to City code 4 4 080G regarding parking lot installation standards. Provide pavement details and section cuts as part of the construction permit application submittal for review. 6. A traffic analysis dated January 12, 2016, was provided by Jake Traffic Engineering, Inc. (TJE). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 800 new daily vehicle trips, accounting for pass by trips. Additionally, the site includes internal connectivity to other commercial facilities; therefore, based on Tables 7.1 and 7.2 of the ITE Trip Generation Handbook, 2nd Edition, 2004, 20% of the site traffic would be shared. As discussed in the analysis presented in the report, the site would generate 35 new PM peak hour trips, accounting for pass by and shared trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. Staff Comments: i. The report shows the AM peak hour rates for the development are higher than the PM peak hour rates. The report discounts this increase as the AM peak hour Wal Mart traffic would be significantly less during this time. However, the reduction in Wal Mart traffic during the AM peak hour would provide the development with less internal capture, rather than a decrease in the net AM peak hour trips. If the project site will be open during the AM peak hours, applicant shall provide further discussion around the AM peak hour trips associated with the development, including displaying the total site distributed traffic in graphic format. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The impact fee calculated by the applicant is not correct. By utilizing the internal connectivity, the impact fee rate is calculated per trip rather than the standard square foot calculation for a fast food restaurant. Traffic impact fees will be calculated and owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities 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. 2. All construction utility permits for drainage 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. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. Technical Services Comments Contact: Amanda Askren I 425-430-7369 I aaskren@rentonwa.gov Legal description included as Exhibit "A" of application does not match the title report provided. The recording number of the Lot Line Adjustment is missing. Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov Project placed on hold on April 25, 2016. See on hold letter. Police Plan Review Comments Contact: Sandra Havlik I 425-430-7519 I SHavlik@Rentonwa.gov Recommendations: PROJECT LUA16 000229 Sonic Drive In Restaurant City of Renton Department of Planning/ Building/ Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 2 Police Calls for Service Estimated Annually CONSTRUCTION PHASE ERC Mitigation Measures and Advisory Notes Page 4 of 6 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 or storage trailers 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 deadbolts with a minimum 11/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. 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 deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. All strike plates should have 2 1/2 to 3" wood screws and any lever handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. If you have a deadbolt as a secondary lock, levers are fine. Where egress might be an issue, bar releases can be installed to meet Fire Code requirements. This would include any supply, utility or maintenance rooms. 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. 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 both customers and employees. 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 towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. The structure should have a building number clearly posted with numbers at least 12" 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, theft, malicious mischief, etc. Sonic's drive up window should be located to the front area of the store and within sight of the interior and the street. The drive thru window should have limited access barriers in place. Lighting should be especially bright at the ordering station, drive thru lane and pickup window. Restaurants that offer a drive thru service have a high risk of burglary and/or robbery due to hours of operation and seclusion of the drive thru lane and window. Avoid fencing, landscaping, and walls whose design might provide hiding opportunities for those preying on patrons or employees. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. Building Review -Planning Comments Contact: Craig Burnell 425-430-7290 cburnell@rentonwa.gov Recommendations: Follow the recommendations of the geotechnical report. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $1.84 per square foot of commercial space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are required. One within 150 feet and one within 300 feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. ERC Mitigation Measures and Advisory Notes Page 5 of 6 3. Fire alarm systems are required throughout the building if it exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems are required to be fully addressable and full detection is required. Separate plan and permits for the kitchen hood fire suppression systems. 4. Existing fire department apparatus access roadways are adequate. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. 6. An annual place of assembly permit is required at the conclusion of the project if building occupant load exceeds 50. Community Services Review Comments Contact: Leslie Betlach ( 425-430-6619 ( lBetlach@rentonwa.gov Recommendations: 1. There are no impacts to Parks. 2. The plan set contains two landscape plans. Which one is the correct one? Otherwise, no comments. PLAN -Planning Review· Land Use Version 2 I July 22, 2016 Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. S. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (SO'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. ERC Mitigation Measures and Advisory Notes Page 6 of 6 ---------ReritOil@ OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Sonic Drive-in Restaurant LUA16-000229, ECF, SA-A, MOD 735 HARDIE AVE SW, RENTON, WA 98057 Description: The applicant is requesting Administrative Site Plan Review1 Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave Sand Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 19, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COM MU,.,, V AND ECONOMIC DEVELOPMENT ~-------Renton 0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner: Applicant: Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: August 1, 2016 Sonic Drive-in Restaurant LUAlG-000229, ECF, SA-A, MOD Clark H. Close, Senior Planner Bonnell Family, LLC, P.O. Box 52946, Bellevue, WA 98015 Don Morris, Cascade Development Group, LLC, P.O. Box 4584, Rollingbay, WA 98061 Michael Shreve, PB Architects, 5506 6'h Ave S, Seattle, WA 98108 735 Hardie Ave SW, Renton, WA 98057 The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave Sand Hardie Ave SW. The site contains perimeter and internal landscaping with 16 significant trees and 64 surface parking stalls. The 0. 73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 24 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. 31,302 SF (0.73 acres) Proposed New Bldg. Area (gross}: 2,668 SF Staff Recommends that the Environmental Review Committee issue a Determination of Nonsignificance -Mitigated (DNS-M). Project Location Map City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Report of August 1, 2016 PART ONE: PROJECT DESCRIPTION/ BACKGROUND Environmental Review Committee Report LUA16-000229, ECF, SA-A, MOD Page 2 of 7 The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements at 735 Hardie Ave SW within the Walmart parking lot (King County Assessor's Parcel Nos. 1923059104, "Subject Property"). The subject property is located at the intersection of Rainier Ave S and Hardie Ave SW within the Walmart parking lot, in a portion of the NW y.; of Section 19, Township 23 North, Range 05 East, W.M. King County, Washington, within the Commercial Arterial (CA) zone (Exhibits 2 and 3). The designated building site contains perimeter and internal landscaping with 14 onsite trees and 64 surface parking stalls. The lease area is almost rectangular in shape, measuring 145 feet deep by 224 feet wide (along Hardie Ave SW), totaling 31,302 square feet (0.73 acres). The site is surrounded by a commercial retail, restaurants and a vehicle fueling station. Table 1. Neighborhood Characteristics: Location Parcel Number(s) Address( es) Land Use Zoning Site 1923059104 735 Hardie Ave SW Commercial & Mixed Use Commercial Arterial North 1923059017 105 SW 7th St Commercial & Mixed Use Commercial Arterial South 1923059048 743 Rainier Ave S Commercial & Mixed Use Commercial Arterial West 1923059048 743 Rainier Ave S Commercial & Mixed Use Commercial Arterial East 1923059027 739 Rainier Ave S Commercial & Mixed Use Commercial Arterial Within the development portion of the site, the subject parcel consists of an asphalt paved parking lot with perimeter and island landscaping. The site also includes a concrete sidewalk along the southern boundary. The terrain is mildly sloped at grades generally less than 2 percent (2%). Access to the site would be from the Wal mart parking lot from the west and south. Access to the Wal mart parking lot can be achieved from Rainier Ave S, Hardie Ave SW, or SW 7th St. The proposed project would include half-street frontage improvements along portions of Hardie Ave SW (Exhibits 3 and 5). The applicant is proposing to retain 14 of the 16 onsite significant trees onsite (Exhibit 4). The proposal includes a reduction to the existing parking stalls from 64 to 24 surface parking spaces. Per RMC 4-4- 080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The project development would utilize and extend public utilities as part of the building permit. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. ERCReport City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Environmental Review Committee Report LUA16-000229, ECF, SA-A, MOD Report of August 1, 2016 Page 3 o/7 B. Mitigation Measures C. 1. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 ERC Report Neighborhood Detail Map Site Plan Tree Inventory and Protection Plan (Ll.00) Landscape Plans (Ll.01, Ll.02) Floor Plan (Al.01) Elevations (A3.01, A3.02) Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC (dated January 25, 2016) Technical Information Report prepared by Nick Bossoff Engineering (NBE), Inc. (dated February 8, 2016) Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter prepared by Jake Traffic Engineering, Inc. (dated January 12, 2016) Tree Memorandum prepared by HBB Landscape Architecture (dated May 12, 2015) Construction Mitigation Description Advisory Notes to Applicant D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions ta determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Study, Zipper Geo Associates, LLC (ZGA) dated January 25, 2016, identifying high seismic hazards. The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake (Exhibit 8). The reports identify one boring on December 19, 2015. Bark was observed in the upper four inches (4") from existing grade. The soils encountered during field exploration include loose, wet to saturated, brown silty gravelly sand with pieces of clay to a depth of approximately 3 feet below grade. This material was interpreted to be probable fill. Very soft to stiff silt with varying proportions of clay and sand was encountered below the fill and extended to a depth of approximately 36 Y, feet. The silt between 25 and 36 feet contained fine pieces of fibrous organics. Below the fine-grained soils loose grading to very dense, interbedded gravelly sand and sandy gravel was encountered to the full depth explored of 49 feet. Groundwater was encountered at the time of drilling at a depth of approximately 1 foot below grade. As part of a previous Phase II Environmental Site Assessment for the Walmart store, a groundwater monitor well was installed in a boring completed on the current project site on October 7, 2009. On October 12, 2009, a water level reading to roughly 9 feet below grade was reported. According the Study, additional well information was obtained from the Washington State Department of Ecology for the neighboring Mobil gas station and Renton Honda sites. Groundwater depths of 8 to 10 feet were reported for those sites. The ERC Report City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Report of August 1, 2016 Environmental Review Committee Report LUA16-000229, ECF, SA-A, MOD Page 4 of 7 geotechnical report indicated that fluctuations of the groundwater levels are likely to occur due to seasonal variations in the amount of rainfall, runoff, and other factors. In general, groundwater flow rates are higher during the wetter, winter months. Therefore, the possibility of groundwater level fluctuations and perched water should be considered when developing the design and construction plans for the project. The applicant proposes structural fill for building and paved areas between 417 cubic yards and 833 cubic yards depending on moisture content of existing soil during excavation. According to the geotechnical study, the development is feasible from a geotechnical engineering standpoint, despite post-liquefaction settlements on the order of 5 to 10 inches. Due to the liquefaction potential, ZGA Engineers recommend the proposed building be supported on augercast piles, stone columns or rammed aggregate piers. The applicant would be subject to designing and installing temporary erosion and sedimentation control measures (TES() in order to capture runoff water and sediment. The 2016 geotechnical report included specific recommendations for: site preparation, seismic design, utility trenching and backfill, building foundations, slab-on-grade concrete floors drainage, and pavements. As such, staff recommends a mitigation measure that the applicant shall comply with all recommendations included within the Geotechnical Report, prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. Mitigation Measures: l. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Zipper Geo Associates, LLC on January 25, 2016, or an updated geotechnical report approved by the Plan Reviewer at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust, resulting from grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures and/or sprinkling of the site with water as needed (Exhibit 12). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Water runoff (including stormwater) Impacts: A Technical Information Report prepared by Nick Bossoff Engineering (NBE), Inc. (dated February 8, 2016; Exhibit 9) was submitted with the application. No downstream flooding or erosion issues were identified in the drainage report. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development would be subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. All core requirements and five of the six special requirements have been discussed in the provided drainage report. As outlined in the drainage report, runoff from the existing site includes an asphalt parking lot with perimeter and island landscaping and concrete sidewalks. Drainage is collected on the property in a single ERCReport City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Report of August 1, 2016 Environmental Review Committee Report LUA16-000229, ECF, SA-A, MOD Page 5 of 7 catch basin and conveyed in a 12 inch concrete pipe and into a biofiltration swale at the northwest corner of the retail center that is part of a private system located on the existing Walmart site before it discharges to the 60 inch public storm main flowing west in SW 7th Street and eventually into the Black River. Runoff from the roof would be collected and conveyed separately from the remainder of the site. The runoff from the reminder of the site would be collected into a Filterra treatment facility because the commercial development creates more than 5,000 square feet of pollution-generating impervious surface (PGIS). The Contech Filterra would be located at the low-point in the parking lot and would drain to a new catchbasin installed on an existing storm pipe. The existing storm pipe that crosses through the property would be maintained and reused to convey site discharge. The conveyance and water quality systems must be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. Filterra units require a Drainage Adjustment in compliance with the Blanket Adjustment Americas! Filterra Memo, dated June 26, 2014, prior to utility construction permit issuance in order to mitigate for water quality treatment and/or oil control requirements. A copy of the adjustment would be required in the final TIR. In addition, a Drainage Facility Covenant for inspection and maintenance of the Filterra treatment facility would be required to be submitted with the construction permit application and must include a site plan showing the location of the treatment facility in accordance with the adjustment. The applicant would need to provide details to demonstrate how all parking lot surface water will be directed to the Filterra system. Additional catch basins and drainage pipes may be required. Any catch basins, located within the parking lot, that are not directed to the Filterra system (i.e. the catch basin collecting only roof run off) must be fitted with a solid round locking lid to prevent parking lot surface water from bypassing the Filterra system. Conditions of approval would be provided as part of Administrative Site Plan Approval. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: A Tree Memorandum prepared by HBB Landscape Architecture (dated May 12, 2015; Exhibit 11) was submitted with the site plan application. The Tree Memorandum lists the primary tree species found on the site as Pinus strobus (white pine), Tilia (linden), Acer Rubrum (red maple), Quercus rubra (red oak), and Quercus alba (white oak). The 36 surveyed trees range in size from 2 inches to 11 inches as measured at DSH (Diameter Standard Height) and average approximately 6 inches in caliper. Overall the trees were found to be in moderate to good health. The applicant is required to retain 10 percent (10%) of the trees located onsite that are not located within the proposed rights-of-way or access easements. Of the 16 significant trees onsite, the applicant is proposing to retain 14 trees to meet the 10% tree retention requirement. As a result, the applicant has demonstrated compliance with the Tree Retention requirements of the code. During construction, trees required to be retained (i.e., protected trees), would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3" of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus:N/A 5. Aesthetics ERCReport City of Renton Department of Community & Economic Development SONIC DRIVE-IN RESTAURANT Report of August 1, 2016 Environmental Review Committee Report LUA16-000229, ECF, SA-A, MOD Page6of7 Impacts: The 2,668 square foot single story structure measures 95 feet wide by 32 feet 8 inches (32'-8") deep at its largest points. The tallest point of the structure, a pre-manufactured metal yellow roof dome, extends three (3) feet above the top of the tower plate set at 23' -2" above finished grade (Exhibits 7). The majority of the building measures 18' -4Y," from finished grade to the top of the parapet plat. The proposed building fronts on Hardie Ave SW and Rainier Ave Sand includes transparent windows and doors throughout the southernmost elevations between the interior and exterior customer seating areas (Exhibits 3, 5, 6 & 7). The principal exterior building material is low maintenance metal siding. The applicant is proposing an 8 to 10-foot building front yard setback from Hardie Ave SW with horizontal and vertical modulation to reduce apparent scale. The front yard setback allows for substantial landscaping between the back of sidewalk and the proposed building. The applicant is also proposing an 8 to 9-foot sidewalk extension along Hardie Ave SW to the northern most limits of the lease area. Located to the north is a similar restaurant/use. The design of the building includes additional contrasting through building material, paint color, hip roof with a soffit for building shadow lines, and other architectural detailing for design. The materials are proposed to be high quality and are anticipated to meet the City development standards. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Transportation Impacts: Access to the site would continue to be provided internally from the Walmart Shopping Center. The applicant submitted a Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter prepared by Jake Traffic Engineering, Inc., dated January 12, 2016 (Exhibit 10). According to Traffic Engineering inspection, the seven existing Walmart site access points (primarily four used by the development) to the City street grid are projected to operate well. The only traffic movement that experiences significant delay is the existing accesses onto SW Grady Way via the southbound left turn lane. No Sonic Drive-in Restaurant site customers are projected to make this movement; reportedly it is easier to turn right onto Rainier Ave Sat the existing access near the site. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 800 net new daily (weekday) vehicle trips, accounting for pass by trips. Additionally, the site includes internal connectivity to other commercial facilities; therefore, 20% of the site traffic would be shared. As discussed in the analysis presented in the report, the site would generate 35 net new PM peak hour trips. As detailed in the report, the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Transportation concurrency findings will be provided in the Administrative Site Plan Review report based upon the test of the citywide transportation plan, consideration of growth levels included in the LOS-tested transportation plan, and payment of transportation mitigation fees. Note that the project is anticipated to pass the City of Renton Traffic Concurrency Test and increased traffic created by the development would be mitigated through the payment of applicable transportation impact fees for fast food with drive-up (per square foot). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 7. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. ERCReport City of Renton Depanment of Community & Economic Development SONIC DRIVE-IN RESTAURANT Report of August 1, 2016 Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments Environmental Review Committee Repon LUA16-000229, ECF, SA-A, MOD Page 7 of 7 The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or" Advisory Notes to Applicant" (Exhibit 13). " Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075{3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on August 19, 2016. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, (425) 430-6510. ERCReport I I -·· I . I ------S'lr 7'fH -ST --------11; \.. 181 i / / 'J ----' . -··-····· ; I [gJ I ~ I -· -·· ·;;. ·- <l'. I rv1\ • I ~ / ,- ,/ /-i 225SW 7THST PROPOSED SITE AND BUILDING 735HARDIE AVE SW 23i I Q'.'. I 10.5 .SW., <t I 7Ttl S"C ::t I .. • ' / / I I \ .' . / / / / i / ··S ··1TH ST··· NORTH i$ '>/ / 'l----------; / H I . I WALMART 743 RAINIER AVES I ! -! : 1-=======::::::.__---,J --~ ------------------- APPROX. LOCATION OF NEARBY BUS STOP, TYP. ~ ~ ~ 0) I ~~ "-<( L, -, . ; I i I ~ -' ~~ / ~ I [gJ - Z I <( qt: ·-cf<_ /IR) 'f-\N ·f:;;'{ -- ·-· s 'Q --; J .-- i ; I I Exhibi 2 .-- ' 0 25' 50' 200' 400 SCALE: 1" = 200'-0" NEIGHBORHOOD DETAIL MAP SONIC RENTON 7.35 HARDIE AVE SW RENTON, WA 98057 PB ARChl"ECTS SEATLE e1 sm: PLAN REVIEW MAR 22 2016 j I I $ ' ' l)> i_. ' . ;o ,_. i • • ~ ~ ~. I [ 1 I I r I , : :: • I [ I ~ll!j ~.·rn i111i11'1~1 i; 1 , 1 Ill ~ ~ ~ i I ' ' no ~i I !~ -~ I !~ ! SONIC. SONIC DRIVE-IN RESTAURANT BUILDING 013 STREAMLINE CONVERTIBLE PATIO STORE#XXXX ~ e~ ~ _.,, JZ I ! ! ~g! ;1\ g~ ~ ~~ P·• "" ' .. i i~s ~ 00 lg~ ! ~iii ' O"> gi$ ij:.:.~ m < ~ r·, .:e ~~~ Li ! ;~ ~ ~~ --n :~i '! m !! ' 11, i ,. I ~:!. I i, 1 I ""''"'"'"""''""""·· ~ I i I ! I ' 1!,, I ,,-ll ... I , 'i Ji , • ' ' '1 I' 11' ' ' I" i , I I 11 ! j ! 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I '>! ~ I '' ' J ·r ~; SONIC® '' ~u ! ; ~ ~ ~ -_..1 I i ! •. -. I I ! ! SONIC DRIVE-IN RESTAURANT ·o! ~o-! i zm i BUILDING 013 i~ _.. I 11 I Ii ! H STREAMLINE CONVERTIBLE PATIO ~ ' STORE#XXXX I " ! 11:. ~ I I Cl!l]\;? ®® "'m H g5~ II ll ,, ,, ,. ra:c rmm Oz ! -< l 1 i 0 ' j)> '<,..) lo ...... '1] I rn i · • I 1 ~i! i I : : \ 11 ll ~ I SONIC. ' a -, SONIC DRIVE-IN RESTAURANT BUILDING 013 STREAMLINE CONVERTIBLE PATIO STORE#XXXX C, C, "' 0 )> "' C <;; " ~ 0 fi m t l ~ r 's '". '' "' •'-' ~ H 2j~ : ~ ;: ; f I ii __ I ! ! ,. N 1· ~ ~m -~ ~ •O z ! ' . ' ' I j ! I, I! I ~i °I~ . ~ 1:t> ~ ffi 1~ "· , I I 1 (.,.) '°;~ ;~~ ' '. I I i' 10 " > :ii ~ N ~~ I 1 00 , i~ ---(~: -c;:, l 'l ~ 1 ' ·1 '~ f:11 ,o z 0 } :! SONIC. SONIC CRIVE-IN RESTAURANT BUILDING 013 STREAMLINE CONVERTIBLE PATIO STORE #XXXX ' i ' Ii J I• ,, ~~ ~ -0-~ 3 N 0 ~ z G) ' rl m' Gl I m z ,0 ---Kenton® Entire Document Available Upon Request GEOTECHNICAL ENGINEERING REPORT PROPOSED SONIC DRIVE-IN 225 RAINIER AVENUE SOUTH RENTON, WASHINGTON Project No. 1559.01 January 25, 2016 Prepared for: Cascade Development Group Prepared by: ZGA Zipper Geo Associates, LLC Geotechnical and Environmental Consultants 19023 36 1h Avenue W., Suite D Lynnwood, WA 98036 -------------·-ca,,, \ \ . f . I I Hick Bos.soft Engineerl!"III, Im;, Sonic Renton 735 Hardie Avenue SW Technical lnfonnation Repo1t Renton, Washington February 8, 2016 Prepared for Cascade Development Group, LLC P.O. Box 4584 Rolling Bay, WA 98061 EXPIRES ---}{enton 0 Entire Document Available Upon Request 8716 142"d Avenue NE Redmond, WA 98052 SONC-1501 Renton SONIC RESTAURANT Entire Document Available Upon Request TRIP GENERATION, DISTRIBUTION, ACCESS/CIRCULATION REVIEW AND TIF TRAFFIC LETTER January 12, 2016 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 39th Ave SW -Seattle, WA 98116 -2503 Tel. 206.762 .1978 -Cell 206.799.5692 E-mail i,1,-;c-i, ·a1fa:@comcast.net ....... LANDSCAPE ARCHITECIUR! Dale 18 March 2016 HBB Project No. 2016-02 Hough Beck & Baird Inc. 215 Westlake Avenue North Seattle, WA98109-5217 Project Name Sonic Drive-in Restaurant 735 Hardie Ave. SW Renton WA 98057 To Mr. Michael Shreve, Principal PB Architects Inc. 5506 6" Ave South; Seattle, WA 98108 Regarding 206.682.3051 Phone 206.682.3245 Fax www.hbbseattle.com Visual Assessment of Existing Trees per City of Renton Requirements ---:Renton CE> Entire Document Available Upon Request Seattle I Boise .~~~~--~---~~ HBB Ediis and Assessment of Report Identification scheme used for each tree (e.g. tree number): • All axisUng trees have been assigned a tree number. Trees shaded in grey below are trees to be removed. m,e I Snecie• Slz• Prlorltv Tree I Snecies Size Prioritv 1 Pinus strobus 8 I 19 Acer rubrum 3 2 Pinus strobus 8 I 20 Quercus alba 7 ii 3 Pinus strobus 8 i 21 Quercus alba 4 4 Quercus rubra 5 i 22 Quercus alba 6 ii 5 Pinos strobus 10 i 23 Quercus alba 6 ' 6 Ploos strobus 10 i 24 Acer rubrum 2 7 Quercus rubra 5 I 25 Ttlia 3 8 Pinus strobus 8 i 26 Acerrubrum 3 9 Quercus alba 5 27 Tilia 4 10 Tilia 3 28 Quercus rubra 8 ii 11 Pinus strobus 8 • 29 Quercus rubra 5 12 Quercus rubra 5 30 Quercus rubra 6 Ii 13 Plnus slrobus 8 ii 31 Quercus rubra 7 i 14 Quercus rubra 4 32 Quercus alba 6 i 15 Acer rubrum 3 33 Acer rubrum 3 16 Quercus alba 3 34 Pinus strobus 11 i 17 Quercus alba 4 35 Pinus strobus 8 i 18 Quercus alba 4 36 Pinus strobus 10 I Reasons for tree removal: • Trees 12 and 14 are being removed due to the addition of a sidewalk in the Hardie Ave SW right-of-way. • Trees 9, 10, 26, 30, and 33 are being removed due to new driveways and parking layout. • Trees 15, 19, and 24 are being removed due to proposed building location. These three trees are3' caliper or under. • Tree 11 is being removed due 1o proximity to proposed building and utuily hookups from proposed bull ding to Hardie /we. SW. Exhibit 11 P:\2016 l'lojects\2016-02 Sonic Drive In Renton\Admin\08-Tree Assessmenl\Sonics Existing Tree Memorandum.docx Pagel of4 2/1012016 CONSTRUCTION MITIGATION DESCRIPTION Project: Sonic Drive-In Restaurant Project address: 735 Hardie Avenue SW., Renton, Wa. 98057 Proposed construction dates: Begins April 1, 2016. Ends September 2, 2016. Hours and days of operation: 6:30am to 6:30pm Monday through Friday. Proposed hauling/transportation routes: 405 exit Renton/Rainier South onto Grady and onto Rainier Ave S to site and reverse. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: Erosion control fencing, rock entrances, construction parking on site, clean wheels or tracks as needed prior to leaving site. There should not be any severe noise other than that typical of excavating and construction work. Any special hours proposed for construction or hauling (i.e. weekends, late nights): We do not anticipate having week end or late night work or hauling. Preliminary traffic control plan: Any street work will have proper bonds, permits, and sign control. The construction site will be fenced with only one entrance/exit controlled by the general contractor. PB Architects 617 8th Avenue South Exhibit 12 Seattle, Wa. 98104 ~T ADVISORY NOTES TO APPLI LUA 16-000229 ----------Renton 0 Application Date: March 24, 2016 Name: Sonic Drive-In Restaurant Site Address: 735 Hardie Ave SW Renton, WA 98057-2312 PLAN -Planning Review -Land Use Version 1 I May 31, 2016 Transportation Englnaertng Review Comments Contact: Brianne Bannwarth I 425-430-7299 I bbannwarth@rentonwa.gov Recommendations: Traffic Concurrency Test has found that the City system has sufficient capacity for the additional trips created by this project. Engineering Review Comments . Contact: Ann Fowler I 425-430-7382 J afowter@rentonwa.gov Recommendations: I have reviewed the application for the Sonic Drive In Restaurant at 735 Hardie Ave SW (APN('s) 1923059104) and have the following comments: EXISTING CONDITIONS Water Water service Is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm There are stormwater mains located in the existing parking lot connected to a private stormwater system which drains to the existing stormwater facilities for the Wal Mart located adjacent to the site. CODE REQUIREMENTS WATER 1. The project proposes to connect the domestic and irrigation water service lines into the existing 12 inch water main located Hardie Ave SW. Staff Comments: i. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code water meter sizing criteria. Water service sizes were not noted on the utility plans submitted with the Land Use Application. ii. A backflow prevention assembly RPBA (reduced pressure backflow assembly) inside an above ground enclosure ("hot box") per City standard plan no 350.2 will be required. iii. A double check valve assembly (DCVA) Is required for the proposed irrigation water meter. iv. Final determination of applicable water service fees are based on the size of the water services and will be made after the water meter sizes have been provided. SEWER 1. There is an 8 inch sanitary sewer main In Hardie Ave SW, which terminates approximately 450 feet north of the subject property line. As part of a separate project, the owner is extending the 8 inch sewer main from its current termination point to approximately 5 feet south of the north property line of the proposed project. The proposed project will connect to the new sewer extension via new sanitary sewer stubs. 2. A 1500 gallon grease interceptor is required to be Installed as part of the development. Staff Comments: i. Details and sizing of the grease interceptor will be required to be submitted with the construction permit application. ii. Final determination of applicable sanitary sewer service fees are based on the size of H'le domestic water service and will be made after the water meter sizes have been provided. SURFACE WATER 1. A surface water development fee of $0.594 per square foot of new impervious surface applies to the development. The project proposes the addition of 4,935 square feet of new impervious surface. The estimated total fee is $2,931.39. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated February 8, 2016, was submitted by Nick Bossoff Engineering, Inc. with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of U,e six special requirements have been discussed in the provided drainage report. Staff Comments: i. The drainage report shall be prepared in accordance with Section 2 of the City Amendments to the 2009 KCSWDM. ii. All references to the 2009 KCSWDM shall reference the City Amendments to the 2009 KCSWDM, including page numbers. iii. Applicant shall include discussion of core requirement #16 in the final drainage report. CR tt6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. 3. Runoff from the existing site includes an asphalt parking lot with perimeter and island landscaping and concrete sidewalks. Drainage is collected on the property in a single catch basin and conveyed in a 12 inch concrete pipe and into a biofiltration swale at Ule northwest comer of the retail center that is part of a private system located on the existing Walmart site before it discharges to the 60 inch public storm main flowing west in SW 7th Street and eventually into the Black River. Ran: July 22, 2016 Exhibit 13 Page 1 of5 JT ADVISORY NOTES TO APPLI LUA 16-000229 -------Renton® PLAN • Planning Review • Land Use Version 1 I May 31, 2016 Engineering Review Comments Contact: Ann Fowler 1425-430-73821 afowler@rentonwa.gov 4. A geotechnical report, dated January 25, 2016, completed by Zipper Geo Associates, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report shall be referenced during utility construction and site grading. 5. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance of parking lot surfacewater to a Contech Filterra system prior ta connection to the existing 12 inch stormwater main located in the existing parking lot. Staff Comments: i. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. ii. Filterra units require a Drainage Adjustment in order to be used. Applicant shall demonstrate compliance with the Blanket Adjustment Americast Filterra Memo, dated June 26, 2014 (Exhibit 10), prior to utility construction permit issuance in order to provide water quality treatment using the proposed Filterra unit. iii. Design of the Filterra Bioretention System shall be in accordance with the Blanket Adjustment, noted above, issued by the City allowing the use of Filterra Systems to mitigate for water quality treatment and/or oil control requirements. A copy of the adjustment shall be included in the final TIR. iv. A Drainage Facility Covenant for inspection and maintenance of the Filterra treatment facility is required to be submitted with the construction pennit application and shall include a site plan showing the location of the treatment facility in accordance with the adjustment. v. Applicant will need to provide details to demonstrate how all parking lot surfacewater will be directed to the Filterra system. Additional catch basins and drainage pipes may be required. vi. All catch basins in the parking that are not directed to the Filterra system (i.e. the catch basin collecting only roof run off) shall be fitted with a solid round locking lid to prevent parking lot surface water from bypassing the Filterra system. 6. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed development fronts Hardie Ave SW along the north portion of the east property line. Hardie Ave SW Is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 69 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 7 feet of right of way would be required. However, the City's transportation group has detennined and will support a lesser standard to match the established standard street section for Hardie Ave SW. The City established standard street section for Hardie Ave SW requires 2 feet of ROW dedication and frontage improvements, which shall be installed by the developer as part of the proposed development. Frontage improvements shall extend from the north property line and tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave SW. Improvements are to include the installation of an 8 foot planting strip, 8 foot sidewalk, street trees and street lighting. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. 2. The proposed development fronts Rainier Ave S along the south portion of the east property line. Rainier Ave S is classified as a Principal Arterial Road. No additional ROW dedication will be required along Rainier Ave S and existing frontage improvements are acceptable. 3. The proposed development fronts an internal private drive way into the existing Walmart parking lot entrance along the south and west property lines. Applicant shall install accessible pedestrian ramps as needed where new driveways are to be installed as part of the development. The existing ADA ramp at the southwest comer of the property is to be removed and replaced. Staff Comments: i. All new and replaced ADA ramps shall be installed in accordance with current ADA standards. 4. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 5. Refer to City code 4 4 080G regarding parking lot installation standards. Provide pavement details and section cuts as part of the construction pennit application submittal for review. 6. A traffic analysis dated January 12, 2016, was provided by Jake Traffic Engineering, Inc. (TJE). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 800 new daily vehicle trips, accounting for pass by trips. Additionally, the site includes internal connectivity to other commercial facilities; therefore, based on Tables 7.1 and 7 .2 of the ITE Trip Generation Handbook, 2nd Edition, 2004, 20% of the site traffic would be shared. As discussed in the analysis presented in the report, the site would generate 35 new PM peak hour trips, accounting for pass by and shared trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the Ran: July 22, 2016 Page 2 of 5 NT ADVISORY NOTES TO APPL LUA 16-000229 -------Renton® PLAN -Planning Review -Land Use Version 1 I May 31, 2016 . Engineering Review Comments Contact: Ann Fowler 1425-430-73821 afowler@rentonwa.gov development will be mitigated by payment of transportation impact fees. Staff Comments: L The report shows the AM peak hour rates for the development are higher than the PM peak hour rates. The report discounts this increase as the AM peak hour Wal Mart traffic would be significantly less during this time. However, the reduction in Wal Mart traffic during the AM peak hour would provide the development with less internal capture, rather than a decrease in the net AM peak hour trips. If the project site will be open during the AM peak hours, applicant shall provide further discussion around the AM peak hour trips associated with the development. including displaying the total site distributed traffic in graphic format. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The impact fee calculated by the applicant is not correct. By utilizing the internal connectivity, the Impact fee rate is calculated per trip rather than the standard square foot calculation for a fast food restaurant. Traffic impact fees will be calculated and owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities 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. 2. All construction utility permits for drainage 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. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be Inspected and annroved bv a City of Renton inspector. Technical Services Comments Contact: Amanda Askren 1425-430-73691 aaskren@rentonwa.gov Legal description included as Exhibit "'A" of application does not match the title report provided. The recording number of the Lot Line Adiustment is missina. Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov Project placed on hold on April 25. 2016. See on hold letter. Police Plan Review Comments Contact: Sandra Havlik I 425-430-75191 SHavlik@Rentonwa.gov Recommendations: PROJECT LUA16 000229 Sonic Drive In Restaurant City of Renton Department of Planning I Building / Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 2 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 or storage trailers 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 deadbolts with a minimum 1 1/2" throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. 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. COMPLETEO COMPLEX Ran: July 22, 2016 Page 3 of 5 ~T ADVISORY NOTES TO APPLI LUA 16-000229 ---------Renton 0 PLAN -Planning Review -Land Use Version 1 I May 31, 2016 Police Plan Review Comments Contact: Sandra Havlik 1425,430-7519 I SHavlik@Rentonwa.gov All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks, and peepholes. All strike plates should have 2 1 /2 to 3" wood screws and any lever handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. If you have a deadbolt as a secondary lock, levers are fine. Where egress might be an issue, bar releases can be installed to meet Fire Code requirements. This would include any supply, utility or maintenance rooms. 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. 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 both customers and employees. 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 towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. The structure should have a building number clearly posted with numbers at least 12· 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, theft, malicious mischief, etc. Sonic's drive up window should be located to the front area of the store and within sight of the interior and the street. The drive thru window should have limited access barriers in place. Lighting should be especially bright at the ordering station, drive thru lane and pickup window. Restaurants that offer a drive thru service have a high risk of burglary and/or robbery due to hours of operation and seclusion of the drive thru lane and window. Avoid fencing, landscaping, and walls whose design might provide hiding opportunities for those preying on patrons or employees. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is comolete. Building Review -Planning Comments Contact: Craig Bumell I 425-430-7290 I cbumell@rentonwa.gov Recommendations: Follow the recommendations of the aeotechnical report. Fire Review -Building Comments . Contact: Corey Thomas 1425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $1.84 per square foot of commercial space. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are required. One within 150 feet and one within 300 feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. 3. Fire alarm systems are required throughout the building if it exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems are required to be fully addressable and full detection is required. Separate plan and pemiits for the kitchen hood fire suppression systems. 4. Existing fire department apparatus access roadways are adequate. 5. An electronic site plan is required prior to occupancy for pre fire planning purposes. 6. An annual place of assembly permit is required at the conclusion of the project if building occupant load exceeds 50 . . . Community Services Review Comments Contact: Leslie Betlach. I 425,-430-66191 LBeUach@rentonwa.gov Recommendations: 1. There are no impacts to Parks. 2. The plan set contains two landscape plans. Which one is the correct one? Otheiwise, no comments. Ran: July 22, 2016 Page 4 of 5 NT ADVISORY NOTES TO APPLI LUA 16-000229 --------Renton E) PLAN -Planning Review -Land Use Version 21 July 22, 2016 Technical Services Comments Contact: Amanda Askren I 425430-73691 aaskren@rentonwa.gov RESOLVED: Legal description included as Exhibit "A" of application does not match the title report provided. The recording number of the Lot Line Adiustment is missina. Planning Review Comments Contact: Clark Close I 425-430-72891 cclose@rentonwa.gov RESOLVED: Project placed on hold on April 25, 2016. See on hold letter. Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00} p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be pennitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, ·No TRESPASSING -Protected Treesn or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide suoervision whenever eauioment or trucks are movina near trees. Ran: July 22, 2016 Page 5 of S Denis Law Mayor July 15, 2016 Michael Shreve PB Architects 5506 61h Ave S Seattle, WA 98108 SUBJECT: "Off Hold" Notice Community & Economic Development Department C.E."Chip"Vincent, Administrator Sonic Drive-in Restaurant, LUA16-000229, ECF, SA-A, MOD Dear Mr. Shreve: Thank you for submitting the additional information requested in the April 25, 2016 letter from the City. Your project has been taken off hold and the City will continue our review of the Sonic Drive-in Restaurant project. Your pr.9ject has been rescheduled for consideration by the Environmental Review Committee-on August 1, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at {425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Bonnell Family, LLC / Owner{s) Don Morris/ Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ----Renton® NOTICE OF APPLICATION ANO PROPOSED DEnRMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) ~C:~r::!:U~~·:,n:;;::::'.~:::;;;.::":;=:.'3;;~<,~;:;:,:;:• l'ublkAppvvala. ., DATl Of NOTICI o, APPUCATIDN, Aprjl S. lOUi !MIO USE NUMRII: PROJKTl'II.I.ME, PROJKTI.OC#ITIONr LU.l16--000ll9,fCl',5.0.·A,MOO Sonic ()nvean -"<Ml 735 H•rdlo Aw, WI, ••nto,,, WA 9!057 NOTICE OF CCMPIEll" Am.lClillDN, APPUCAlfl/PRQJKTCONfAl;l"P95CIN: ApnlS,211U! "'ll<IIMl$1rrnt.PIIAl<hltEto/550f.e•AnS/Snnlo,WA 98108/ ~, ........... .,_.cam othor hrm!Q -may bl miulllld: ••,r.,aladstu-~n•p•~ G...-1ca1 ..._., lam""--Analv,,iO,Pa,il"<I AM!y>l,,,TrH--...,,, ..... T..nlcl..ltttw ~ vou =uld l,ke ta bo ma. a party of ro<ar<! la,_ ftntltr ,nform,~an on ti>~ ptop<>HC pr,lffl, ,cmi,a..r., '"" form ,nd rotum ta: Clty ol ••ntor,, l:EII -Plannln1 0/.,i~on. 1055 Su. G~ W:tt, llon1an, WA 9Bll57 Namoµ:;lo ND.: ->0"1<: 11riv~n Aortaur.ao,J (U.0.1~12!1, EO", 5,\-4, MOil ~-· ::;;::;;---------------------MAILINGAOOAE'iS: ___________ CITT'/STATI:/ZIP: l!L.fPIIONENO.: ------- tocallon ..., .. , apJllleation may 0,.-.vi ... td: CONSISllNCl' OV!IIVIM: Zonlns/Ulnd U..: w,......-0DCUfflml:I 1h11 E .. hm1ffl• p._..i,ro1oct: D_rtm,nl atcom,r,,,n!ty & E«>!IOlnlc Dnwlopmant IUDl •Plannln1 0Mllool,511rttr.Floor ~-Cit-,, H1ll,UW 5"..U.Gra<tyWW,-, WA , .. Tho oubj1C1 '"" ~ d..ianoted Commordlll & Mlud UH IU.,.,I on !heCli, of Ronton C.Ompnh1nsMI L&'ld Uso M:,P and taffllMRIII "1tartlll (CAI"" tho aty', Zoni/11 MIP •nil Urban llooil" _., D a-lay OIJQict. Tho profodwill bo ,ubjoCIIG tNI at,/, S.P-'io<Qin,nce, ltMC4-2-UIIA;4-4-010; «-o80; 44-090: ....,_UO; 4+0lll; 4-~ 4-S-l:DCI and ott>er opplla~ea>ml and rqulation1., 1ppropM1t1. Tho lo4krwlna Mitlption M.....,, .. will M,aly bo im!H)Hd on th• prop<>Md projKC. n, ... ~mm1ndad Mlt1pdon M,.,ures ••-pn,jffl lmpom n<Jl co-..! b'f 11.<istlflll caduand '"11'1,Uon, .. dtad 1bov1. • The applicant wo"'d be re~ired to comp/If with thrm! rttammendatlons included In th11 submitted Grotechnfcal Repwt. c.ommon11 on ttll .-...,p11a11:1an IIWII bl ,ubmlllri In _,.. ta Clarlc CloM, s .. 11.., Plan-, CED -l'llu,I"' lllvlllan, 111/!1~ .Soul!, G!'MIV way,~-WA 910f1', bJS:00 PM on ,.,,u u, ZD1f. ~you t,a,1 quonlons about 1h~ p'<>PoSlli, orw,11, ID bo "'""" • ~ ol ,-,d and rouMI add~ional notffi,:atlon try mail, contr.CI tho Pf<ljoa .,..,..,.,, A""'on1 who JIJl>Tiits -commB11:1 wll ,utam,Utally becom1 • party of recor<I andwlll bo no~llad al,..,. dl'd110n on thl1 p,ojea. A<Op<y of the 1111>!:equW tt,.....,gjddotomlln1tan ~ :rwaUabll ""°" request. CONTACT PERSON: Oarlc Close, Senior Planner; Tel: (425) 430-7289; Email: ctlose@rentonwa.gov CERTIFICATION 1, {,u'/71+--,-J-. CLosf . hereby certify that 3 copies of the above document were posted in __1_ conspicuous places or nearby the described property on Date: 'i/5'//& Signed::_La_g~~~;f{~m-,....&::!:.:::'.::==--- STATE OF WASHINGTON ss COUNTY OF KING I certify that I know or have satisfactory evidence that C \c.., '< \.\ C \.os--e signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. lie in and for the State of Washington Notary (Print): :Pau1us: My appointment expires: __ _,_<l:w;"""';µ.,'+'"'->.if: __ d""'--q'-,--"J""CX"-'"?-----U I Agencies See Attached Michael Shreve, PB Architects Contact Don Morris, Cascade Develop Group, LLC Applicant Bonnell Family, LLC Owner 300' Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON ) ss COUNTY OF KING ) . . Q\,LYPo '•(" , ......... ,\\\\\\\\1 i1,--,. I certify that I know or have satisfactory evidence that Sabrina Mirante f-;,r.isSIO+),,,~ ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for tfl!f ust.~r~~~ses mentioned in the instrument. ·:~ f "" ' . -·ei ' 1?~ " ; Dated: A 0 ,.,,1 ,£ )0/(, .A~~ eL\C:. <:{' ,,,, '<9 17 0 ''••,, ... I I Public in and for the State of vy .. Notary (Print): ___ ~,·~· ,_·~L_T?...,._,=u~ie=:4,._ ____________ _ My appointment expires: · 1 t1 "(){' ·_,..~ r, ;J ·1 1 "' 7 Sonic Drive-in Restaurant LUA 16-000229, ECF, SA-A, MOD template -affidavit of service by mailing Don Morris Cascade Development Group, LLC P.O. Box 4584 Rollin11bav. WA 98061 Michael Shreve PB Architects 5506 6th Ave S Seattle. WA 98108 Peter Bonnell Bonnell Family Partnership PO Box 52946 Bellevue, WA 98015 Dept. of Ecology • • Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSOOT Northwest Region • Attn: Ramin Pazookl 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 Boyd Powers ... Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalalne Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology** Attn: Misty Blair PO Box 47703 Olympia, WA 98504-7703 Ouwamish Tribal Office• 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 WDFW -Larry Fisher* 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355 1101 h Ave NE Mailstop EST 11 W Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept. ** Attn: Karen Walter or SEPA Reviewer 39015 -172nd Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program•• Attn: Laura Murphy 39015172"' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program** Attn: Erin Slaten 39015 172"d Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECD 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *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 Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov •• Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checkllst, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / laura.murphy@muckleshoot.nsn.us / erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources Is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing 1823059211 1823059211 1823059211 CURRAN PROPERITES LP Current Tenant Current Tenant 2010 156TH AVE NE #100 20 SW 7th St Suite 2A 20 SW 7th St Suite F BELLEVUE, WA 98007 Renton, WA 98057 Renton, WA 98057 1823059211 1823059211 1923059035 Current Tenant Current Tenant SOUND FORD 20 SW 7th St Suite C 20 SW 7th St Suite 28 750 Rainier Ave S Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 1923059048 1923059053 1823059211 WAL-MART PROPERTY TAX DEPT D&C INVESTMENTS LLC Current Tenant PO BOX 8050 MS 0555 720 RAINIER AV S 20 SW 7th St Suite H BENTONVILLE, AR 72712 RENTON, WA 98055 Renton, WA 98057 1823059211 1823059211 1823059211 Current Tenant Current Tenant Current Tenant 20 SW 7th St Suite J 20 SW 7th St Suite I 20 SW 7th St Suite G Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 1823059211 1823059211 1823059211 Current Tenant Current Tenant Current Tenant 20 SW 7th St Suite A 20 SW 7th St Suite B 20 SW 7th St Suite D Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 1923059068 1923059068 1923059072 SOUND FORD SOUND FORD BONNELL FAMILY LL C 101 SW GRADY WAY 101 SW GRADY WAY 10047 MAIN STREET #509 RENTON, WA 98057 RENTON, WA 98057 BELLEVUE, WA 98004 1923059073 1823059211 1823059253 Current Tenant Current Tenant FACILITIES & OPERATIONS CTR 765 Rainier Ave S UNIT B 20 SW 7th St Suite E 300SW7TH ST Renton, WA 98057 Renton, WA 98057 RENTON, WA 98055 1923059073 1923059104 1923059104 BONNELL FAMILY LLC BONNELL FAMILY LLC Current Tenant 906 RANCHERO CONEJO BLVD 10047 MAIN STREET #509 241 SW 7th St NEWBURY PARK, CA 91320 BELLEVUE, WA 98004 Renton, WA 98057 1923059104 1923059017 1923059021 Current Tenant RA MAC INC LANPHERE PROPERTIES I LLC 225 SW 7th St 105 SW 7th St 12505 SW BROADWAY Renton, WA 98057 Renton, WA 9805 7 BEAVERTON, OR 97005 1923059027 1923059027 1923059027 PIEROTTI LLC Current Tenant Current Tenant 25516 142ND AVE SE 707 Rainier Ave S 739 Rainier Ave S KENT, WA 98042 Renton, WA 98057 Renton, WA 98057 1823059038 OB RENTON PROPERTIES LLC AT PO B0X726 BELLEVUE, WA 98009 Denis Law Mayor April 25, 2016 Michael Shreve PB Architects 5506 61h Ave S Seattle, WA 98108 Subject: "On Hold" Notice Community & Economic Development Department C.E."Chip"Vincent, Administrator Sonic Drive-in Restaurant, LUAlG-000229, ECF, SA-A, MOD Dear Mr. Shreve: The Planning Division of the City of Renton accepted the above master application for review on April 5, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The site is being considered as a gateway to the City; therefore, special design features and architectural elements at gateways are required. The following information will need to be submitted before July 25, 2016 so that we may continue the review of the above subject application: 1. Site Plan: a. Setbacks: The minimum front yard setback in the Commercial Arterial (CA) zone is 10 feet. The minimum setback may be reduced to O feet through the site plan review process, provided blank walls are not located within the reduced setback per RMC 4-2-120A. Because the site is being considered as a gateway location significant landscaping along the project frontage that is consistent with the City's investments made to Rainier Ave Swill be required. This can only be achieved by relocating the building outside the required minimum front yard setback. 2. Landscape Plan: Revise conceptual landscaping plan (Ll.01) to provide substantial landscaping between the sidewalk and the proposed building. The landscaping plan must make distinctions between the types of shrubs and groundcovers used along the property frontage. 3. Architectural Design/Elevations: a. Glazing: Any fa~ade 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. b. Blank walls: Provide additional contrasting materials to the building elevations that improve the architectural detailing of the building. For Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov example, include an exposed concrete base or other special detailing that meets the intent ofthe ground level standard. c. Building roof lines: Roof lines, roof pitches, and roof shapes must be designed to reduce apparent bulk and transition with existing development. Include a modern roof element that extends the roof line a minimum of two feet (2') beyond the face of the building. Such as a barrel roof, a shed roof or a hip roof with a soffit. The selected roof element must improve the shadow lines of the building. 4. Bicycle Parking: Consider providing bicycle parking for commercial use. See RMC 4-4-080F.11 for more information regarding bicycle parking standards. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Bonnell Family, LLC / Owner(s) Don Morris/ Applicant Leslie Betlach -------Renton® Plan Review Routing Slip Plan Number: Site Address: LUA16-000229 735 HARDIE AVE SW Name: Sonic Drive-In Restaurant Description: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Aves and Hardie Ave SW within the Wal mart parking lot. The site contains perimeter and internal landscaping with 16 trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Wal mart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 25 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. The applicant has submitted a Tree Memorandum, Traffic Letter, Geotechnical Engineering Report, and a Preliminary Technical Information Report. Review Type: Community Services Review-Version 1 Date Assigned: 04/05/2016 Date Due: 04/19/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environ men ta I Hea I th Water Energy/Natural Resources Pia nts Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added ~"""~~/U).A/11~ ft> /;h/J-__ • Terry Flatley -----Renton® Plan Review Routing Slip Plan Number: Site Address: LUA16-000229 735 HARDIE AVE SW Name: Sonic Drive~ln Restaurant Description: The applicant Is requesting Administrative Site Plan Review, Environmental ISEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive-thru, canopy covered drive-in hop stalls, parking, landscaping, and Infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave Sand Hardie Ave SW within the Wal mart parking lot. The site contains perimeter and internal landscaping with 16 trees and 64 surface parking stalls. The 0.73 acre site Is within the Commercial & Mixed Use ICMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 25 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification in order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. The applicant has submitted a Tree Memorandum, Traffic Letter, Geotechnical Engineering Report, and a Preliminary Technical Information Report. Review Type: Date Assigned: Community Services Review-Version 1 04/05/2016 Date Due: 04/19/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Historic/Cultural Preservation Recreation Ajrport Envlronmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Ccmments that impact the project including any of the Enlvornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments~ l have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections In Corrections. The plan set contains two landscape plans. Which one is the correct one? Otherwise no comments. Signature of Director or Authorized Representative Date Community & Economic , Development Department ....:r,; -4 ritv nf ~ ~ 1055 South Grady Way Renton WA 98057-3232 ~. ('"' ·1 r Michael Shreve PB Architects 5506 6th Ave S Seattle, WA 98108 Cl" f-~ Q'. _, OU {/) f- ;;J Ui ~-' ~ ..... l.1. ~1:.s F(is,..._ :.;J'' -1r;;:. ,:-.. .-::.: > :'5 --,. .. ..:,: , tl .,_.. 'I ~ $ 00.47 1 1·;lQJM;t-Z; r-.1.;1tH)FR'AJ::;1::,c.~Ak -'·:,:,~7 -S.~i $ ~ 11 ~ ~"'-...J.i- \\ ;s;:.... NIXIE 980 FE 1036 0004/10/16 RET~RN TO SENDER N·CT DEL!VERAS~E AS ACCRESSEO UNABLE TO FORWARD BC: 98057323255 *2189-00824-10-37 86 CFffl·~t7~3 Mi O 11111111!1111 llil II I/J•IPl!l11jlll l1il l11•11i11l1111'1"1'11l 11J Denis Law Mayor April 5, 2016 Michael Shreve PB Architects 5506 61h Ave S '71· 0D )-, Seattle, WA 98108 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application Sonic Drive-in Restaurant, LUAlG-000229, ECF, SA-A, MOD Dear Mr. Shreve: The Planning Division 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 tentatively scheduled for consideration by the Environmental Review Committee on April 25, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Bonnell Family, LLC / Ownerls) Don Morris/ Applicant Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov Denis Law Mayor April 5, 2016 Michael Shreve PB Architects 5506 5th Ave 5 Seattle, WA 98108 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application Sonic Drive-in Restaurant, LUAlG-000229, ECF, SA-A, MOD Dear Mr. Shreve: The Planning Division 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 tentatively scheduled for consideration by the Environmental Review Committee on April 25, 2016. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Bonnell Family, LLC / Owner(s) Don Morris/ Applicant Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov R-s$ . CITY OF ,,.. enton NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M} A Master Application has been filed and accepted with the Department of Community & Economic Development {CED)-Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPUCATIDN: April 5, 2016 LAND USE NUMBER: LUA16-000229, ECF, SA-A, MOD PRDJECT NAME: Sonic Drive-in Restaurant PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Envlronmental (SEPA) Review and a parking modification for the construction of a new Sonic Drive-in Restaurant with associated drive- thru, canopy covered drive-in hop stalls, parking, landscaping, and infrastructure improvements. The proposed one-story building would be approximately 2,668 square feet in size. The site is located at 735 Hardie Ave SW at the intersection of Rainier Ave S and Hardie Ave SW within the Walmart parking lot. The site contains perimeter and internal landscaping with 16 trees and 64 surface parking stalls. The 0.73 acre site is within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. Access to the site would continue to be provided internally from the Walmart Shopping Center. The proposal includes retention of 14 trees and a reduction to the existing parking stalls from 64 to 25 parking spaces. Per RMC 4-4-080 a maximum of 13 stalls are allowed onsite, thus the applicant is requesting a parking modification ln order to exceed the number of parking spaces allowed onsite. The site contains high seismic hazards. PROJECT LOCATION: 735 Hardie Ave SW, Renton, WA 98057 OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN5-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional ONS-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 Determination of Non- Significance~Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: Other Permits which may be required: Requested Studies: March 24, 2016 April 5, 2016 Michael Shreve, PB Architects/ 5506 &" Ave S / Seattle, WA 98108 / 206-443-9790 / mshreve@pbarch.com Environmental (SEPA) Review. Site Plan Administrative, and Parking Modification Building Permit, Construction Permit, and Sign Permit Drainage Report, Geotechnical Report, Landscape Analysis, Parking Analysis, Tree Memorandum, and Traffic Letter 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, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Sonic Drive-in Restaurant/ LUA16-000229, ECF, SA-A, MOD NAME: ________________________________ _ MAILING ADDRESS: ________________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: ______________ _ Location where application may be reviewed: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Miti1ation: Proposed Mltl1ation Measures: Department of Community & Economic Development (CED)-Plannln1 Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 The subject site is designated Commercial & Mixed Use (CMU) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map and Urban Desiln District D Overlay District. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-UOA; 4-aMJ70; 44080; 4-4-090; 4-4-130; 4-6--030; 4-9-070; 4-9-200 and other applicable codes and regulations as appropriate. 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. • The applicant would be required to comply with those recommendations included in the submitted Geotechnical Report. Comments on the above appllcatlon must be submitted In writing to Clark Close, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 19, 2016. if you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, 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. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Clark Close, Senior Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov DEPft.RTMENT Of COMMUNITY AND ECONOMIC DEVELOPMENT n --------Renton 0 Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Bonnell Familv, LLC PROJECT OR DEVELOPMENT NAME: Sonic Drive-in Restaurant PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: P.O. Box 52946 ·-··- 735 Hardie Ave SW Renton, Wa. 98057 CITY: ZIP: Bellevue 98015 TELEPHONE NUMBER: 425 891 3529 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 1923059104 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Surface parking Don Morris PROPOSED LAND USE(S): Surface parking and drive-in COMPANY (if applicable): restaurant Cascade Develop Gro, LLC EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: P.O. Box 4584 Commercial and Mixed use (CMll) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) N/A Rollinobay, Wa 98061 TELEPHONE NUMBER: EXISTING ZONING: Commercial Arterial (CA) 206 947 0810 CONTACT PERSON PROPOSED ZONING (if applicable): N/A ~ NAME: SITE AREA (in square feet): 31,602 square feet Michael Shreve SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 374.84 square feet PB Architects SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 5506 6 1 " Ave. S. None PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) N/A Seattle, Wa. 98108 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 206-443-9790 ext 135 N/A mshreve@pbarch.com NUMBER OF NEW DWELLING UNITS (if applicable): N/A 1 http://rentonwa.gov/u ploadedFiles/Business/PB PW /D EVSERV /FORMS ]LANNI NG/maste ra pp.doc Rev:08/2015 - PROJECT INFORMATION (continued) ,.:..::c.:..::-1.:=====----------~ NUMBER OF EXISTING DWELLING UNITS ~f applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (H applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if appncable): 2,668 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREADN NON-RESIDENTIAL BUILDINGS (if applicable): 2,526 square feet NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): g full time, 20 to 25 part time .•. -· --·- PROJECT VALUE: f JOI} I q9{J IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): .J AQUIFIER PROTECTION AREA ONE .J AQUIFIER PROTECTION AREA TWO .J FLOOD HAZARD AREA _____ sq. ft. El GEOLOGIC HAZARD 31,602 sq. ft. .J HABITAT CONSERVATION ____ sq.ft. .J SHORELINE STREAMS & LAKES ___ sq. ft. .J WETLANDS ______ sq.fl. LEGAL DESCRIPTION OF PROPERTY (Attach leaal descriotion on seoarate sheet with the followino information included) SITUATE IN THE NW QUARTER OF SECTION .J."L, TOWNSHIP -~2-, RANGE .P..£. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Peter Bonnell , declare under penally of perjury under the laws of the Stale of Washington that 1 am (please check one) liZJ the current owner or the property involved in this application or D lhe authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained d the information herewith are in all respects true and correct to the best of my knowledge and belief. ,11 .. ~or-J/,_ Signature of Owner/Represenlative Date Signature of Owner/Representative Dale STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that t know or have satisfaclory evidence thal f!,.ft,..({..;4r ttM<.(C signed lhis instrument and acknowtedge it to be his/her/their free and voluntary act ror the uses and purpose mentioned in the instrument. Dated Nolary Public State c,f Washington P CAilTER TAYLOR My Appoinlment Expires Oct 8, 2018 ~ for the State of Washington Notary (Prinl): My appoinlment expires: 2 H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\Master Appfication.doc Rev: 08/2015 EXHIBIT "A" SONIC LEASE AREA PROPERTY DESCRIPTION THAT PORTION OF LOT 3 OF CITY OF RENTON LOT LINE ADJUSTMENT LUA 15-000237 AS RECORDED UNDER REC. NO. LYING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF LOT 1 OF SAID LOT LINE ADJUSTMENT ADJOINING HARDIE AVENUE SW; THENCE NORTH 01°23'12" EAST, ALONG THE WEST MARGIN OF HARDIE AVENUE SOUTHWEST A DISTANCE OF 38.56 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 1°23'12" EAST ALONG THE WEST MARGIN OF HARDIE AVENUE SOUTHWEST A DISTANCE OF 207.42 FEET; THENCE NORTH.88°45'24" WEST A DISTANCE OF 144.58 FEET TO THE WEST LINE OF SAID LOT 3; THENCE SOUTH 1°14'36" WEST A DISTANCE OF 18'31 FEET; THENCE SOUTH 1°13'55" WEST A DISTANCE OF 153.38 FEET; THENCE SOUTH 11°26'39"WEST A DISTANCE OF 35.05 FEET; TO A POINT OF CURVATURE OF A CURVE TO THE LEFT WHOSE RADIUS IS 14.56 FEET, THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 102°51 '32" AN ARC LENGTH OF 26.14 FEET; THENCE SOUTH 88°33'44" EAST A DISTANCE OF 98.48 FEET; THENCE SOUTH 88°44'59" EAST A DISTANCE OF 3.58 FEET; THENCE NORTH 1°15'01" EAST A DISTANCE OF 16.43 FEET; THENCE SOUTH 88°44'59" EAST A DISTANCE OF 33.41 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE SOUTH 20.00 FEET OF THE EAST 15.00 FEET ADJOINING HARDIE AVENUE SW. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. CONTAINING 31,602 SQUARE FEET, OR 0.73 ACRES, MORE OR LESS. P:IPI 5\15360. IO Renton Wal-Mart\SURVEY\DOCS\SonicLeasc.doc EXHIBIT MAP NE 1/4 OF THE NW 1 /4, SEC. 19, TWP 23 N., R 5 E, WM 140.01' I 13: • I• ~I~ "'I "' "'1 ~ I I N8910'29"W DUTCH BROS. LEASE AREA S88'45'24"E ------14o.OO'-------- 3: . . Ill co Ill l'l r<J ~ r IO lii - N88"45'24"W 4.58' S1'14'36"W 18.31' SONIC LEASE AREA S11'26'39"W 35.05' A=102'51'32" N88'44'59"W R=14.56' 3.58' L=26.14' 98.48' 15.00' or- ~1 N 3: . . <O N S88"33' 44"E 111 ~ N88'44'59"W m r< r-----------..;3~3:;.;.4:!;:!1_· _J;;; An Engineering Services Company 0: SCALE: 1" = 50' FILE:15360-ESMT.DWG 11255 Kirkland Way, Suite 300 Kirkland, WA 98033 p. 425.827.20141 f. 425.827.5043 Civil I Structural I Planning I Survey paceengrs.com DATE: 07 /13/15 SDD PROJ. NO.: w (/) " w ...J 0 z 0 (/) ,ii ~ f- ~ 15360 :'S DEPARTMENT OF COMl\i . IITV AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report• . Architectural Elevations 3AND4 Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description ZANo• Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural aANo 4 Environmental Checklist 4 Existing Covenants (Recorded Copy) i••o• Existing Easements (Recorded Copy) 1 AND 4 Flood Hazard Data 4 ~ Floor Plans 3ANo • Geotechnical Report,.Nos Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 a,tC.., Improvement Deferral 2 Irrigation Plan 4 COMMENTS: PROJECT NAME: ,;orv1c. DR/V[·(N /<.£(1f!V/lfr1Vr- DATE: 2-(?t;"(lf, 1 H :\CED\Data \Forms-T emplates\Self-H elp Ha ndouts\Pla n n i ng\ W aiversubm ittalreqs.docx Rev:02/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: King County A~sessor's Map Indicating Site 4 - Landscape Plan, Conceptual• --- Landscape Plan, Detailed 4 - Legal Description 4 Letter of Understanding of Geological Risk 4 . ·' . Map of Existing Site Conditions 4 Master Application Form 4 - Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 - - Plat Plan• _ Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AN0• Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental 4 - Stream or Lake Mitigation Plan 4 -Street Profiles , Title Report or Plat Certificate , AND• -- Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 WAIVED BY: - - 2 MODIFIED BY: H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx COMMENTS: -- - Rev: 02/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2AND3 Inventory of Existing Sites 2 ,No3 Lease Agreement, Draft 2,No, Map of Existing Site Conditions 2AND3 Map of View Area 2 AND3 Photosimulations 2 AND, This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: CfK..., 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx COMMENTS: Rev:02/2015 PRE-APPLICATION MEETING COMMENTS FOR SONIC DRIVE-IN RESTAURANT PRElS-000786 CITY OF RENTON Department of Community & Economic Development Planning Division November 19, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ann Fowler, 425-430-7271 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 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 thetime 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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT -----Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM November 19, 2015 Clark Close, Senior Planner Corey Thomas, Plans Review Inspector Sonic Drive-In Restaurant -735 Hardie Ave SW PRE 15-000786 1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are required. One within 150-feet and one within 300-feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. 2. The fire impact fees are applicable at the rate of $1.40 per square foot of commercial space. This fee is paid at time of building permit issuance. 3. Fire alarm systems are required throughout the building if it exceeds 3,000 square feet. Separate plans and permits required by the fire department. Fire alarm systems are required to be fully addressable and full detection is required. Separate plan and permits for the kitchen hood fire suppression systems. 4. Existing fire department apparatus access roadways are adequate. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 6. An annual place of assembly permit is required at the conclusion of the project if building occupant load exceeds 50. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----Renton® MEMORANDUM DATE: November 19, 2015 TO: Clark Close, Senior Planner FROM: Ann Fowler, Plan Review SUBJECT: Sonic Drive-In Restaurant 735 Hardie Ave SW PRE 15-000786 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton's water service area in the 196-hydraulic pressure-zone. There is an existing 12-inch water line in the parking lot entrance to the south of the subject property and a 12-inch water line in Hardie Ave SW to the East of the subject property (see water project plan no. W-0114) which can deliver approximately 4,000 gallons per minute (gpm). The status water pressure is about 74 psi at ground elevation of 24 feet. 2. There are 2 existing fire hydrants within 150 feet of the site that can delivery 1,000 gpm each. 3. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City's Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm. 4. A domestic water meter will be required for the new building along with a backflow prevention assembly RPBA (reduced pressure backflow assembly) inside an above ground enclosure ("hot- box") per City standard plan 350.2. The sizing of the domestic water meter shall be done in accordance with the Uniform Plumbing Code water meter sizing criteria. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees for a single water meter up to a 1" meter is $3,090.00. Sonic Drive-In Restaurant PRE 15-000786 Page2of3 Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Hardie Ave SW (see project plan no. S-0095). 2. The project is located outside an Aquifer Protection Area. 3. To meet current city standards, sewer main extension of approximately 410 feet across the frontage of the subject property would be required to serve the proposed property. However, given the proposed development of the Dutch Bros Coffee to the north of the proposed Sonic Restaurant, and with the understanding that the property to the south of the proposed development is currently served by an existing sewer extension, the City will allow connection into the sewer extension proposed for the Dutch Bros Coffee property. 4. Developer shall maintain required separations between utilities. 5. Installation of a minimum 1500-gallon grease interceptor will be required. 6. System development fee for sewer is based on the size of the new domestic water to serve the new building. SDC fees for a single sewer connection up to a 1" meter is $2,135.00. Storm Drainage 1. There is a private storm drainage pipe connected to the storm system in SW 7th Street as well as a public storm drainage pipe in Hardie Ave SW (see project plan no. R-1377). 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A -Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. The project may be required to provide a flow control BMP, if there is a net increase in impervious area on the project site. 4. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 5. Surface water system development fee is $0.54 per square foot of new impervious surface area, but not less than $1,350.00. This is payable prior to issuance of the construction permit. Transportation/Street 1. This project fronts Hardie Ave SW and Rainier Ave S. 2. Existing ROW in Rainier Ave Sis approximately 127 feet. Rainier Ave Sis classified as a Principal Arterial. No additional ROW dedication will be required. Existing frontage improvements along Rainier Avenue are acceptable. 3. Existing ROW in Hardie Ave SW is approximately 69 feet. Hardie Ave SW is classified as a Collector Arterial. Additional ROW dedication of 2-feet will be required. Frontage improvements including 0.5-ft curb, 8-ft planter strip, and 8-ft sidewalk. These improvements shall extend from the north property line south to tie in to the existing improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave S. 4. The existing ADA access ramp located to the SW of the proposed property will be required to be brought up to Code. 5. Street lighting and street trees are required. Sonic Drive-In Restaurant PRE 15-000786 Page 3 of 3 6. A transportation impact fee of $27 .66 per square foot of the building will apply. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. 7. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 4. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 5. All utilities serving the site are required to be undergrounded. 6. Fees quoted in this document reflect the fees applicable in the year 2015 ONLY. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM November 19, 2015 Pre-Application File No. 15-000786 Clark H. Close, Senior Planner Sonic Drive-In Restaurant -735 Hardie Ave SW 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, 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 $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property consists of one parcel (APN 192305-9104) located on the west side of Hardie Ave SW in the Wal mart Shopping Center parking lot. Located to the north of the site is the future home of Dutch Brothers Coffee and just north of that is Popeyes Louisiana Kitchen at SW corner of SW 7th Ave St and Hardie Ave SW. The subject site is 0.73 acres (31,902 sf) and is zoned Commercial Arterial (CA). The proposal is to develop the site with a 2,800 square foot Sonic Drive-In Restaurant with up to 26 parking stalls. The restaurant includes 15 drive-in car hop served stalls, 650 square feet of sit-down dining area, dual vehicle stacking for drive-thru orders, and landscaping. Primary access is gained through driveway access points within the Walmart Shopping Center. The existing site contains 45 parking stalls with landscaping. A lot line adjustment request is in review for the parent parcel under LUA15- 000237. Current Use: Currently the site is vacant of structures and serves as overflow parking for shopping center. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Zoning: The property is located within the Commercial & Mixed Use (CMU] land use designation and the Commercial Arterial (CA) zoning designation. Drive-In/Drive-Through Service is allowed in the CA zone as on Accessory Use. Per RMC 4-2-0BOA Note 80, drive-through is allowed Sonic Drive-In Restaurant Page 2 of8 November 19, 2015 provided the use is either o) located on the same lot with another building/use; or b} structurally integrated into another building/use; or c) located on its own lot with some amount of indoor customer seating to qualify the drive-through as uaccessory" to the eating/drinking establishment, The proposal appears to comply with the standard that it be located with another building as It is located at the larger Walmart Shopping Center which is a combination of multiple parcels and uses with multiple buildings. The property is located within Urban Design District 'D', and therefore subject to additional design elements. Proposals should hove unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Design elements are listed in RMC 4-3-100 for District 'D.' Density: The minimum density permitted in the CA zoning designation is 10 units per net acre and the maximum density is 60 units per net acre for buildings with mixed commercial and residential use in the same building. Density is not applicable for the project, as there are no dwelling units proposed. Minimum Lot Size. Width and Depth: There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The proposal is not altering the overall lot size which is 2.63 acres and complies with the minimum standard for the zone. Lot Coverage: The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The applicant submitted a two (2) site plans with a 2,800 square feet structure. The building coverage would be roughly 8.8 percent (8.8%} of the 31,902 square feet site which would comply with the minimum lot coverage standard for the zone. Setbacks: Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15-foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The proposal abuts commercial zaned properties on all sides. The submitted proposals, version A2.1 identifies the structure as setback from Hardie Ave SW as greater than the 1S-foot maximum which does not comply with the maximum setback in the front yard. Alternate version A2.2 has a 10-foot /rant yard setback from Hardie Ave SW which complies with the minimum and maximum setback of the CA zone. Because version A2.1 does not comply with the setbacks of the zone, only alternate version A2.2 will be reviewed as part of the planning pre-appllcatlan comments. Gross Floor Area: There are no minimum requirements for gross floor area within the CA zone. Building Height: The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The submitted materials identify a one-story structure with a tower blocking component that has a height of 23'-2". The proposal complies with the height standard of the zone and heights from grade would need to be identified on any building permit or land use application materials. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 3 of 8 November 19, 2015 the proposed methods of screening. No mechanical or utility equipment was identified in the submitted materials. See RMC 4-4-09S for specific requirements, Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards." For retail developments, a minimum of five (5) square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. The minimum area for a 2,800 sf retail building is less than 100 sf where a minimum of 100 sf is required. The submitted materials identifies a refuse and recycling area in the northwest corner of the site with approximate dimensions of 9 feet by 19 feet which is approximately 171 sf and complies with the minimum size requirement based on the type of development. Outdoor refuse and recyclables deposit areas and collection points shall not be located in any required setback or landscape areas. The location of the proposed refuse and recyclable area appears to comply with code standards. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. Stoff recommends reducing the size of the trosh enclosure to no greater than 150% of the required area or 150 square feet. Landscaping: 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. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted with a land use application and a detailed landscape plan and landscape analysis shall be submitted with a building permit application. Significant Tree Retention: There appears to be 23 trees located on the site. Because there ore trees, a tree retention plan with a tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent (10%) of significant trees, and indicate how proposed parking would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site, at a rate of six to one, if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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; Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet in height or greater than eighteen inches caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non-native trees. H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 4 of 8 November 19, 2015 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. A tree protection plan identifying the diameter and type of existing trees is required os part of a building permit, along with tree protection measures as required per code. Tree protection measures to be identified on the plan are outlined in RMC 4-4-130H.9 and include protective fencing, protection from grade changes, and monitoring during construction through the retention of a certified arborist or licensed landscape architect. Fences or Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, "Parking, Loading, and Driveway Regulations." The following ratios would be applicable to the site: Parking~ Area Ratio Required Spaces Shopping Center 2,800 gross sf A minimum of 2.5 per 1,000 sf of net Based on (any type of floor area and a maximum of 5.0 per gross area: a business 1,000 sf of net floor area. minimum of occupying a 7 and shopping maximum of center) 14 stalls required. Stacking/ Drive-through Stacking spaces: The drive-through 5 stacking Queuing Spaces facility shall be so located that sufficient spaces for Drive-on-site vehicle stacking space is through retail provided for the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per window are required unless otherwise determined by the Administrator. Stacking spaces cannot obstruct required parking spaces or ingress-egress within the site or extend into the public right-of-way. The applicant is proposing approximately 26 parking spaces per the submitted plan (Alternate A2.2), 15 of which are drive-in car hop stalls. The parking is distributed throughout the lot by providing a row of 11 stalls along the west site boundary, 5 standard and accessible stalls south of the building, and 10 stalls at the center of the site. The additional drive-in car hop stalls are reflective of the business model. The submittal does not comply with the maximum standards H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 5 of 8 November 19, 2015 based an grass area af the structure far surface parking stall requirements where taa many stalls are proposed, The submitted application identifies 8 to 9 stacking spaces for the window which exceeds the minimum requirement for drive-through uses. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent (25%) less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25% allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: • Parking Space Dimensions: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8Y, feet x 16 feet, and parallel stall dimensions of 9 feet 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 based on the total number of spaces must be provided. A vehicle parking analysis with the number of spaces existing, existing to be relocated, and new stalls would need to be provided as part of the land use application for review and approval by the Planning Division Project Manager. Because this project is a part of an overall shopping center, the parking analysis will need to include information related to Walmart Shopping Center parking and how this project impacts the parking that is currently provided for Walmart. All nan-residential development that exceeds 4,000 gross sf in size would also be required to comply with the bicycle parking requirements. When there are two (2) or more separate uses on a site, the required bicycle parking for the site shall be the sum of the required parking far the individual uses. Modification of these minimum standards requires written approval from the Department of Community and Economic Development. Bicycle parking is required based on 10 % af the required number of parking stalls. The bicycle parking provided for the proposed use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces should follow the requirements of RMC 4-4-080F.11. Access: Driveway widths are limited by the driveway standards, in RMC 4-40801. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the 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. Driveway width shall not exceed 50 feet. The submitted materials identify use of the existing access from Walmart Shopping Center ta the west and two (2) additional driveway cuts to the south along the shared access road H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 6 of8 November 19, 2015 located ta the north of the Mabil gas station. As identified on the submitted site plan, the propose driveway widths are 24 feet, 17 feet and 17 feet wide, respectively. The widths comply with the standards far Shopping Center uses. The location of ingress and egress driveways shall be subject ta approval of the Planning/Building/Public Works Department. The Design District limits the number of driveways and curb cuts, so that pedestrian circulation along the sidewalk is minimally impeded. In general, a minimum spacing of 150 feet should be applied between curb cuts. Therefore, staff would limit the number of curb cuts along the primary access road to a single entrance/exit point. No curb cuts will be allowed from Hardie Ave SW. Pedestrian Access: A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The site plan has identified a 5-foot wide sidewalk from Hardie Ave SW to the front entrance which complies with this requirement. Signs: Signs are required to meet the minimum standards of RMC 4-4-100 "Sign Regulations" and require sign permit review which is different than building permit review. There are specific shopping center sign regulations in RMC 4-4-lOOE.5.d "Shopping Centers." If multiple buildings are located at the site, shared signage is encouraged. Lighting: New parking lot and building lighting would require a lighting plan and shall meet the lighting standards (RMC 4-4-075). A detailed lighting plan and analysis is required as part of the building permit submittal. Building Design Standards: Compliance with Urban Design Regulations, District 'D', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50% of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-1001.5.f): extended parapets; feature elements projecting above parapets; projected cornices; pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the formal land use review process. Critical Areas: The subject site is located in the seismic geological hazard area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site may be required. The analysis would needs to assess soil conditions and H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 7 of8 November 19, 2015 detail construction measures to assure building stability. There are no other critical areas identified on the site. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the proposed 25 parking spaces located on-site. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposed project would require Administrative Site Plan Approval and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site. d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements -such as the number, size, brightness, lighting intensity, and location -to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is accepted. The Administrative Site Plan Review application fee is $1,500. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is an additional 3% technology fee at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. H:\CED\Planning\Current Planning\PREAPPS\14-000786 Sonic Drive-In Restaurant Page 8 of8 November 19, 2015 In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: • Fire Mitigation fee currently assessed at $0.58/$0.61 per sf for retail. • Transportation Mitigation Fee assessed at $27.66/$27.66 per square foot for fast food with drive-up. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. H:\CED\Planning\Current Planning\PREAPPS\14-000786 UTILITIES RENTON, WASHINGTON RAINIER AVE PROJECT TEAM OWNER CAM:AD1E CIEYELOPMENT OAOUP U.C POIOX- RCUNQ M'I', 'ft'A8HWGTQN llllDl1 PHONE NO.: l20f) 372-1732 ARCHITECT r ...•. .,_ . ._ ··----------·--·-, P6 ARCHITECTS 617STHAVE .. S. SEAffiE, WASHINGT01'1981(M PHONE NO.: {206) 44:'J.871:IO CONTACT: MICI-W=.l. SI-IRE\/!: ~ Lf J,):,:,}L..p<' -· ··, , CJ [ \:/-.. :,(.1 COHFEAOUS TREE, TYP. DECIDIOUS TREE, TYP, ------m PAVEDAREA~ CATCH IIASINSNCI ~ ..... ~ STCIAMDRAI< ~ •• "'I AREA OF PAOPERTY--...._ ............... 2'1 SEWER AND t.rnuTY----/ _,,-r' I - ~EASE\ENT ~ / f __ i ________ J_ !:GRESS EASEMENT l ' I ~ ,, ' ' ~ SEWER ~OOl!Y PROPERTY OWNER NOS,tt I ~ ~ GASUNE ~~=....r UT1UTES EASEMENT CATCHBASlN NIDSTCAM DRAIN ELECTRICAL VAUt.T GMVAl.VE ~ ' '----WALMART ! SIGN STCAMLINE VICINITY MAP - ffl "' "' "' * - - "' ... ------ ,. "" 7TH STREET ~· •• - •• - •• n, m ~ ~ w .., i,. ~ \ m " •41 "' ,§' !>-~ .l' "' m - \_ £©R\9llit: 5'/J c,'N'-,0'< 'IJI\"' ZONING INFORMATION --EXIST. PAVED AftEA.: EXIST. l..ANDSCAPI!! AREA: CA a1,ta2SF 17,7taSf(55.5'.) 14,114 SF (4,Ui%) SITE ZQNlND· --.. ST......-r SITE CIEVELOP'MENT 1RMC 4-2-120) 81.0G LOT CCM:ft,14E: e5'Ji, ~ IUllDJIG HEIGHT: 50' MAX --Flll:NT YARD: 10' MIN ...... 91]1;VARD: O' N>EYAADNJJTOS'ffl!ET: 'IO'MIN IU!AR YAAO: (1 LANDSCAPE l'tECllHMENTS IRMC H:070l U'mAN DESIGN OUOEl.lNES (RMC 4-3-100} SCREENING IRMC 4::::HJ95) REFUSE t'RMC -4-4-090) PARl(t,jQ (RMC 4-4-80) DINING MIN REQ; 7l5 SF/CAR 850 SFf7~ SF: 9 CARS OUTSIDE SERVtCe: 15 CARS TOTAL CARS REQUIRED: :M- TOTAL CARS PROPOSED: 25 ALT.PI..AN(A2.2J: 2!I ·~ ... "' "' GENERAL INFO & VICINITY MAP A1 1 SON!C RENTON RA1N1fii AVf. S RF'l'O~. w .. 9B0~7 PB ARCHliECTS SEAITLE ---·-----l'RC-APPl)CATION SU0MI Al HOV 02 201S __ ity of Ren ton for 735 Hardie A SW Notes PRE1>00D786 Sonic Restaurant 283 0 0 142 WGS_ 1984_ Web_Mercalor_Aux iliary_Sphere Cityof&entQfl Q I 2 83 ''" Finance & IT Division _J '-------------- Legend + Renton Fire Hydrant + Hydrant other System ~ Control Valve l l C C, \Nater Gravity Pipe Water Ma in Mn 1n Other Syslem L1fl Station C'ean Outs V a nholes Casings Pressurized Mains Gravity Mai ns 11active Facilrty l 1active Facit1y Line KC Metre Manholes KC Pressurized Mains KC Gral/ityMams @ [!J • .. ,_, 0 l.•~rho1- a UtllityValllt l, U~no ..... str.x:t.1·• Control Structure Pump S1at1on Discharge Point Water Quahty Detention Facilities 'o' ""'' ~ ""' -V1ult ,, w ...... -'"- Pipe Culvert Open Drains Virtual Dra 1nl ne r ,n•orinat.on Technology . GIS H l.,I. m;a;, A .I uur~enerat1:! r..\X OU~! t-cl"" .r 1"11:em.al r-ap ~ ng v :e and II for I . r•'•·•"'ao on.y O.a:.a la1us tha: 1pp1a r on t.'"·11 r,1p r,;,y o• ma f not bti aocurate Ren~onMapSupport@R entonwa gov c1.we.,t. o r ot'ierMH ·ehlble 11113/20 15 THIS MAP IS NOT TO BE USED FOR NAVIGATION PROJECT NARRATIVE Project name: Sonic Drive-in Restaurant Project address: 735 Hardie Avenue SW. Renton, Wa. 98057 Project size: The site area is .73 acres (31,902 square feet). Project location: The site is located on the west side of Hardie Ave SW and was parceled off from the Wal mart parking area to the west The future home of Dutch Brothers Coffee is bordering the Sonic site to the north. Site address is: 735 Hardie Avenue Southwest Renton, Wa. Land use Permits required: Administrative Site Plan Review and SEPA. Zoning designation of the site and adjacent properties: Commercial Arterial (CA), Urban Design District "D". Current use of the site and any existing improvements: Paved parking lot for 45 cars and landscaping with no existing structures. Special site features: Numerous evergreen and deciduous trees exist that the proposed site plan is protecting. Some of the trees will have to be removed. The trees are the only special site features. Soil type: The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake. A geotechnical engineering report has been prepared by Zipper Geo Associates, LLC. Drainage conditions: The drainage system will consist of buried pipes, catch basins and a water quality facility (Filterra treatment facility). Footing drains will be installed around the building and will be routed to an approved discharge structure. Proposed use of property: A Sonic Drive-in Restaurant with surface parking and landscaping. Scope of proposed development: To develop the site with a 2,668 square foot Sonic Drive-in Restaurant with parking for 25 cars. The parking area includes 11canopy covered drive-in car hop served stalls; four car hop served stalls without canopy, 9 stalls for indoor dining, one stall for loading and unloading, and dual vehicle stacking for drive-thru orders. A sit-down dining area of 650 square feet and kitchen/storage area are the functions within the building. Landscaping will be provided at all non-paved areas and a majority of the existing trees will be protected. PB Architects 5506 61h Avenue South Seattle, Wa. 98108 Page 2 of 2 Access: Two way, 24 foot wide vehicle access is proposed at two locations, one in the northwest corner facing Walmart and the other in the southwest corner facing the private access road leading from Rainier Ave S to Walmart parking. Pedestrian access is provided to the building's main entry from Hardie Ave SW. Proposed off-site improvements: Provide a new 8 foot wide sidewalk and 8 foot wide curb planting bed along Hardie Ave SW. The new side walk and planting bed extends from the Dutch Bros southern property line to the existing sidewalk along Rainier Ave S and a portion of Hardie Ave SW. Utility connections (water, sewer, electrical, and gas) will be made to the City's and PSE existing facilities in Hardie Ave SW right of way. Two street trees are proposed to be added along Hardie Ave SW right of way. Total estimated construction cost: $810,000 Estimated fair market value of proposed project: $809,999 Estimated quantity and type of materials involved if any fill or excavation is proposed: Structural fill estimated quantity of 417 cubic yards to 833 cubic yards depending on moisture content of existing soil during excavation. Materials used are granular material. Number, type, and size of trees to be removed: There will be one 8" caliper evergreen (Pinus Strobus) tree removed. There will be one 6" caliper deciduous (Quercus Rubra) tree removed,. Explanation of any land to be dedicated to the City: The City has requested a two foot wide (374.84 square feet.) ROW dedication along Hardie Ave SW. Proposed job shack: One construction job shack and one storage container will be located on site during construction. Proposed modification: We are applying for a parking modification. Zoning will allow based on gross area of the building between 7 cars minimum and 13 cars maximum. The minimum and maximum cars allowed based on square footage of the building will satisfy the indoor dining area and kitchen use but not the parking stalls served by car hops. The business model for Sonic requires 15 car hop served parking stalls. The 15 car hop served parking stalls do not reflect in the number of cars required by zoning based on the buildings gross square footage. The parking modification requested is to have the City allow the 15 car hop served parking stalls in addition to the 7 car minimum and the 13 car maximum. The modification would be for 10 cars based on the buildings gross square footage plus the 15 car hop served parking stalls for a total of 25 cars. 2/10/2016 CONSTRUCTION MITIGATION DESCRIPTION Project: Sonic Drive-in Restaurant Project address: 735 Hardie Avenue SW., Renton, Wa. 98057 Proposed construction dates: Begins April 1, 2016. Ends September 2, 2016. Hours and days of operation: 6:30am to 6:30pm Monday through Friday. Proposed hauling/transportation routes: 405 exit Renton/Rainier South onto Grady and onto Rainier Ave S to site and reverse. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: Erosion control fencing, rock entrances, construction parking on site, clean wheels or tracks as needed prior to leaving site. There should not be any severe noise other than that typical of excavating and construction work. Any special hours proposed for construction or hauling (i.e. weekends, late nights): We do not anticipate having week end or late night work or hauling. Preliminary traffic control plan: Any street work will have proper bonds, permits, and sign control. The construction site will be fenced with only one entrance/exit controlled by the general contractor. PB Architects 617 8th Avenue South Seattle, Wa. 98104 March 13, 2016 City of Renton Planning Division 1055 South Grady Way Renton, Washington 98057 Project: Sonic Drive-In Restaurant Site Address: 735 Hardie Avenue SW, Renton, Wa. 98057 Reference: Justification for the increase in parking stalls over the maximum allowed by zoning. The proposed Sonic Drive-in Restaurant is requesting a parking modification. The zoning code (RMC 4-4-080) allows (based on gross area of the 2,668 square foot building) between 7 cars minimum to 13 cars maximum. The minimum and maximum cars allowed based on square footage of the building will satisfy the indoor dining area and kitchen use per zoning code, but the zoning code does not take into account the 15 additional car hop served parking stalls. The car hop served parking stalls are a major component of the Sonic business model. The parking modification requested is to have the City allow the 15 car hop served parking stalls in addition to the zoning code minimum 7 to maximum 13 parking stall requirements. The requested modification would be for 10 parking stalls (including 1 load/unload parking stall) based on the buildings gross square footage plus the 15 car hop served parking stalls for a total of 25 parking stalls. The proposed request will meet the City's following criteria: a. Substantially implements the policy direction of the policies and objectives of the comprehensive plan land use element and the community design element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. A transportation report was prepared by JTE, Jake Traffic Engineering, Inc., which documented the issues of site traffic generation, distribution, site circulation, reviews the existing accesses and ascertains the appropriate City TIF based on shared traffic. The conclusion of the traffic report was that no traffic mitigation measures were necessary and will not overburden the existing road system. The main entry to the building faces Hardie Ave. SW and the requested additional parking does not interrupt physically or visually the main entry pedestrian access from Hardie Ave. SW. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the code requirements, based upon sound engineering judgment. The project has been designed to meet vehicular safety and function. The landscape design exceeds the minimum standards of the code and mitigates the appearance of additional parking. Environmental protection and maintainability is provided for by on site storm water quality control. A Filtera system is proposed for the onsite storm water quality control of which the on site water quality control discharge will exit to the existing Walmart system. The existing Walmart system is comprised of pipes, junction structures, and a vegetated bio-filtration swale that do not show any obvious signs of insufficient capacity or stability problems. The existing Walmart bio-filtration swale discharges to a 60" public storm drain flowing west beneath SW 7th street. The storm main eventually discharges to the Black River, a tributary of the Duwamish River. c. Will not be injurious to other property (ies) in the vicinity. The proposed parking is located behind the proposed building shielding most of the parking area from view from Hardie Ave SW. The parking area exposed to view from Hardie Ave SW is shielded with existing trees and landscaping plus new landscaping is proposed for further shielding the parking area. The additional parking should ensure that overflow parking does not impact the immediate neighbors (gas station, Popeyes, proposed Dutch Brothers, Jimmy Macs, and Wal- marts parking area. d. Conforms to the intent and purpose of the code. The additional requested parking stalls exceed the maximum number of parking stalls allowed by code. We are requesting the minimal increase in parking stalls to meet the client's program needs for car hop served parking stalls e. Can be shown to be justified and required for the use and situation intended. The code requirement does not allow a calculation for the car hop served parking stalls and only calculates building square footage for determining the number of cars required. The Sonic business model requires the additional car hop served parking stalls for the use and function of their facility. f. Will not create adverse impacts to other property (ies) in the vicinity. The additional car hop served parking stalls requested will not have adverse impacts on adjacent properties. The requested additional car hop served parking will be contained on site and will not overflow into the adjacent drive in business's, therefore having minimal impact on other adjacent properties. PB Architects 5506 5th Avenue South Seattle, Wa. 98108 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 A. BACKGROUND 1. Name of proposed project, if applicable: Sonic Drive Through Restaurant 2. Name of applicant: Cascade Development Group, LLC. 3. Address and phone number of applicant: Applicant: PO Box 4584, Rollingbay, Wa. 98061 Don Morris, 206-947-0810. Contact person: Michael Shreve at PB Architects, 5506 6th Ave S, Seattle, Wa. 98108, 206- 443-9790 4. Date checklist prepared: 3/11/2016 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable) Start construction May 1, 2016 and end construction October 2, 2016. No phasing is planned. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? Does not apply. If yes, explain. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Report, Traffic Report, Drainage Report. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? Does not apply. If yes, explain. 10. List any governmental approvals or permits that will be needed for your proposal, if known. City of Renton land use and SEPA approvals plus building, grading, and utility permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The use is a Sonic Drive-in Restaurant with surface parking (19,825 square feet) and landscaping (9,409 square feet). The site area is 31,902 square feet. The building area is 2,668 square feet. 11 carhop served parking stalls with a roof canopy over are also proposed. The roof canopy for the 11 carhop served parking stalls is 14 feet wide x 136 feet long and 1,904 square feet. 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, 735 Hardie Ave. SW, Renton, Wa. 98057; located in what was a past parking lot for Walmart and section NE quarter of the NW quarter of Section 19, township 23 N, and range 5 East WM, 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. A legal description, site plan, vicinity map, and topographic map are provided. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (check or circle one); X flat, rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site (approximate percent slope?) Approximately 2%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake. If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Does not apply. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The soil conditions are prone to seismic induced liquefaction. A geotechnical engineering report has been completed for the site by ZGA Geotechnical and Environmental Consultants on January 25, 2016. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Purpose: Structural fill for building and paved areas. Type: Granular material that complies with WSDOT Standard Specification 9-03.14(1) General Borrow. Approximate quantity: 417 cubic yards to 833 cubic yards depending on moisture content of existing soil during excavation. Source of fill is Cal-Portland in Seattle. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion may occur do to construction by excavating for footings, utility trenching, and site paving for parking. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 70.5% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: The geotechnical engineering report recommends silt fences, berms, and/or swales be installed around the down slope of side of stripped areas and stockpiles in order to capture runoff water and sediment. If earthwork occurs during wet weather, the report recommends that all stripped surfaces be covered with straw to reduce runoff erosion, whereas soil stockpiles should be protected with anchored plastic sheeting. The report also recommended that all temporary erosion and sediment control measures (TESC) be installed in accordance with project plans. 2.AIR a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? Construction dust and vehicle odors will occur during construction. Vehicle kitchen odors will occur after project is completed. If any, generally describe and give approximate quantities if known. Unknown. b. Are there any off-site sources of emission or odor that may affect your proposal? Unknown. If so, generally describe. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust control measures will occur during construction. Measures are: Wetting when necessary. 3.WATER a. Surface Water: 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)? Does not apply. If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? Does not apply. If yes, please describe and attach available plans. 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. Does not apply. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Does not apply. Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100-year flood plain? Does not apply. If so, note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? Does not apply. If so, describe the type of waste and anticipated volume of discharge. b. Ground Water: 1) Will ground water be withdrawn from a well for drinking water or other purposes? Does not apply. If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to ground water? Does not apply. Give general description, purpose, and approximate quantities if known. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, Does not apply. 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. 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). The drainage system will consist of buried pipes, catch basins and a water quality facility. Runoff from the building's footing drains and roof will be collected and conveyed separately to the existing onsite catch basin. Runoff from the remainder of the site will be collected into a Filterra treatment facility. The Filterra will be located at the low-point in the parking lot and will drain to a new catch basin installed on an existing storm pipe. The existing storm pipe that crosses through the property will be maintained and reused to convey site discharge. Where will this water flow? Site discharge exits into the existing system on the Walmart site. The existing Walmart system is comprised of pipes, junction structures and a vegetated bio-filtration swale that do not show any obvious signs of insufficient capacity or stability problems. Will this water flow into other waters, If so, describe. The existing Walmart bio-filtration swale discharges to 60" public storm main flowing west beneath SW 11 " street. The storm main eventually discharges to the Black River, a tributary of the Duwamish River. 2) Could waste material enter ground or surface waters? Does not apply. If so, generally describe. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Does not apply. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: A Filterra treatment facility is proposed on site with surface paving, ground, footing drains, and roof runoff water directed to the Filterra facility by ground and paving slopes or within piping from footing drains and roof drainage. 4. PLANTS a. Check the types of vegetation found on the site: _X_deciduous tree: alder, maple, aspen, other _X_evergreen tree: fir, cedar, pine, other .lL shrubs _X_grass __ pasture __ orchards, vineyards or other permanent crops. __ 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? 9 deciduous trees of 5" to 2" caliper will be removed. 1 deciduous tree of 6" caliper will be removed. One evergreen of B"caliper will be removed. Perennial grasses, ground covers, and shrubs of an ornamental landscape will be removed and some are to remain. Drought resistant plants and shrubs are proposed. No evasive plantings are proposed. c. List threatened or endangered species known to be on or near the site. Unknown. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The proposed planting includes trees shrubs and ground covers to complement the existing trees and understory planting that will be retained. Additionally, the landscape plan includes ground covers and perennials which will provide seasonal interest enhance landscaping. e. List all noxious weeds and invasive species known to be on or near the site. Unknown 5. ANIMALS a. List any birds and other 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 Mammals: deer, bear, elk, beaver, other Unknown Fish: bass, salmon, trout, herring, shellfish, other Does not apply. b. List any threatened or endangered species known to be on or near the site. Unknown c. Is the site part of a migration route? Unknown If so, explain d. Proposed measures to preserve or enhance wildlife, if any: Most of the existing trees are being retained and other trees and ground cover will be added which will provide habitat. e. List any invasive animal species known to be on or near the site. Unknown 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. Electric and natural gas. Natural gas will be used for heating and necessary kitchen equipment. b. Would your project affect the potential use of solar energy by adjacent properties? Does not apply. If so, generally describe. 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: Washington State Energy Code. 7. ENVIRONMENTAL HEAL TH 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? Does not apply. If so, describe. 1) Describe any known or possible contamination at the site from present or past uses. On site is an existing monitoring (compliance) well. The existing location of the well is to be maintained and not moved. The well is needed until the Site (petroleum release case) is granted a 'no further action' status by the Department of Ecology. Tesoro/lMobil (f.n.a. USA Petroleum) gas station immediately south of site is responsible for and has done monitoring in the past and will continue to do so into the future. The monitoring contact person is Becky L. Hawkins, project geologist for ES Engineering Services, 1036 W Taft Ave, Orange, Ca 92865, telephone: 714-919-6532. Recent monitoring samples indicate complete containment and indicated acceptable or better levels than previous samples. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. Does not apply. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. Does not apply. 4) Describe special emergency services that might be required. Fire department, 911, and police services may be required. 5) Proposed measures to reduce or control environmental health hazards, Does not apply. if any: b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic. 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)? Short term construction noise and long term traffic noise. Indicate what hours noise would come from the site. Short term during construction: 6:30am to 6:30pm, week days. Long term during operation: Winter months October 1 thru April from 6am to 11 pm everyday. Summer months May 1 through September 6am to 12am, Monday through Saturday plus Sunday 6am to 12am. 3) Proposed measures to reduce or control noise impacts, if any: Construction noise is limited to weekdays and to comply with City of Renton's times for construction. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Current use of the site is parking. Adjacent uses are Walmart, a gas station, and a proposed coffee facility (Dutch Brothers). Will the proposal affect current land uses on nearby or adjacent properties? Does not apply. If so, describe. b. Has the project site been used as working farmlands or working forest lands? Does not apply. If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? Does not apply. 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: c. Describe any structures on the site. There are no existing structures on the site. d. Will any structures be demolished? Does not apply. If so, what? e. What is the current zoning classification of the site? Commercial Arterial (CA). f. What is the current comprehensive plan designation of the site? Commercial & mixed use (CMU). 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 a critical area by the city or county? Yes. If so, specify. The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake. i. Approximately how many people would reside or work in the completed project? 9 fulltime employees plus 20 to 25 part time employees will work in the completed project. j. Approximately how many people would the completed project displace? Does not apply. k. Proposed measures to avoid or reduce displacement impacts, if any: Does not apply. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be reviewed through the City of Renton's Administrative Site Plan Approval and Environmental (SEPA) Review process and the City's Building and Utility permit approval process. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: Does not apply. 9. HOUSING a. Approximately how many units would be provided, if any? Does not apply. Indicate whether high, middle, or low-income housing. b. Approximately how many units, if any, would be eliminated? Does not apply. Indicate whether high, middle, or low-income housing. 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 tallest height of the structure is 26 feet. Metal siding is the principal exterior building material. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: Exceeds minimum zoning code requirements for side and rear yard setbacks. The building is modulated horizontally and vertically to reduce apparent scale. Landscaping will be provided beyond City's minimum standards. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? Parking area lighting, building lighting, and signage. What time of day would it mainly occur? After sunset to 12am in summer and to 11pm in winter. b. Could light or glare from the finished project be a safety hazard or interfere with views? Does not apply. c. What existing off-site sources of light or glare may affect your proposal? Unknown. d. Proposed measures to reduce or control light and glare impacts, if any: Parking area lighting to be "dark sky" and down lit. Building lighting is wall mount, mainly down lit but some lights will shine on building in up and down direction. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None are in the immediate area. b. Would the proposed project displace any existing recreational uses? Does not apply. If so, describe. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Does not apply. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? Does not apply. If so, specifically describe. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? Unknown. This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Unknown. Please list any professional studies conducted at the site to identify such resources. Does not apply. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Does not apply. Examples include consultation with tribes and the c. department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. Does not apply. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Does not apply. Please include plans for the above and any permits that may be required. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Vehicle access/egress to the site is from Hardie Ave. SW. to a private driveway serving Walmart. The site also has 4 access/egress driveways from SW 7'" Street. Show on site plans, if any. Site plans are provided showing the public streets and highways serving the site and show the existing access to the existing street system. b. Is the site of affected geographic area currently served by public transit? Yes If not, what is the approximate distance to the nearest transit stop? c. How many additional parking spaces would the completed project or non-project proposal have? There will not be additional parking spaces. 25 parking spaces are proposed versus 45 parking spaces that are existing on site. How many would the project or proposal eliminate? 20 parking stalls will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? Does not apply. If so, generally describe (indicate whether public or private). e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? Does not apply. If so, generally describe. f. How many vehicular trips per day would be generated by the completed project or proposal? 1334 If known, indicate when peak volumes would occur PM peak hour. and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). Unknown. What data or transportation models were used to make these estimates? Trip generation was calculated by using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 91 " Edition, for Fast Food Restaurant with drive up service (ITE LUC 934). City of Renton's "Policy Guidelines for Traffic Impact Analysis for New Development". Review of Renton Wal-mart Expansion Transportation Impact Study (2009). g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? Does not apply. If so, generally describe. h. Proposed measures to reduce or control transportation impacts, if any: A traffic engineering report has been prepared for the site use and no mitigation measures were necessary. 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)? The project would require additional minimal public services for fire protection and police protection. If so, generally describe. b. Proposed measures to reduce or control direct impacts on public services, if any. Does not apply. 16. UTILITIES a. Check or circle utilities currently available at the site: X electricity, X natural gas, X water, X refuse service, X telephone, X sanitary sewer, septic system, other. storm control 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. City of Renton provides water, storm, and sewer. Puget Sound Energy provides gas and electricity. Construction activities will require the same utilities on site. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency_is relyingMe o ~'.*:-iW9~on Proponent signature: '-~·eJ__ Name of signee (printed): Mich el Shreve 1 Position and Agency/Organization: Contact person at PB Architects Date submitted: 3/15/2016 D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Discharge to water will be minimal and the project will have on site storm water quality control of which will pass through the existing Wal-mart storm water control facility. Emissions to the air will come from the building exhaust systems and vehicular traffic to the facility and will minimally increase the emissions to air. Noise will occur during construction and traffic noise will occur after completion. Proposed measures to avoid or reduce such increases are: Storm water quality control. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? The proposal will have minimal affect on plants, animals, fish, or marine life. Additional trees and plants are proposed to add to an existing tree and plant environment, therefore enhancing and providing an environment for song birds and small animals. Proposed measures to protect or conserve plants, animals, fish, or marine life are: Trees to be saved will have protective barriers during construction. Some plants and ground cover will remain and be protected during construction. 3. How would the proposal be likely to deplete energy or natural resources? The proposal will use natural gas for some kitchen equipment and HVAC; Water for kitchen, restroom, and irrigation systems; Electrical power will be used. Proposed measures to protect or conserve energy and natural resources are: Renton/State Energy Code, energy saving electrical and gas appliances, lighting, and plumbing and irrigation fixtures. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? Does not apply. Proposed measures to protect such resources or to avoid or reduce impacts are: Renton/State Energy code and City/State requirements for storm water quality control. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposal will not affect land and shoreline use. The proposal is compliant with City of Renton's comprehensive plan and zoning. Proposed measures to avoid or reduce shoreline and land use impacts are: Does not apply. 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Unknown. Proposed measures to reduce or respond to such demand(s) are: Does not apply. 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Does not apply. ~___; 'U?l -~---ll ·r SVr ,;:, :,:,; ••. ••·•··· I f ·· ~ -:1,~21; ,------. - --.. _ .. _ .... ~ .· . l WALMART 743RAINIER AVES . J;_· --.-------~-, .-. .-.-,: 's '.·<· .. ,· ; i ., .. -'. · ... ,:. ,,-''· --APPROX. LOCATION OF NEARBY BUS STOP, TYP. 1 '" \ I , .... / i <f w :E: cl: w :e <t qr: ' I i ·---: j ' / I I I 0 25' 50' NEIGHBORHOOD DETAIL MAP SONIC RENTON 7.35 HARDIE AVE SW RENTON, WA 98057 / ./ 200' 400 SCALE: 1'' = 200'-0" PB ARCHITECTS SEATTLE e SITE PLAN REVIEW MAR 22 7:016 • ---... ------~ - LANOSC:API AICHITICTUII Date 18 March 2016 Hough Beck & Baird Inc. 215 Westlake Avenue North Seattle, WA 98109-5217 206.682.3051 Phone 206.682.3245 Fax www.hbbseattle.com ------------------------------------- HBB Project No. 2016-02 Project Name Sonic Drive-in Restaurant 735 Hardie Ave. SW, Renton, WA 98057 To Mr. Michael Shreve, Principal Regarding PB Architects Inc. Visual Assessment of Existing Trees 5506 6• Ave South: Seattle, WA 98108 per City of Renton Requirements HBB Edits and Assessment of Report Identification scheme used for each tree (e.g. tree number): • All existing trees have been assigned a tree number. Trees shaded in grey below are trees to be removed. Tree# Snecies Size Prioritv Tree# Snecies 1 Pinus strobus 8 i 19 Acer rubrum 2 Pinus strobus 8 i 20 Quercus alba 3 Pinus strobus 8 i 21 Quercus alba 4 Quercus rubra 5 i 22 Quercus alba 5 Pinus strobus 10 i 23 Quercus alba 6 Pinus strobus 10 i 24 Acer rubrum 7 Quercus rubra 5 i 25 Tilia 8 Pinus strobus 8 i 26 Acer rubrum 9 Quercus alba 5 27 Tilia 10 Tilia 3 · .. 28 Quercus rubra 11 Pinus strobus 8 ii 29 Quercus rubra 12 Quercus rubra 5 30 Quercus rubra 13 Pinus strobus 8 ii 31 Quercus rubra 14 Quercus rubra 4 32 Quercus alba 15 Acer rubrum 3 33 Acer rubrum 16 Quercus alba 3 34 Pinus strobus 17 Quercus alba 4 35 Pinus strobus 18 Quercus alba 4 36 Pinus strobus Reasons for tree removal: • Trees 12 and 14 are being removed due to the addition of a sidewalk in the Hardie Ave SW right-of-way. • Trees 9, 10, 26, 30, and 33 are being removed due to new driveways and parking layout. Size 3 7 4 6 6 2 3 3 4 8 5 6 7 6 3 11 8 10 • Trees 15, 19, and 24 are being removed due to proposed building location. These three trees are 3" caliper or under. Seattle I Boise Prioritv ii ii ii ii .. ii -· i i i i i • Tree 11 ls being removed due to proximity lo proposed building and utility hookups from proposed building to Hardie Ave. SW. P:\2016 Projects\2016-02 Sonic Drive In Renton\Admin\08-Tree Assessment\Sonics Existing Tree Memorandum_docx Page 1 of 4 • ---.. --- ---w - lANOSCAPE AICHITIECTUH Hough Beck & Baird Inc. 215 Westlake Avenue North Seattle, WA 98109-5217 206.682.3051 Phone 206.682.3245 Fax www.hbbseattle.com For trees proposed to be retained, a complete description of each tree's health, condition, and viability: Tree health, condition, and viability was based on visual observation of the above-ground portions of the trees. Items observed include structure, bud health, evidence of disease, deadwood, and dead/broken branches. Trees shaded in grey below are trees to be removed. Tree# Snncies Size Priorit11 Health Condition Viabilitv 1 Pinus 8 i Appears in good health. No Appears to have been topped in the Appears to be highly viable. strobus disease visible past; has developed a double leader; decent branch structure. 2 Pinus 8 i Appears in good health. No Appears to have been topped in the Appears to be highly viable. strobus disease visible. oast; has a central leader; stinht lean. 3 Pinus 8 i Appears in good health. No Appears to have been topped in the Appears to be highly viable. strobus disease visible. past; has developed a double leader; thin branch structure. 4 Quercus 5 i Appears in satisfactory health. Appears to have broken lower branches Appears to be moderately viable. wbra No disease visible. with visible decay; scarred bark on trunk 5 Pinus 10 i Appears in good health. No Appears to have been topped in the Appears to be moderately viable. strobus disease visible. past; has developed a triple leader with visiblv included bark. 6 Pinus 10 i Appears in good health. No Appears to have been topped in the Appears to be highly viable. strobus disease visible. past; has developed a double leader with visiblv included bark; 7 Quercus 5 i Appears in good health. No Appears to have been topped in the Appears to be highly viable. rubra disease visible. oast; has develo=d a central leader; 8 Pinus 8 i Appears in good health. No Appears to be in good condition. Appears to be highly viable. strobus disease visible 9 Quercus 5 Appears moderately healthy. Broken top with split trunk; suckering at Appears to have poor viability. alba No disease visible. base of tree; =r structure. 10 Tilia 3 Appears in good health. No Appears to have been topped in the Appears to be moderately viable. disease visible. past; has developed a double leader with one leader broken; visible girding roots and suckerina. 11 Pinus 8 ii Appears in good health. No Appears to have been topped in the Appears to be highly viable. strobus disease visible. past; has developed a crooked central leader; .. 12 Quercus 5 . Appears in good health. No Appears to have been topped in the Appears to be moderately viable. rubra disease visible. past has a central leader; slight lean; thin branch structure_ 13 Pinus 8 ii Appears in good health. No Appears to be in good condition. Appears to be highly viable. strobus disease visible. 14 Quercus 4 Appears moderately healthy. Appears to have been topped in the Appears to have poor viability. rubra No disease visible. past; has developed a crooked central leader; cracking bark observed and open wound at trunk base; broken branches with deadwood. 15 Acer mbrum 3 Appears moderately healthy. Appears to have split seams along Appears to be moderately viable. No disease visible. trunk with multinl• scars from tree ties. 16 Quercus 3 Appears moderately healthy. Appears to have cracking bark and Appears to have poor viability. alba No disease visible. open wounds in trunk; broken branches with deadwood; verv ooor form. 17 Quercus 4 Appears moderately healthy. Appears to have been topped in the Appears to have poor viability. alba No disease visible. past; no leader development; crossing branches; rvior form, 18 Quercus 4 Appears moderately healthy. Appears to have been topped in the Appears to be moderately viable. alba No disease visible past; has a central leader growing laterallv; some deadwood. 19 Acer mbrum 3 Appears in good health. No Appears to have minor scarring. Appears to be_ highly viable. disease visible. P l2076 Projeclsl2016 Ol Sonk. Drirc /11 Re111ordAdmil/!08-TreeAssessme.711Sonic5 fxi-"1if)(1 /,, ,, i.,.-•,,,.,H,:1,s):,,n ,.',,,, Page2of4 ----------. - LANDSCAPE AICHITICTUH Tree# Snecies 20 Quercus alba 21 Quercus alba 22 Quercus alba 23 Quercus alba 24 Acermbrum 25 Tilia 26 Acerrubmm 27 Tilia 28 Quercus mbra 29 Quercus rubra 30 Quercus mbra 31 Quercus rubra 32 Ouercus alba 33 Acermbrum 34 Pinus strobus 35 Pinus strobus 36 Pinus strobus Size 7 4 6 6 2 3 3 4 8 5 6 7 6 3 11 8 10 Hough Beck & Baird Inc. 215 Westlake Avenue North Seattle, WA 98109-5217 Prioritv Health ii Appears in good health. No disease visible. Appears moderately healthy. No disease visible ii Appears moderately healthy. No disease visible ii Appears moderately healthy. No disease visible. Appears moderately healthy. No disease visible. Appears in good health. No disease visible. Appears in good health. No disease visible. Appears in good health. No disease visible. ii Appears in good health. No disease visible. Appears moderately healthy. No disease visible ii Appears in good health. No disease visible. i Appears in good health. No disease visible. i Appears in good health No disease visible. Appears in good health. No disease visible. i Appears in good health. No disease visible. i Appears in good health. No disease visible i Appears in good health. No disease visible 206.682.3051 Phone 206.682.3245 Fax www.hbbseattle.com Condition Appears to have been topped in the past; has a central leader growing at an angle; die back of branches; broken branches. Severe westward lean. Appears to have been topped in the past; has developed a double leader voth one leader bent and sci it trunk. Appears to have been topped in the past; has developed a double leader; with visible suckerina. Appears to have minor splitting of trunk and wound at base of trunk. Appears to have minor scarring. Appears to be in good condition. Appears to have a few crossed branches. Appears to have been topped in the past; has a central leader; broken branches with die back. Appears lo have slunted growth; thin branchina structure. Appears to have lower branches voth minor included bark Appears to have been topped in the oast; has a central leader; Appears to have been lopped in lhe past; has a central leader; minor die back observed. Appears to have minor scarring on lrunk. Appears to have girdling roots; broken branches. Appears to be in good condition. Appears to be in good condition. Viabilitv Appears to be moderately viable. Appears 10 be moderately viable. Appears to be moderately viable. Appears to be moderately viable. Appears to be moderately viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be moderately viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. Appears to be highly viable. General Recommendation: Corrective pruning by a certified arborist/tree surgeon should be performed on the majority of trees assessed. For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance (e.g., critical root zone, root plate diameter, or a case by case basis description for individual trees): • To determine the limit of tree disturbance, the projected used the dripline of each tree as identified by the surveyor on the site survey. • The areas within the driplines of trees 8, 13, 32, and 36. which are proposed to be retained, are minimally encroached on by proposed paving, curbs, and utilities. • For all other retained trees, the design has made sure that the proposed paving and curbs are in the same locations as the existing paving and curbs where they occur in driplines. No adverse effects on the condition of these trees are anticipated since grades and proposed condition match the existing condition. A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties: • The trees that are proposed to be removed are not anticipated to have a significant impact on the trees that are to remain. • The trees to be removed are a small size and do not contribute to grove stability. • There are no trees on abutting properties that will be impacted due to construction. P.120i6 Projr~:r1120/6 02 SOiiie D1ive /11 Rv11/0!!'1ldlm/1I08 7'rei: A1sessmemlS011ks fxL11i11g /,, ,. · i' Page3of4 .. ------------ U,NDSCAP'E AICHITICTUH Hough Beck & Baird Inc. 215 Westlake Avenue North Seattle, WA 98109-5217 206.682.3051 Phone 206.682.3245 Fax www.hbbseattle.com The suggested location and species of supplemental trees to be used when required. , Two street trees are proposed in the Hardie Ave. SW. right-of-way. The proposed species is Quercus rubra (Red Oak) which replace the same species trees #12 and #14 that were removed in the right-of-way. Trees #12 and #14 were removed due to City requirements of realigning the sidewalk along Hardie Ave. SW. , Three trees, one Quercus alba (White Oak) and two Quercus rubra (Red Oak) are proposed in the planting strip on the western edge of the site separating Wal mart parking area from Sonic's parking area. The three trees are filling in gaps between a row of existing trees. • One tree, Pi nus strobus (White Pine), is proposed at the northeast end of a row of existing Pinus strobus trees that are adjacent to the north property line of the site. , One tree, Quercus alba (Whi1e Oak), is proposed to infill a gap between a row of 3 existing Quercus alba (White Oak) in 1he landscaped island within the proposed parking area. • One tree, Quercus robur 'Crimschmidt' (Crimsom Fire Oak), is proposed at the southwest edge of the outdoor dining area. Planting and maintenance specifications: • Planting specifications for deciduous and conifer trees, are included in the planting details on L 1.03 and the Planting Schedule and notes on L102. • Details and Notes indicate minimum setbacks from street lights and underground utilities and soil preparation requirements. • The Notes on L 1.D1 include tree watering and maintaining and expanding the existing irrigation system. • Existing Tree Protection and maintenance specifications are noted on L 1.00. An analysis of retained trees according to Priority of Tree Retention Requirements specified in RMC 4-4-130H.1.b: Priority of Tree Retention Requirements: • See chart above for trees listed with the appropriate priority. o Priority Two L Healthy tree groupings whose associated undergrowth can be preserved: o Priority Two ii. Other significant native evergreen or deciduous trees Copy to PB Architects and to File P·l2016 Prqe,:/sl2016-02 SOnlC Drwe /11 Ren!on!4drmn:OB.rree Aswss11U~it1Sonks Ex1s1k,g 1,..,,, !.,, ·.-i·, ·• Signed Dean W. Koonts, ASLA Landscape Architect Page4of4 PftOposEQ PMJQPMENT INFORMAJJON Sill: LEASED AREA: LOT CQYERAGE (PER RMC 4-2-120A) MAX. A1.LOWEll LOT aMRAG8 x 31,602 sr "' PROPOSED BUIWING AREA: COVERED CARHOP STALLS: TOTAL BUILDING AREA: X OF Sil£ (PROPERTY AR~): IMPOMOLIS SURFACE EXlSllNG AREA {ftSPHAI...T PARKING UJO: X OF S[I[ (PROPERTY AR~): PROPOSED AREA or PARKING: PROPOSED AREA OF' BUILDING: TOTAL PROPOSED IMPERV. SURF. AREA: X OF S[I[ (PROPERTY AREA): PARKING (PER BMC :H:::::Q80) 31,602 SF 65X or TOTAL /J.RfA 20,541 SF 2,668 SF 1,9M SF 4,572 SF 14.47:i: 18.147 SF 57.4X 17,921 SF 4,572 SF 22,493 SF 71.18X PARKING STALLS PR0"'1DED ON SITE CONSIST OF lWO TYPES: PARKING FOR INDOOR SEATING AND PARKING FOR OUTDOOR DINING (FOOD BROUGHT TO CAR BY WAITSTAFF (ALSO REFERRED TO AS 'CAR HOPS')). PARKING CALCULATIONS INCLUDE ALL PARKING STALLS FOR BOTH INDOOR ANO OUTDOOR EATING. f OF PARKING SPACES REQUIRED; # OF ADA SPACES PROVIDED: f OF INDOOR DINING SPACES PRCMOED: f OF CAR HOP-SERVICED SPACES PROVIDED: TOTAL # OF PARKING SPACES PROVIDED: DIMENSIONS OF AfJA STALLS: ADA STALL REQUIREMENTS: DIMENSIONS OF STANDARD STALLS: STANDMD SIZE STALLS REQUIREMENTS: f Of' STANDARD SIZE STALLS PR0"'1DEO: DIMENSIONS or COMPACT STALLS: COMPACT SIZE STALLS REQUIREMENTS: PARKING) f Of COMPACT SPACES PROVIDED: 7-13 1 (VAN ACCESSIBLE) 9 (1 IS DESIGNATED FOR LOAD/UNLOAD) 15 25 (REFER TO MODIFICATION REQUEST) 11 '-Q" X 20'-Q" 1 STALL FOR 25 CARS (VAN ACCESSIBLE) 9'-(l" X 20'-cJ" 70,C MIN. 18 (75" OF TOTAL) 8'-S-X 16'-()" 30X MAX. (40X IF PROVIDED FOR EMPLOYEE 6 (25•) BICYCLE PARKING: Nor REQUIRED PER RMC 44-0SO F11; rnE GROSS AREA OF rnE PROPOSED BUILDING IS LESS THAN 4000 SF. PMKING LOT lANPfil'.APING {PER BMC +-+:070) PERIMaER LANDSCAPING REQUIRED: 10' WIDE MIN. PERIMETm LANDSCAPING PROVIDED: ±20' WIDE AT SOLml & EAST PROP. EDGES INTERIOR L>NDSCAPING REQUIRED: INTERIOR L>NDSCAPING PROVIDED: 375 SF (15 SF/STALL X 25 STALLS) 1,302 SF ! LEGEND ~ IMPERVIOUS SURFACE AREA ~ INTERIOR PARKING LOT LANDSCAPING ~ PERIMETER PARKING LOT LANDSCAPING s STANDARD PARKING STALL C COMPACT PARKING STALL AfJA ACCESSIBLE PARKING STALL ±20' . '-'.-J .~' -·,. I PLAN A; IMPER\110115 SI IRFACF ARfA 651·-. -.:....__-= -""""'1" & <OaTH -==--= -~G LOT°"" "5LE w ~sss C C s s ~-:-:j--~ . -.. ._ .:;; .. _._,,.,.,.....; KINIC'. ,-.::.."'::"""' ./ ~. ~ r -") .--~----· -H~;iji£-AVE S#.. ----· . --. .-- -~MUER AN~ INifRIOR I ANPfd'.APINQ pt.AN B· PARKING STA! I IYPES p SONIC RENTON ~~J.~S/ LANDSCAPE ANALYSIS PB ARCHITECTS SEATTLE • Silt PUH RE'.tEW PREtuitSCfs~'r& DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~Renton 8 1. 2. 3. 4. 5. 6. 7. 8. TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of tree~6" diameter', or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: /(o C> 0 0 CJ 0 44' Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones /' (o List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing 5 to retain4 : I+ Subtract fine 5 from fine 4 for trees to be replaced: (if line 6 is zero or less, stop here. NO replacement trees ore required) ...._ Multiply line 6 by 12" for number of required replacement inches: ..-fj- Proposed size of trees to meet additional planting requirement: trees trees trees trees trees trees trees trees trees trees inches (Minimum 2" caliper trees required) ,--inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6: {If remainder is .5 or greater, round up to the next whole number) -trees 1 Measured at 4.5' above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch {2 11 ) caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.l.e.(ii) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 Renton SONIC RESTAURANT TRIP GENERATION, DIST RIBUTION, ACCESS/CIRCULATION REVIEW AND TIF TRAFFIC LETTER January 12, 2016 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 39th Ave SW -Seattle, WA 98116 -2503 Tel. 206.762.1978 -Cell 206.799.5692 E-mail iaketraffic@comcast.net JJE . Jake Traffic Engineering, Inc. • ~-,. \\ . ..r. ~~ !'il-~~...-.-.0~ ~ ~-v ~~~~ Cascade Development Group LLC, Attn: Don Morris PO Box 4584 Rolling Bay, WA 98061 Re: Sonic Site -Renton, WA Renton Pre -application 15-000786 Hark J. Jacobs, PE, PTOE President 2614 W Ave. SW -Seattle, WA 98116 -2503 Tel. 206.7 62.1978 -Cell 206.7 99.5692 E-ma il jaketra ffic@commt.net January 12, 2016 Tr i p Generation, Distribution, Access/Ci rc ulation Review and TIF Traffic Letter Dear Mr. Morris, I am pleased to present this Trip Gen eration , Acc ess/Circulation Review and TIF Traffic Letter for the proposed 2,688 Sonic restaurant p roject at the Wal -Mart facility in Renton. The site is located west of Rainier Ave. S./Hardi e Ave. SW in tersection. No new street accesses are proposed . The project site shares access with significant adjacent retailing uses including Wal-Mart. A substantial portion of site traffic is expected to be shared with theses adjacent uses. I have reviewed the site and surround ing stre et system. The study scope was determined pursuant to my correspondence with Renton, my Renton project experience and review of the City's TIA Guidelines for n ew developments. Th e City peak hour trip threshold is 20 trips. The general format of this report is to describ e t he proposed project, calculate the traffic that would be generated by the project, and asc erta in the Traffic Impact Fee for the project PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. An aerial image of the site obtained from King County !Map is depicted to the right. Figure 2 shows a preliminary site pla n prepared by PB Architects. The site p lan consists of the 2,688 sf Sonic's Restaurant with drive up service , 25 parking stalls and internal circulation into the adjacent retailing activities. No n ew access is proposed to the City street grid. \V•-••;· •l"r ~-• ,.,,_;,v • ,-.·c ~,,.R~~ ca~t-n,e,'net<:.:i·~ ll\l..,:::a<»:::.t·Mtt.:tr,\lon-:i>lo-l:;..:a.,u~y,r,t,,.,.,..'llr."·l·lfl-C:.lt'.!:l= :Y:•1:)f<(;(.lP, O!--;') Cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page-2- JTE, Inc. 1 have reviewed the Pre-Application Meeting Comments prepared by the City dated November 19, 2015; copy of the City comments is in the appendix. Transportation/Street comment 7 noted below requires a Traffic Impact Analysis be prepared: 7. A trJffic impact analysis ls required when :he estimated vehicular traffic generated from a proposed development exceeds 20 vehicle; "'" hour in either the AM (6:00 -9:00) or PM (3:00 ··· 6:00) peak periods Traffic study guideline, Mc included with the pre-application packet. The analysis must include a discussion or tr.Jttic ci ... cJlation to and from the site and onsite traffic circulation. The study shall include tr,;, eenera:ion and trip distribution for the project for both AM and PM peak hours. This report documents the site traffic generation, distribution, site circulation, reviews the existing accesses and ascertains the appropriate City TIF based on shared traffic. The proposed Sonic Site Is to the east of the Wal-Mart facility and would replace about 45 parking stalls. Wal-Mart had a traffic study prepared in conjunction with its expansion by the The Transpo Group dated October 2009. I have reviewed this report; and pertinent data from this report is In the appendix of this letter. Full development and occupancy of the proposed Sonic Site project is anticipated to occur by 2016, presuming the permits are issued in a timely manner. EXISTING ENVIRONMENT Project Site The project site is presently undeveloped. Street System The primary streets within the study area and their classifications per the City of Renton Comprehensive Plan Figure 1-6 are depicted In the graphic to the right: Traffic Volumes The City of Renton Traffic Flow Map. 2010 shows 45,200 vehicles per day use Rainier Ave. S., 16,500 vpd use SW 7"' St .• ' ' and 32,900 vpd use SW Grady Way in the site vicinity; see graphic below. City Lir:11: Rcr:tori Pfa~111rg A:e,1 I Princ:pa! Art~Hi<?il i·.:~~~ ' Minor Anmial - Colir.,ct::ir Arterial ·;,,-,,_,,,,, .-,·:,..:,~:,-c.::iH~11-,0•1<~• .... ·0or....i. _ _,._,..,"'llk ..... <'>·""-~----'-' ..... ~'--l- \'.('l OH C<"'.lP1 J';t i Cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page -3- Accident H istorv JTE, Inc. WSDOT electronically provided 3 years (January 1, 2012 to December 31, 2014) of Incident data on streets in the site vicinity. I have reviewed the data, in particular at the locations site customers are likely to ingress or egress the site from the City street grid. The data Is available electronically via request atjaketraffic@comcastnet reference JTE, Inc. #2015.078 There were three incidents on Hardy Ave. SW south of SW 7"' Street None of the incidents appear to be at the Wal-Mart driveway located about 330' south of SW 7"' Street. The existing Wal-Mart site access off of SW 7"' St. located about 200· west of Hardie Ave. SW incurred four property damage incidents, no injuries, in a three year time period, A right in/out driveway exists on SR -167 (Rainier Ave. S.) that is turn restricted via raised median channelization. Review of the incident data showed no recorded incidents at this location during the three year time period reviewed. An access to the site is also located off of SW Grady Way at Maple Avenue Southwest. This 4-legged intersection incurred 14 incidents in a 3-year time period, left turning and failure to grant ROW is noted as a primary Incident type. The north leg of the Intersection, that per King County data Is private, Is noted to have a separate SB left tum approach at the intersection with SW Grady Way. The pavement markings are faded and need to be maintained. Providing a separate approach lane on stop controlled approaches to high volume streets allows a waiting left turn motorist to wait for an appropriate gap without being pressured by motorists wishing to turn right. \"Jt< ,,,,,,-•-~·"''"""":'~ ~,C--~g-.,,.,.c,_ ~----~,,...-111,_.,...1 •. ,,.....,,,, .... 1_ •~OlOJ'lC(,'.'l O~.;~ Cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page-4- STREET IMPROVEMENT PROJECTS The City of Renton 6 year Transportation lroorovement Program, 2016 to 2021 was reviewed. A portion of Exhibit 'A' from the program is depicted to the right. TIP #15 South 7"' Street: Rainier Ave. S. to Talbot Rd. S. project is noted in the immediate vicinity of the project site. This project widens the street to provide 2-EB lanes, 1-WB lane a separate multi-use trail. A copy of the TIP description is in the appendix of this report. TRIP GENERATION AND DISTRIBUTION PeOoi\ioos JTE, Inc. A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass-By Trips: Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips made as intermediate stops on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on a roadway within the vicinity of the generator but which require a diversion from that roadway to another roadway in order to gain access to the site. Site trips shared by more than one land use in a multi-use development. Trips made for the specific purpose of using the services of the project. The proposed Sonic Restaurant Is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 1. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trjp Generation, 9"' Edition, for Fast Food Restaurant with drive up service (ITE LUC 934). All site trips made by all vehicles for all purposes, Including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. \","-"'"'-,"'~"•1 .. ,·.1,;:,~•5 s.o«•""°" e...,..,._..,,.....,,,:,,,"I' "l>tc,•0«>·11<..,..\5o<><P•J.'-.n.""-"""'"·'"~<Wl1'o< r.,:nc·:-i:.<.'h Wi!,,. cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page-5- TABLE 1 TRIP GENERATION $01\IC RESTAUR!\NT · RENTON JTE, Inc. TRIP GENERATION. DISTRIBUTIO\. ACCESS;CIRCUL.ATION ANO TIF TRAFFlC LffiER Restaurants tend to attract a significant amount of pass-by traffic. Tables 5.23 and 5.24 contained in the ITE Trip Generation Handbook Second Edition, June 2004 provides pass-by data for the proposed use. The tables identify the average pass-by rate at 50 percent for a Fast Food Restaurant with drive up service during the PM peak hour. The site includes internal connectivity to significant other commercial facilities including a Wal-Mart. A portion of the site traffic would be shared with other uses. Tables 7.1and 7.2 in the Trip Generation Handbook provide Trip Origin and Destination within Multi-use sites, respectively. The data indicates that 20% of the site traffic would be shared. Based on my analysis, the net new trips generated by the Sonic Restaurant to the City street grid are calculated to be 35 trips during the critical PM street peak hour. These trips would disperse among the existing site driveways, primarily four of the seven site acceses; see next section of this letter. During the AM ITE data indicates higher traffic generation, however Wal-Mart traffic would be significantly less during this time. Trip Distribution Figure 3 depicts the distribution. Site traffic is assigned to the adjacent street system based on the characteristics of the street network, Renton wal-Mart Expansion Transportation Impact Study. existing traffic volume patterns, the location of likely trip origins and destinations (residential, schools, employment, shopping, social and recreational opportunities). SITE ACCESS No new access to the City street grid is proposed. The project traffic would use existing access intersections. By Traffic Engineering inspection the existing Wal-Mart site accesses to the City street grid are projected to operate well; and as documented in Table 3 in Renton wal-Mart Expansion Transportation Jmpact Study. The only traffic movement that experiences significant delay at the existing accesses is the SB left tum onto SW Grady Way. No Sonic site customers are projected to make this movement; it is easier to turn right onto Rainier Ave. S. at the existing access near the site. \\<,._,.,-,., .• ¥oc,~·,,...,_c,,,s, 'f !.o"""°""'' C..1<a.:lo-c,,.,. Pll-.i.~,~.,.\Zo•~-·:'80<.,..,...._...:I,. "•'·<l<U,,ldo< cou:m COP) 0.'H 1 cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page -6- JTE, Inc. Sonic site circulation is reviewed. The Sonic Site has two connections to the existing internal Wal-Mart internal circulation system with one in the northwest accessing a north-south outer ring street and the other in the southwest accessing the east-west connection to Rainier Avenue South. I have inspected the internal connections and reviewed Wal-Mart traffic at them; traffic operations would be gocd by Traffic Engineering Inspection. TRAFFIC STUDY The City's "Policy Guidelines for Traffic Impact Analysis for New Development· identifies a peak hour trip generation threshold of 20 trips. The Sonic site traffic disperses amongst seven existing Wal-Mart accesses to the City street grid, primarily four of them. None of these accesses would be affected by 20 or more new peak hour trips. Further the City's TIA Guidelines identifies that an increase of 5% over baseline traffic for intersection study. The streets serving the Wal-Mart are high volume and thus the 5% threshold Is not met. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Renton has a Traffic Impact Fee program per Ordinance #5670 effective January 1, 2013. The TIF Is scheduled to be phased in over time. Review of the phasing schedule Indicates the current TIF rate of $27 .66 per square foot for a Fast Food Restaurant with drive up service. This rate is noted in comment #6 in Pre-application Meeting Notes, see below: G. A tronsportotion impact fee of $27.GG per square foot of the building will apply. The tr.:insport.:ition impact fee that is current Jt th,:, time of buildine permit application will be levied. P.:iyment of the transportation imp.:ict fee is. clue .:it the time of issu.:ince of the building permit. Renton·s TIF is based on Rate Study for Impact Fees for Transportation, Parks and Fire Protection dated August 26, 2011. I have reviewed the Transportation Section of the report; and In particular Table 8 that denotes TIF rates per unit of development. The traffic generation rates used in this table, based on Trip Generation 8th Edition, incorporates pass- by rates but does not factor for shared traffic. In other words the City TIF rates are for stand alone facilities. In addition, the trip generation rate for a Fast Food Restaurant with drive-up service has declined by about 4% during the PM peak hour, per Trip Generation 9'" Edition 32.66 PMPHrs/1,000 sf versus the 33.84 rate noted in the 8"' Edition. In fact, the 14 added data points had a TG rate of 22.62 a marked reduction versus the City TIF rate based on 33.84 PMPHT's/1,000 sf! The Sonic Restaurant will share both access to the City street grid and traffic with the adjacent commercial establishments, in particular a Wal-Mart. Based on ITE data 20% of the site traffic during the PM peak time period would be shared. The following table provides a TIF for the re-development, based on City rates, accounting for shared traffic: -;.r,-,_,,,.-"""''"·'-:'~:~:•g.s.,,,eo..-c..-1,_.._.,.....,"l!,.,.,.•--\,S<l'duf.,.....,-,...,,....,...,_1"'"' c.:•Lc;, z:c,PiOr'.: ·, cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page -7- Use Size (sf) Fast Food Restaurant 2,688 JTE, Inc. Estimated Traffic Impact Fee City TIF Rate Shared Trip Adjusted per sf TIF*/persf Estimated TIF $27.66 $22.13 $59,484.36 * National ITE data identifies 20% of site traffic during the PM peak hour are shared, both the existing and proposed use The City's Pre-appljcatlon Meeting Notes also note the following traffic mitigation items: 2. Existing ROW in Rainier Ave Sis approx:m~tcly 127 feet. Rainier Ave Sis classified .1s a Principal Arterii!I. No additional ROW dedica:lor, v-iill be 1·equired. Existine frontaee improvements alone Ruinier Avenue are acceptable. 3. Existing ROW in Hardie Ave SW is Jpproxin10tely G9 feet. Hardie Ave SW is classified as ..i Collector Arterial. Additional ROW dedication of Heet will be required. Frontaee improvements including 0.5-ft curb, 8 ft planter strip, and 8 tt sidewalk. These improvements shall extend from the north property line south to tie in to th,, existine improved sidewalk at the intersection of Hardie Ave SW and Rainier Ave S. 4. The existing ADA access ramp located to !110 SW of the proposed property will be required to be brought up to Code. 5. Street lighting nnd street trees are required. SUMMARY, CONCLUSION AND RECOMMENDATIONS This letter was prepared to Identify the Trip Generation, Distribution, Access/Circulation Review and TIF Traffic Letter of the proposed Sonic Site project. Based on my analysis the proposed Sonic Restaurant project Is expected to generate 35 net new PM peak hour trips that would be dispersed amongst a number of existing access driveways. The City trip threshold is 20 peak hour trips, no City classified intersection would be effected by site traffic. The City has a TIF requirement. The published City TIF rate is for a stand alone facility and is based on dated Trip Generation data. A significant portion of the Sonic Restaurant traffic is expected to be shared with the adjacent connected commercial facilities Including a Wal- Mart. National data Identifies 20% of the site traffic would be shared during the PM peak period. Accounting for this shared traffic I calculated the City TIF to be $59,484.36. Based on my analysis I recommend that Sonic Site project be allowed with the following traffic impact mitigation measures. ;,. Construct site in accordance with applicable City requirements, per Pre-application Meetjng Notes. ;,. Pay lawful traffic Impact mitigation fee. The estimated TIF is $59,484.36 . .,., _ _.,. -,-.,~:-,,. .. ,~a,cO!il-So•""""""'·.:»3M-<'ffl&,o,,..ei;,.._, ll>Oll""~'""''_..,.,..,..f•¥d.,:,,e,t,>< COi()l, ,\'!'\ o~., ·, Cascade Development Group LLC, Attn: Don Morris January 12, 2016 Page-8- JTE, Inc. No other traffic mitigation should be necessary. Please contact me at 206.762.1978 or email me at iaketr9Jfi~omcastnet if you have any questions. MJJ: mjj Sincerely, Mark J. Jacobs, PE, PTOE, President '.".KE TRAFFIC ENGINEERING, INC O I. /2--,2vl6 \'-'"•-"'.<\·'"'"''''"'-'"'·'6·-1<~-~g-"*"Go<""•i-~-·--~"'lll<l'•·""""'-'_1 .. < f:!:11 DF Cl>"'; 0.'ii ',' Project Sonic Site -Renton Location: West of Rainier Ave S,/Hardie Ave SW intersection t 7'. <: ":!., -¥,; .. > . ..;. '. , . .,.. .. ~ .. .,. .. -": ·_::; JTE, Inc. FIGURE 1 :-: Project Site ,:;i'• -i.th z;: Renton Municipal Aiqxirt _.,. : ... :h . ' NORTH Re11ton ,, SONIC SITE -RENTON TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LETTER VICINITY MAP Project: sonic Site -Renton Location: West of Rainier Ave S./Hardie Ave SW Intersection ~ .... ~ Note: A 8.5 x 11" copy of the site plan is included with the report SONIC SITE -RENTON t NORTH JTE, Inc. FIGURE 2 TRIP GENERATION, ACCESS REVIEW AND TIF TRAFFIC LffiER ·. ·;~_";," /.·_c, .. ,"·'l?'•. ;."~. ·,,:< ,;,., ~~~~~!~~~~ PRELIMINARY SITE PLAN li_oNJC RENTON I RAINIER A\/f. S I RENTON, WA 960~7 3CAPE ANALYSIS PB ARCHr • ' t NORTH LEGEND jPM Peak Hour Trips: 'JI Enter 18 Exit 17 xx% distribution, Enter/Exit PM PHT's X -site access lma1e obtained from Kini Coanty IMap JTE, Inc. FIGURE 1 "Yt ... J4 I _g 4.4447H. -'~ ,:r:;•ttt&~~~ • SONIC RESTAURANT· RENTON TRIP GENERATION AND DISTRIBUTION TRAFFIC LETTER PROJECT GENERATED PM PEAK HOUR TRAFFIC VOLUME DISTRIBUTION • APPENDIX CITY OF RENTON PUBLIC WORKS TRANSPORTATION SYSTEMS DMSION 2016 -2021 TRANSPORTATION IMPROVEMENT PROGRAM -AMENDED South 7th Street -Rainier Ave S to Talbot Road South Ftmctlonal Classfflcation: Proj. Length: o.38 mi Communitv Plannlna Afft: CIIY Center TIP No. DESCRIPTION: STATUS: Fund: 317 Pro): 122151 15 CONTACT: James Wilhoit 425.4'30,7319 Widening the existing roadway to 3 lanes (2 lanes EB and 1 lane WB) and a separated multi-use traH. The S 7th St Project-Traffic Analysis Report proYided allemattves for corridor Includes new curb, gutter, wider sidewalks, streetti9hting, landscaping, channelization a11d upgrodes to improvement options. The planning level ocst esUma1'! is $10M. Phase 1 is underway. lralf,c si9nal1. Phase 1 is 1he conswctton of a new eH1bound right-tum lane at the in1'!rse<:tion ol S 7th Funding for Phase 1 is provided through a $500,000 STP gran1 and a $585,230 TIB grant St and Shattuck Ave S and a traffic si9nal at this location. ~USTIFICATION: CHANGES: !This segment of the S 7th St corridor connects Talbot Rd S (SR 515) with Rainier Ave S (SR 167). This Constrvetion of the traffic slgnal at S 7th St and Shattuck Ave S to be completed in 2016. ~egment of S 7th St Is part of a deslgna1'!d east-west pedlblke route U.rough the City's commercial core Al Mure phases of the corridor improvements are unfunded. and an important link between regional trails. The South Renton Neighborhood Study has k1entified S 7th St as needing streetscape improvements. 1Funded: 1 368.043 !Unfunded: 8 700 000 Project Totals Proarammed Pre-2016 Six-Year Proaram ITEM Proarammed Soent Pre-2015 2015 Total 2016 2017 2018 2019 2020 2021 EXPENSES: Plannina 32 270 32 270 ' -··---·- Prellmina!)'. Enoineerlng_ -· ---- 1 .• 90.726 207 966i 82.760 1,200 000 200,000 100 cool 300 000 B:O:VI (~ll~minl 1,730.007 8807i 21,200 1,700_,000 --··-------·· -700,000' 1,000,000 --·-· --·~-::--::--::-::: Construction 5 814,000 732,600 5,0~.!,400 81400 ......• 5,000,000 Construction services 1 001,<l<IO . -----------~-180,940 820 100 20,100 ------------··-· 800,000 Post Conswction Services i TOT AL EXPENSES 10.ou~3 2491143 1,017,500 1,101 500 101 5001 200.0001 1,400 000 1300000 5 tlOO 000 ~ •URCE OF FUNDS: ' vehicle Fuel Tax ' --··· ~~ License Fee 69,682 ,._, _____ 28.1267 -4141! ······-··--~posed Fund ~+RIIJ!~ i 264,361 32,270 215,640 16 451 16,451 ~l~cHand (S_TP) _ _ _ _ 500,000 62,751 393,524 43 725 43,72_5 __ ··-·-r .. . . . ... ~ ..... n1sln-HandrtfB\ 485.001. _ 71,755 ___ 371,921 ~-----41,325 41,325 ---- ........ ttcn· k\-Hand 54,000 ·-__ 54,000 I ""SOOT Stall t~ed -from grai; _-5,oo_o -..fi,111• -t-·-_ --1=···· 01her rnrooosed KC Metro) . . .. -·---· Q!her ln_:liat!l _ (1L____ -----------~------·-·-··- ' ' Undetermined 8.700.000 8 7bo 000 200 000 1 400 coo, 1300 000 5 800000 TOT AL SOURCES 18,061,043 241,043 1,017.-a.to1.soa 101,500 i 200,000 1..&00,000 ! 1.300.000 1,180.000 .~. 9-,~ .. 5-15 FINAL • STATE OF WASHINGTON -DEPARTMENT OF TRANSPORTA'l'ION T R I £> S S 'i S 'I' E M ANNUAL TRAFFIC REPORT AVERAGE DAILY TRAFFIC VOLUME STATE ---------------------------------- ROUTE FUNCT TRUCK PERCEN'l'AGES 2.011 2012 2013 201-4 STATE ROUTE MILEPOST LOCATION COUi"LET CLASS SNGL DBL TRIPLE TOTAL . UNITS UNITS UNITS UNITS 167 016.28 AFTER RAMP 15TH ST NW 1 119000 11!>000"' 11'1000 116000 167 017 _ 9] AT $ 277TH ST 1 105000 102000-~ 101000 102 000 167 018.45 ArTER RAMP S 277'l'H ST 1 121000 121000* 119000 121000 167 019.60 AT SR 51~ BRIDGE 1 95000 96000* 95000 ~6000 167 020.1-4 AFTER RAMP SR 516 1 108000 10BOOO.,. 106000 108000 1 67 021. 31 AT 84TH AVE S8 BRIDGE 1 98000 94000* 93000 94000 167 021.78 AFTER RAMP N CENTRAL AVE 1 119000 117000* 116000 118000 167 022.40 A't' S 212 .':iT 1 100000 101000"' 100000 102000 167 023.70 AT PTR LOCA'J'TON P6 1 03 OJ 06 120000* 119000"' 117000 ... 119000+ 1 fi ·1 02.:J. 42 1.·r S 180TH S':' J 99000·~ 98 000 99000 167 o:~s. 01 .l:,l:':'ER Ri\MP SW 'l]RD 3T l ·:;;:--:OOci 120000~ 1[8000 120000 167 026.)~ A'l' SR 4D'.l 1 8700C 8€,000~ P,",[]00 8"/000 : f,7 02fi.4rl AF':'ER RAMP SR 4os~sR .:;os 1 5GOOC 50000' 49000 SiJOOO ,,,::;;;.- 167 027.16 BEFORE JCT SR 900 WYE CONN 1 JYUUC 39'JOO* 380()0 39000 "'=' 167 027.28 BEFORE JCT S~ 900 C02NDST (COUPLET) 1 39000 39000* 38000 ]9000 ST~TF. ROOTF. NO 169 MAINLINE SR 164 TO SR 405/RENTON 169 000. 00 ~FTER JCT SR 164*BEG ROUTE 2 7800 7300* 7200* 7300 169 000.98 BEFORE JCT SE 427TH ST 2 8600 8100"" 8000* 8100 169 001. 67 AFTER JCT SE 416TH ST 2 8300 7800~ 8000* 8100 169 007.63 DEFORE JCT LAWSON ST 1 6600 6700* 6700 6BOO 169 007.63 Afl'TER JCT LAWSON ST 1 8300 8300* A300 8400 169 010.69 BEf'ORE JCT SE 280TH ST 1 11000* 11000 11000 169 010. 95 A~TER JCT SE 276TH ST 1 16000* 16000 17000 169 011. 4 4 BEF'ORE JCT SR S16*KENT KANGLEY RD 1 17000 18000* 19000 19000 169 Oll,44 AFTER JCT SR 516*KENT KANGLEY RD 1 18000 18000* 19000 • 19:000 169 013. 14 AF'TER JCT 231ST ~VE SE 1 21000 21000-" 21000 22000 169 013.86 AFTER JCT WITTE RD 1 34000 34000+ 34000 35000 B~SED ON ACTUl\L COllNT t SOURCE OF TRlJCK PERCENTAGES 148 . . ' '\:.trtranspOGROUP ~·~ I ' City of Renton Planning Division FEB -8 ,OlU IRl IE~IE~~IE Ir» Transportation Impact Study RENTON WAL-MART EXPANSION October 2009 • .. 1 ·' Trar,sponation Impact Study Renton Wal-Mart Expansion Site Access Operations October 2009 A level of service analysis was conducted for 2012 with-project conditions and was compared to 2012 without-project conditions to determine the impacts associated with the proposed expansion. The results of the LOS analysis are summarized in Table 3. Levels of service worllsheets for 2012 with-project traffic conditions are included in Appendix C. Table 3. Future (2012) Without & With-Project Weekday PM Peak Hour LOS Summary- Renton Wal-Mart EJ:pansion 2012 Without-Project 2012 With.Project Intersection LOS1 Delay' wlit LOS Delay WM SW 7th St/Driveway A C 21.4 NB C 21.5 NB SW 7th St/Driveway B C 22.5 NB C 23.6 NB SW 7th St/Driveway C C 20.0 NB C 19.8 NB SW 7th St/Driveway D C 18.9 NB C 19.2 NB Driveway E/Hardie Ave SW B 11.5 WB B 11.5 WB Driveway F/Rainier Ave S C 16.4 EB C 18.9 EB SW Grady Way/Driveway G FIB 160.3 / 13.9 SB-LT I SB-RT FIB 165.1114.1 SB-LT/ SB-RT 1. Level or urvic:e, based on 2000 HlghwayCopacity M,mual methodology. 2. Average delay In MCDnda l)flr vvhlde. 3. \lolume-to-capecity ratio reported tor signalized intersections. 4. The WOfSI operating ll"l1«$edion movement is reported for two-way atop controlled intersections. As shown in Table 3, with the addition of project traffic all s~e access driveways are expected to operate at the same PM peak hour LOS value as without-project conditions. The southbound left-tum onto SW Grady Way would continue to operate at LOS F under weekday PM peak hour conditions with only a minimal increase in delay anticipated. The delay at all remaining driveways would increase by 1.1 seconds or less. Mitigation The City of Renton collects development impact mitigation fees, and requires off-s~e intersecton improvements where contribution of impact fees would not address any deficiencies. Based on the results of this analysis, no off-site improvements are necessary to mitigate the impacts of the project. Impact Fees The City of Renton currently collects traffic impact mitigation fees to assist in the implementation of planned improvements. Table 4 summarizes the estimated traffic Impact fee. This fee should be considered preliminary estimates only. Table 4. City of Renton Impact Fee Calculations 1 .. PRELIMINARY Proposed Project Average Dally Trips Impact F .. Rate Impact Fn ($) 608trip$ $75 pe,lrip $45.600 1. Fee peroollnanoa #356-Transportatior\ Impact Fee Work.book :V/iranspooROUP Page 11 , .. ,,, j ) \ / ~ SW 7TH ST \.V SW 7TH ST 1·/'.j'IDRIVEWAYA ---i- 1 fi'\DRIVEWAYB. ,_ 2) _, ~ t ( I 1 I (·2)2- 1215) -. (1fl I 1--·---------' 0 DRIVEWAY G SW GRADY WAY + I \.3H) II -(-1) I I L _________ _I T a z ...J • s -1-:1 ( 4'.~! ~ !H2) • /03\ DR.VEWAVC /:\4 DRIVEWAYO .· -------·---r--------- '\::!_} f,'N 7THST \:.!J $W7THST o--4(11 1) (1(11 ~ 1 ! I 1--512) .. N ! '5' HARD,-E A\'£ SW I \.:!./ DRIVEWAY E I ,) 1 _, .~.i-······-··--· ... ----1'6' RANIER A\'£ S 1 \::!_/ DRIVEWAY F 1-2) NOTTO SCALE I 8 • ;1.' • I I 1,1a) ---------~-_] X :a-PR!MARYTRJPS (XI = PASS-BY TRIPS ! msrRBJTKJN LEGEND I r:::::>, ' I ~ --, ~-·~~~---~ Weekday PM Peak Hour Project Trip Distribution & Assignment FIGURE 5 Renton Wal-Mart Expansion M:'D9l09205 Ra1lon WM Expanslon\Graphi:;s\CAtN)92_graphi::01 <Fig 5> ,esseb 10/08/0915:10 'jft,anspooPO.JP • J..• ' ) .;) : . ' J . .J •j f f7'\ DRIVEWAY A ~SW7THST >) 35 _, ~ s) 1.291-_.,, 37") (10 ..... ,- 10 " ------- 0 DRIVEWAYG 'imGR.AIJYWAV " 5 _, ~ ,o) l" 1.613--954 ,, (35 ,- " :~ .-Vl l. l c,~; > ·i.·t C.) z ....J - ~DRIVEWAYS \Vf3W7THST -4&1 (100 ,- 112 • • • . • ~ -- ~J)R1i,FWAYC \::_} S1'/ 7TH ST S 15 _, ~ ;J \_5 'i "4'-.DRIVEWA~ -o---------~ HARDIE AVE SW \:hW7THST i\VDRIVEWAYE I , I I ! ! 1.377--617 -s •• 10, ,_r .,, r, 1 106 t -----L---~---·------< .A. f '5' RAINIER AVES i_ "" r\VORIVEWAYF : N -,.., . NOTTO SCALE I ~ l i ' ' i ,,,, I . ,.!,,, I I I L ___________ J ·--;/;/' / SITE .. ~ ' - Future (2012) With-Project Weekday PM Peak Hour Traffic Volumes FIGURE 6 Renton Wal-Malt Expansion M:\09'D9206 Rer1'0n WM Expaolion\Graphics\CAOI09205_araphlc:01 <f"'ig 6> jesseb 1Q/08i09 15;10 'j(transpooROJP PLANNING DIVISION DESIGN DISTRICT "D" CHECKLIST City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Project Name: Sonic Drive -in Restaurant Project address: 735 Hardie Avenue SW, Renton, Washington A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum Standard: Provide a network of public and/or private local streets in addition to public arterials. There is an existing network of public and private local streets. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. The proposed building fronts on Hardie Ave SW and Rainier Ave S. Rainier Ave S. is classified as a Principal Arterial. Hardie Ave SW is classified as a Collector Arterial. (c) Pedestrian-Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on-street parking, and wide sidewalks. Does not apply. (d) Internal or local roads (public or private). There is an existing network of public and private local streets. Page I of23 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. The building is oriented to front facing Hardie Ave SW. The main entry door faces Hardie Ave SW. The main entry has a clear connection (paving) to the Hardie Ave SW sidewalk. Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but instead a public or private street or landscaped pedestrian-only courtyard. The front entry is not oriented to a drive aisle. Guideline: Ground floor residential uses located near the street should be raised above street level for residents' privacy. Does not apply. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. The primary entry is located on the fa~ade facing the street. Human scale elements proposed are as follows: Paved entry courtyard surrounding an existing tree, bench seating, a projecting entry canopy over main entry, clear glass entry door with adjacent windows, large clear glass windows are provided on each side of main entry allowing visual penetration from the street. Adjacent and contiguous to the entry courtyard is designed an outdoor patio for Sonic patrons with tables and benches. Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries. Does not apply. Page 2 Page 2 of23 ,, Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. Does not apply. Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least 4-1/2 feet wide over the entrance or other similar indicator of access. The secondary access does not apply since pedestrian access is designed to go through the main entry off Hardie Ave SW. Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. Pedestrian access to the property is provided at the existing sidewalk on the south edge of site which also serves as the pedestrian access through the parking lot of Wal mart's to the West. Pedestrian access to the north adjacent lot is not feasible do to the drive through lanes form an unsafe barrier to the property. Guideline Standard: For projects that include residential uses, entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace, common area, lobby, or similar feature. Does not apply. Guideline Standard: Features such as entries, lobbies, and display windows should be oriented to a street; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street-oriented facade. Main entry and dining area windows are oriented to Hardie Ave SW. Proposed screening features include landscaped trellis, landscaping, and the main entry courtyard. Guideline Standard: Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping. Design provides for a main entry canopy, main entry highlighted with a two foot bump out x 12 foot width element that is taller than the rest of the building. Sonic signage, lighting sconces on building, and landscaping are designed to enhance the main entry. Entries from parking lots should be subordinate to those related to the street for buildings within District 'A'. Does not apply. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are preserved. Minimum Standard: Careful siting and design treatment are necessary to achieve a Page 3 Page 3 of23 compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; Side and rear setbacks are provided. b. Building proportions, including step-backs on upper levels; The building proportions are fine and the building does not have upper levels. c. Building articulation to divide a larger architectural element into smaller increments; The building is modulated in plan and the roof parapet has different heights. or d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Parapet tops at roof have different heights to reduce apparent bulk. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). The building service area is located away from pedestrian areas and is screened with new landscaping and existing trees. Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. Garbage and recycling is within a emu trash enclosure and gated with the gates covered with metal siding matching one of the grey colors in the building. Minimum Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors (see illustration, RMC 4-3-100E7f). Per RMC 4-4-090-10 Weather protection: "Weather protection of refuse and recyclables shall be insured by using weather-proofed containers or by providing a roof over the storage area." Lidded dumpsters are proposed within the enclosure. Page 4 Page 4 of23 I Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. None of these items are to be used. Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. New and existing plantings Jre located on 3 sides and exceed 3 feet wide. Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. Enclosure fences are not part of the design. 6. Gateways: Does not apply. Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Location of Parking: Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. No surface parking is proposed between the building and Hardie Ave. SW. Guideline: In areas of mixed use development, shared parking is recommended. 2. Design of Surface Parking: Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the impact of parking lots wherever possible. Page 5 Page 5 of23 Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties (see illustration, subsection RMC 4-3-100.FSb). "Dark sky" lighting will be used in parking area and arranged to have light not spill over to abutting properties •• Minimum Standard: All surface parking lots shall be landscaped to reduce their visual impact (see RMC 4-4-080F7, Landscape Requirements). The landscaping design exceeds minimum City criteria. Guideline: Wherever possible, parking should be configured into small units, connected by landscaped areas to provide on-site buffering from visual impacts. On-site landscaped areas are at the periphery of parking area and also within the parking area. Landscaped areas are proposed at the periphery of the parking area and also within the parking area. Guideline: Access to parking modules should be provided by public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the streetscape. Two driveways are proposed and both sides of the driveways are landscaped. The existing site has three driveway locations to an existing 45 car parking lot. The proposed design has two driveway locations and is parking 25 cars. 3. Structured Parking Garages: Does not apply. Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian-oriented streets. Guideline: Parking lots and garages should be accessed from alleys or side streets. Parking is accessed from two private side streets. Page 6 Page 6 of23 Guideline: Driveways should be located to be visible from the right-of-way, but not impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize the number of driveways and curb cuts. The driveway to the site is visible at south end of site from the intersection of Rainier Avenue Sand Hardie Ave SW. Curb cut for this south end driveway to access the site will pass through an existing sidewalk on the private street serving Walmart and other establishments. C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-moda I and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking Lots: Existing sidewalks at Hardie Ave SW, and the existing sidewalk at the private street at the south end of proposed site serve the proposed site. Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. Pedestrian pathways are proposed within the parking area and the existing sidewalk bordering the private street at the south end of proposed site. Minimum Standard: Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of 150 feet apart (see illustration, subsection RMC 4-3-100.G4a). A pedestrian pathway from parking area to building is proposed. 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Minimum Standard: Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system and adjacent properties (see illustration, subsection RMC 4-3-100.G4b). The proposed pedestrian circulation system connects the proposed building and pedestrian courtyard with the adjacent property uses by the sidewalk along Hardie Ave SW. and the existing sidewalk along the private street at south end of project site. Page 7 Page 7 of23 Minimum Standard: Sidewalks located between buildings and streets shall be raised above the level of vehicular travel. Proposed sidewalks within the parking area will be raised above the level of vehicular travel. Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from adjacent paving materials (see illustration, subsection RMC 4-3-100.G4c). The pedestrian pathways will be concrete and vehicle paving areas will be asphalt. Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade} shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface and street trees (see illustration, subsection RMC-4-3-100.G4d). The existing ROW sidewalk along Hardie Ave SW and coming from the south end of site to roughly mid point of site is to remain per City instructions. From mid point to north end of site a new 8 feet wide sidewalk and 8 feet wide of landscaping has been requested by City. (b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to major building entries shall be allowed. An existing tree by the main entry is proposed to remain and will not affect visibility or accessibility to the main entry. (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A 10 -12 foot pathway, for example, can accommodate groups of persons walking four abreast, or two couples passing one another. An 8 foot pathway will accommodate three individuals walking abreast, whereas a smaller 5-6 foot pathway will accommodate two individuals. Minimum Standard: Locate pathways with clear sight lines to increase safety. Landscaping shall not obstruct visibility of walkway or sight lines to building entries. Landscaping design will not obstruct site lines for vehicle and pedestrian pathways. Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Page 8 Page 8 of23 Pedestrian pathways will be concrete. Guideline: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. Guideline: Mid-block connections are desirable where a strong linkage between uses can be established. Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. Decorative fences are not part of the design. 3. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. A main entry canopy is proposed. Minimum Standard: Site furniture provided in public spaces shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. OK Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. The site furniture design will not impede access to the proposed dining courtyard and the main building entry. Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street furniture should be provided. Provided, except for transit shelter and bicycle racks. Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public Page 9 Page 9 of23 art should be provided. Out door tables and bench are provided within the main entry courtyard. Guideline: Architectural elements that incorporate plants, such as facade-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particularly at building entrances, in publicly accessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection RMC 4-3-100.G4f). D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum Standard: All pervious areas shall be landscaped (see RMC 4-4-070. Landscaping). Proposed landscaping will have all pervious areas landscaped. Minimum Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. One existing street tree is located between the curb edge and building and is proposed to remain. One other street tree exists and is proposed to remain. 2 street trees are proposed to be added. Additional street trees are not proposed do to the existing utility lines. Minimum Standard: On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection RMC 4-3-100.H3a). Does not apply. Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building. the site, and use. A grand majority of the existing trees are to remain with few removed. The proposed landscaping reflects saving the existing trees, screening unwanted visuals, and enhancing the function of the site. Page 10 of23 Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. A grand majority of the existing trees are to remain with few removed. The proposed landscaping reflects saving the existing trees, screening unwanted visuals, and enhancing the building and site with landscaping. Minimum Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see illustration, subsection RMC 4-3-100.H3b). Landscape screening width exceeds 10 feet in width from sidewalk at Hardie Ave SW. and the existing sidewalk at south end of site. Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. Proposed new trees will meet or exceed these standards. Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches ta II at planting and have a mature height between three and four feet. Proposed new shrubs will meet or exceed these standards. Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of installation. Proposed ground cover will meet or exceed these standards. Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standards have been met by the third year following installation. OK Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: Proposed 25 parking spaces equals 15 square feet/parking space x 25 spaces= 375 square feet of landscape area required. The proposed landscape area is 1,302 square feet which exceeds the minimum standard required and does not include perimeter parking lot landscaping areas. (1) Required Amount: Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space Page 11 of23 100 or more I 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. (2) Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. Three existing trees are to be preserved and one tree will be provided. Shrubs and ground cover are proposed. (3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. 25 parking spaces/ 6 parking spaces= 4 trees minimum requirement. 3 existing trees will be preserved and 1 tree will be added. (4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have a mature height between three and four feet. OK (5) Up to 50 percent of shrubs may be deciduous. OK (6) Select and plant ground cover so as to provide 90 percent coverage within three years of planting; provided, that mulch is applied until plant coverage is complete. OK. (7) Do not locate a parking stall more than 50 feet from a landscape area. No proposed parking stall is more than 50 feet from a landscaped area. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. OK Minimum Standard: Underground, automatic irrigation systems are required in all landscape areas. Underground automatic irrigation system is proposed. Guideline: Landscaping should be used to soften and integrate the bulk of buildings. OK Page 12 of23 Guideline: Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. The landscape screening design will mitigate unwanted views of the service end of the building and is proposed on three sides of the trash enclosure. Unwanted views looking off site are screened with landscape and existing trees. Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. OK Guideline: Choice of materials should reflect the level of maintenance that will be available. OK Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Seasonal landscaping is proposed and especially at the main entry and dining courtyard. Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably maintained. These elements are not proposed except a metal grilled landscaping wall is proposed between the building and Hardie Ave SW. Guideline: Landscaping should be used to screen parking lots from adjacent or neighboring properties. Proposed and existing landscaping will screen the adjacent Wal mart parking lot and the neighboring properties to the south and north. 2. Recreation Areas and Common Open Space: Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum Standard: Mixed use residential and attached housing developments often or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Director. The required common open space shall be satisfied with one or more of the elements listed below. The Director may require more than one of the following elements for developments having more than 100 units. Does not apply. (a) Courtyards, plazas, or multi-purpose open spaces; Page 13 of23 (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. Minimum Standard: In mixed use residential and attached residential projects, required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. Does not apply. Minimum Standard: In mixed use residential and attached residential projects required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to a II residents of the development (see illustration, subsection RMC 4-3-100.H3c). Does not apply. Minimum Standard: Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Does not apply. Minimum Standard: In mixed use residential and attached residential projects, other required landscaping and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Does not apply. Minimum Standard: All buildings and developments with over 30,000 square feet of nonresidential uses (excludes parking garage floor plate areas) shall provide pedestrian- oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following formula: Does not apply. 1% of the lot area+ 1% of the building area= Minimum amount of pedestrian- oriented space Page 14 of23 Minimum Standard: To qualify as pedestrian-oriented space, the following must be included: (a) Visual and pedestrian access (including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular courtyard; Does not apply, but a main entry courtyard is proposed and will have barrier-free access. (b) Paved walking surfaces of either concrete or approved unit paving; Does not apply, but the proposed walking surfaces will be concrete. (c) On-site or building-mounted lighting providing at least four foot-candles (average) on the ground; and Building-mounted sconce lighting is proposed and pole lights are proposed in the parking area. (d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space. Does not apply, but a 6 foot long bench is proposed with two tables in the main entry courtyard. Minimum Standard: The following features are encouraged in pedestrian-oriented space (see illustration, subsection RMC 4-3-100.H3e) and may be required by the Director: (a) Provide pedestrian-oriented uses on the building facade facing the pedestrian- oriented space. Does not apply, but a Bench and tables are proposed. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security-such as adjacent to a building entry. Does not apply, but a main entry courtyard is proposed in front of the main entry. (c) Provide pedestrian-oriented facades on some or all buildings facing the space. Does not apply, but the proposed main entry and dining area have large windows facing the street and entry courtyard. On the south end of the building is a proposed dining patio with tables and benches. The dining patio is connected to the main entry courtyard. (d) Provide movable public seating. Does not apply, but a moveable public seating (the proposed bench and tables) are not provided do to security and safety concerns. Minimum Standard: The following are prohibited within pedestrian-oriented space: (a) Adjacent unscreened parking lots; Parking lot is screened from view with landscaping. (b) Adjacent chain link fences; Not proposed (c) Adjacent blank walls; Does not apply, but the buildings blank walls are to the north of the main entry and the pedestrian-oriented space (main entry courtyard) and are modulated and have a proposed metal grilled landscape wall. Page 15 of23 • (d) Adjacent dumpsters or service areas; and The trash enclosure and building service entry is far from the main entry courtyard and are screened with landscaping. (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. These items are not proposed. Minimum Standard: The minimum required walkway areas shall not count as pedestrian- oriented space. However, where walkways are widened or enhanced beyond minimum requirements, the area may count as pedestrian-oriented space if the Director determines such space meets the definition of pedestrian-oriented space. Does not apply, but a main entry courtyard serves as a widened sidewalk, and is enhanced with bench and tables, and existing and new landscaping. Minimum Standard: Commercial Arterial Zone Public Plazas. Does not apply. At each corner of the intersections listed below, there shall be provision of a public plaza of no less than 1,000 square feet with a minimum dimension of 20 feet 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. These public plazas are to be provided at all of the following intersections: Guideline: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. Does not apply.- Guideline: Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. Does not apply, but the main entry courtyard is located in front of the main entry with landscaping and has solar exposure from all sides except the building shades the area from the south. Guideline: In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Does not apply. E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to ·be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Page 16 of23 Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Proposed building meets or exceeds this standard. Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Proposed design meets this guideline. Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Does not apply. Guideline: A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. Modulations and articulations are proposed in the design. Guideline: Building modulations should be a minimum oftwo feet deep, 16 feet in height, and eight feet in width .. Proposed design meets this guideline. Guideline: Alternative methods to shape a building such as angled or curved facade elements, off-set planes, wing walls, and terracing will be considered; provided, that the intent of this Section is met. The proposed design incorporates off-set planes. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over six feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or (b) Any portion of a ground floor wall having a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Building modulation and material color changes are proposed in the design. Page 17 of23 Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following (see illustration, subsection RMC 4-3-100.ISd): (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; A metal grilled landscape wall for evergreen climbing vines is proposed. (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; Reveals and contrasting metal siding is proposed. (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Minimum Standard: Treatment of blank walls shall be proportional to the wall. The proposed design hopefully meets this standard. Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. Sconce lighting on the building, landscape features, and a metal grilled landscape wall for evergreen climbing vines are proposed. Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and/or doors. Does not apply. Minimum Standard: Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Clear glass windows are proposed. (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display windows are not proposed. (c) Where windows or storefronts occur, they must principally contain clear glazing. Proposed design complies. (d) Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. These items are not proposed. Page 18 of23 Guideline: The primary building entrance should be made visibly prominent by incorporating a minimum of one of the following architectural features from each category listed (see illustration, subsection RMC 4-3-100.15e): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; Entry canopy is proposed. (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. (b) Doorway Features: (1) Transom windows; Provided in proposed design. (2) Glass windows flanking door; Provided in proposed design. (3) Large entry doors; Provided in proposed design. (4) Ornamental lighting; Sconce lighting is proposed on the building. (5) Lighted displays. (c) Detail Features: (1) Decorative entry paving; (2) Ornamental building name and address; (3) Planted containers; (4) Street furniture (benches, etc.). Bench and tables are provided in proposed design within the main entry courtyard. Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground-level detail. A vegetated green metal grillwork is proposed at front fa~ade facing Hardie Ave SW. Guideline: Elevated or terraced planting beds between the walkway and long building walls are encouraged. The site is virtually flat, therefore terraced landscaping is not proposed. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.15f): (a) Extended parapets; Provided in proposed design. (b) Feature elements projecting above parapets; Provided in proposed design. (c) Projected cornices; (d) Pitched or sloped roofs. Page 19 of23 ' Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from ground level. Proposed design has parapets on all 4 sides of building screening roof top mechanical equipment. Minimum Standard: Screening features shall blend with the architectural character of the building, consistent with RMC 4-4-095E, Roof-Top Equipment. Proposed design has parapets on all 4 sides of building screening roof top mechanical equipment. Minimum Standard: Match color of roof-mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. Equipment and roof will not be seen since higher elevations are far away. Grey colored equipment and similar colored roof color are provided. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Metal siding is proposed with three basic colors and two textures. Detailing is uniform on all four sides of the building. Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible facades. Metal siding is proposed with three basic colors and two basic textures (one texture is ribbed the second texture is flat panels with built in reliefs). Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. Metal siding is proposed do to its durability in our wet climate and is reasonably easy to maintain. Minimum Standard: Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The proposed exterior design employs a variation in colors, horizontal metal banding, and textural changes. Page 20 of23 Guideline: Building materials should be attractive, durable, and consistent with more traditional urban development. Appropriate examples would include brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass, and cast-in-place concrete. Prefinished metal, natural color aluminum windows and doors are the proposed materials, Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, coloring with a concrete coating or admixture, or by incorporating embossed or sculpted surfaces, mosaics, or artwork. No concrete walls are proposed. Guideline: Concrete block walls should be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or incorporate other masonry materials. The proposed trash enclosure walls will have textured concrete masonry units and colored mortar. Concrete masonry units are not proposed elsewhere on the site. Guideline: Stucco and similar troweled finishes should be used in combination with other more highly textured finishes or accents. They should not be used at the base of buildings between the finished floor elevation and four feet (4') above. Stucco is not proposed. F. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Minimum Standard: Signage shall be an integral part of the design approach to the building. Minimum Standard: Corporate logos and signs shall be sized appropriately for their location. Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3- 100.J3a): i. Pole signs; ii. Roof signs; iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back-lit. Proposed signage design will not have these prohibited signs. Page 21 of23 . ' . Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall building design. Does not apply. Minimum Standard: Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to five feet above finished grade, including support structure. All such signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as approved by the Director. A free standing ground-related sign is proposed and will not be over five feet tall. Minimum Standard: Entry signs shall be limited to the name of the larger development. Small scale lit "entry" signs are located at each of the two driveway entries to the site. Guideline: Alteration of trademarks notwithstanding. corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. A "Sonic" sign submittal package will be submitted for City review. Guideline: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Guideline: Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. No blade signs are proposed. G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Minimum Standard: Lighting shall conform to on-site exterior lighting regulations located in RMC 4-4-075, Lighting, Exterior On-Site. Proposed lighting will conform to the standard. Minimum Standard: Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Proposed lighting will conform to the standard. Page 22 of23 • Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and aesthetics, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. Proposed lighting will conform to the standard. Guideline: Accent lighting should be provided at focal points such as gateways, public art, and significant landscape features such as specimen trees. Guideline: Additional lighting to provide interest in the pedestrian environment may include sconces on building facades, awnings with down-lighting, decorative street lighting, etc. Sconce lighting is proposed on the building facades. Page 23 of23 . -. GEOTECHNICAL ENGINEERING REPORT PROPOSED SONIC DRIVE-IN 225 RAINIER AVENUE SOUTH RENTON, WASHINGTON Project No. 1559.01 January 25, 2016 Prepared for: Cascade Development Group Prepared by: ZGA Zipper Geo Associates, LLC Geotechnical and Environmental Consultants 19023 36 1h Avenue W., Suite D Lynnwood, WA 98036 Zipper Geo Associates. LLC Geotechnlcal and Environmental Consulting January 25, 2016 Project No. 1559.01 Cascade Development Group, LLC P.O. Box 4584 Rolling Bay, WA 98061 Attention: Mr. Don Morris Subject: Subsurface Exploration and Geotechnical Engineering Evaluation Proposed Sonic Drive-In Rainier Avenue South and Hardie Avenue SW Renton, Washington Dear Mr. Morris, In accordance with your request and authorization, Zipper Geo Associates, LLC (ZGA) has completed the final geotechnical engineering report for the above-referenced project. This report presents the findings of the subsurface exploration and geotechnical recommendations for the project. Our work was completed in general accordance with our Proposed Scope of Services and Cost Estimate (Proposal No. P15300) dated December 10, 2015. Written authorization to proceed was provided by Cascade Development Group on December 14, 2015. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report, or if we may be of further service, please contact us. Sincerely, Zipper Geo Associates LLC Thomas A. Jones, P.E. Managing Principal 19023 351• Avenue West, Suite D Lynnwood, WA 98036 Robert A. Ross, P.E. Principal (425) 582-9928 TABLE OF CONTENTS INTRODUCTION .......................................................................................................................... 1 SITE DESCRIPTION .................................................................................................................... 1 PROJECT UNDERSTANDING .................................................................................................... 1 SUBSURFACE CONDITIONS ..................................................................................................... 2 Published Geologic Mapping .................................................................................................. 2 Soil Conditions ....................................................................................................................... 2 Groundwater .......................................................................................................................... 2 CONCLUSIONS AND RECOMMENDATIONS .............................................................................. 3 General Considerations ............................................................................................................... 3 SEISMIC CONSIDERATIONS................ . .............................................................................. 3 SITE PREPARATION.................................. . .......................................................................... 5 STRUCTURAL FILL ...................................................................................................................... 8 UTILITY TRENCHING AND BACKFILLING ................................................................................ 10 TEMPORARY AND PERMANENT SLOPES .............................................................................. 11 BUILDING FOUNDATIONS............... . ................................................................................ 12 Augercast Piles................................ . ........................................................................... 12 Ground Improvement .......................................................................................................... 13 Non-Building Shallow Foundations . . ........................................................................ 15 SLAB-ON-GRADE CONCRETE FLOOR ................................................................................... 16 DRAINAGE CONSIDERATIONS ................................................................................................ 17 PAVEMENTS .............................................................................................................................. 17 Existing Pavements ............................................................................................................ 17 Asphalt Overlays ................................... , .... :.'.,' ..................................................................... 17 New Asphalt Pavements ............ .. ., ............................................................................. 18 Concrete Pavements ....................... , : ................................................................................. 19 CLOSURE ......................................................... ·· ...................................................................... 20 FIGURES Figure 1 -Site and Exploration Plan APPENDICES Appendix A-Subsurface Exploration Procedures and Boring Log Appendix B -Laboratory Testing Procedures and Results Cover Page Image Credit Google Earth INTRODUCTION GEOTECHNICAL ENGINEERING REPORT PROPOSED SONIC DRIVE-IN 225 RAINIER AVENUE SOUTH RENTON, WASHINGTON Project No. 1559.01 January 25, 2016 This report documents the subsurface conditions encountered at the project site and our geotechnical engineering recommendations relative to the proposed project. Supporting data including geotechnical exploration logs, field exploration procedures, results of laboratory testing and other supporting information are presented as appendices. Geotechnical evaluation of the site was completed on December 19, 2015. A single boring (B-1) was drilled to a depth of approximately 49 feet below existing grade. The approximate location of the boring is presented on Figure 1, the Site and Exploration Plan. A log of the boring is presented in Appendix A of this report. Laboratory test procedures and results are presented in Appendix B. SITE DESCRIPTION The project site is located on the east side of an existing Walmart development located at 743 Rainier Avenue in Renton, Washington at the intersection of Rainier Avenue and Hardie Avenue SW. The site is bordered to the west by the Walmart development, to the north by an asphalt covered parking lot, to the east by Rainier Avenue and Hardie Avenue SW, and to the south by an access driveway and a gas station beyond. Topographic relief across the site is estimated to be on the order of a couple feet. The site is bordered by the following: North: Asphalt covered parking area, South: Walmart entrance and gas station, East: Rainier Avenue and Hardie Avenue SW, West: Walmart development. PROJECT UNDERSTANDING The proposed project includes the construction of a one-story, approximately 2,700 square foot restaurant building. We understand the slab on grade finish floor elevation of the building will be 26.25 feet. Based on the proposed floor elevation, it appears that 1 to 2 feet of fill in the building pad may be necessary (after stripping) in order to establish the floor subgrade. We are not aware of any planned slopes that will be steeper than 3H:1V or the need for any free-standing retaining walls. A drive-thru lane, parking, and landscaping is also planned. Page 1 • Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 SUBSURFACE CONDITIONS Published Geologic Mapping The Geologic Map of the Renton Quadrangle, King County, Washington (1965) by the U.S. Geological Suivey, indicates the surficial geologic conditions mapped at and around the site consist of Recent Alluvial Deposits. The alluvium is described as sand and gravel deposited by the Cedar River and associated thin beds of silt, clay and peat. According to the USDA Soil Conservation Service, Soil Suivey for King County Area, Washington, 1973, as well as the USDA Natural Resource Conseivation Service, Web Soil Survey for King County Area, Washington, (http://websoilsurvey.nrcs.usda.gov/app/HomePage.htm), the site is mapped as Urban land (Ur). Urban land is soil that has been modified by disturbance of the natural layers with additions of fill material several feet thick to accommodate development. Therefore, no soil characteristics are available and no USDA soil data is included in this report. Soil Conditions Soil descriptions presented in this report are based on the subsurface conditions encountered in the boring completed for this project. Variations in subsurface conditions may exist across the site and the nature and extent of variations may not become evident until construction. If variations then appear, it may be necessary to reevaluate the recommendations presented in this report. Specific conditions encountered at the boring location are presented on boring log B-1. Stratification boundaries on the logs represent the approximate location of changes in soil types; in situ, the transition between materials may be gradual. A detailed boring log is presented in Appendix A of this report. The subsurface conditions encountered in boring B-1 consisted of approximately 4 inches of landscape bark over loose, wet to saturated, silty gravelly sand that extended to a depth of approximately 3 feet below grade. This material was interpreted to be probable fill. Very soft to stiff silt with varying proportions of clay and sand was encountered below the fill and extended to a depth of approximately 36% feet. The silt between 25 and 36 feet contained fine pieces of fibrous organics. Below the fine-grained soils loose grading to very dense, interbedded gravelly sand and sandy gravel was encountered to the full depth explored of 49 feet. Groundwater Groundwater was encountered in boring B-1 at the time of drilling at a depth of approximately 1 foot below grade. As part of a previous Phase II Environmental Site Assessment for the Walmart store, a groundwater monitor well was installed in a boring completed on the current project site (B-39) on October 7, 2009. On October 12, 2009, a water level reading was taken and reported to approximately 9 feet below grade. Additional well information was obtained from the Washington State Department of Ecology for the neighboring Mobil gas station (formerly USA Petro Mart) and Renton Honda sites. Groundwater depths of 8 to 10 feet were reported for those sites. The Page 2 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 observed groundwater level on December 19, 2015 may have been perched within the granular fill soils, although the moisture contents of all of the collected soil samples were relatively high. These water level observation provides an approximate indication of the groundwater conditions existing on the site at the time the exploration was completed. Fluctuations of the groundwater levels will likely occur due to seasonal variations in the amount of rainfall, runoff and other factors not evident at the time the explorations were performed. Therefore, groundwater levels during construction or at other times in the life of the structure may be higher than indicated on the logs. The possibility of groundwater level fluctuations and perched water should be considered when developing the design and construction plans for the project. CONCLUSIONS AND RECOMMENDATIONS General Considerations In our opinion, development as proposed is feasible from a geotechnical engineering standpoint based on the conditions encountered. Our analyses and related conclusions and recommendations are based on the subsurface evaluation and laboratory testing completed. Differing soil conditions than those observed in our boring may become evident during construction and the recommendation presented herein may need to be modified if the observed soil conditions vary from those reported. Our recommendations are also based on the assumption that earthwork for site grading, utilities, foundations, floor slabs, and pavements will be monitored by Zipper Geo Associates. A brief summary of unique geotechnical aspects of the project that may impact schedule and cost are as follows: Liquefaction: The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake. Our analyses indicate that post-liquefaction settlements on the order of 5 to 10 inches are possible. Due to the liquefaction potential, we recommend the proposed building be supported on augercast piles, stone columns or rammed aggregate piers. SEISMIC CONSIDERATIONS Seismic Setting: According to the United States Geological Survey Quaternary Fault and Fold Database for the United States (http://geohazards.usgs.gov/qfaults/mao.ohpl, the nearest mapped fault to the project site is the Seattle Fault Zone. The project site is approximately 3% miles south of the southern extent of the fault zone. The fault zone is approximately 4 to 7 kilometers wide and is described as extending from the Cascade Mountain Range on the east to Hood Canal to the west. The zone consists of 3 or more south-dipping thrust faults. It has an average strike of N85°W and a dip direction to the south. Its slip rate is reported to be 0.2 to 1.0 mm/yr. Based on the information described above, we estimate that the risk associated with surface rupture at the site is low. Seismic Induced Liquefaction: Liquefaction is a phenomenon wherein saturated cohesionless soils build up excess pore water pressures during earthquake loading. Liquefaction typically occurs Page 3 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 in loose soils, but may occur in denser soils if the ground shaking is sufficiently strong. ZGA completed a liquefaction analysis in general accordance with Section 1803.5.12 of the 2012 IBC and Section 11.8.3 of ASCE 7-10. Specifically, our analysis used the following primary seismic ground motion parameters. A Maximum Considered Earthquake Geometric Mean (MCEG) Peak Ground Acceleration of 0.59g, based on Figure 22-7 of ASCE 7-10. • A Modified Peak Ground Acceleration (PGAM) of 0.53g based on Site Class E, per Section 11.8.3 of ASCE 7-10 (Site Class modification to MCEG without regard to liquefaction in accordance with Sections 11.4.7 and 20.3.1 of ASCE 7-10). A Geometric Mean Magnitude of 6.83 based on 2008 USGS National Seismic Hazard Mapping Project deaggregation data for a seismic event with a 2 percent probability of exceedance in 50 years (2,475 year return period). Our liquefaction analysis was completed using the computer program LiquefyPro Version 5.8. Our analysis was based on the subsurface conditions and blowcount data obtained from boring B-1, and laboratory test results. Our analysis indicates the potential for liquefaction in soil intervals between the groundwater table (1 foot) and a depth of approximately 40 feet below existing grade is high. We estimate that total liquefaction-induced settlements of approximately 5 to 10 inches and differential settlements of approximately 2.5 to 5 inches differential over 40 feet could be experienced at the ground surface during the design seismic event. A report, with maps, titled Liquefaction Susceptibility for the Des Moines and Renton 7.5-Minute Quadrangles, Washington, (Geologic Map GM-41 ), prepared by the Washington State Department of Natural Resources, delineates the site as being underlain by Category 1 soil deposits. Category 1 soil deposits are defined as having a high susceptibility to liquefaction. The report presents a written communication after the 1965, Richter magnitude 6.5, Seattle-Tacoma earthquake. Reportedly, a house about 1,500 feet east-northeast of the project site experienced settlement of about 2% inches and an area approximately 2,500 feet east-northeast of the project site near the intersection of Burnett Street and 71n Avenue had dropped as much as 2 feet in some places. IBC Seismic Design Parameters: Based on the liquefaction potential of some of the soils underlying the proposed building, the I BC states: "Soils vulnerable to potential failure or collapse under seismic loading such as liquefiable soils" be classified in Site Class F. However, for structures with a fundamental period of less than 0.5 second, Section 20.3.1 of ASCE 7-05 allows the site coefficients Fa and Fv to be determined disregarding the potential for liquefaction. Therefore, the site conditions, based on blowcounts obtained during drilling, correspond to Site Class E. Values provided below are based upon data from USGS National Seismic Hazard Mapping Project. The following table summarizes our recommended seismic design criteria. Page 4 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Seismic Design Criteria Site Class E1 -Average soil profile within the top 100 feet 2009 International Building Code Site Classification consisting predominantly of soft clay and loose granular soils (IBC) characterized by average Standard Penetration Test blowcounts of less than 15. Site Latitude/Longitude 47.4724° N/122.2183°W Spectral Short-Period Acceleration, S, 1.438g (Site Class B) - Spectral 1-Second Acceleration, S1 0.537g (Site Class B) Site Coefficient for a Short Period, F, 0:9 Site Coefficient for a 1-Seoond Period, F, 2.4 - Spectral Acceleration for a 0.2-Seoond Period, SM, 1.295g (Site Class E) Spectral Acceleration for a 1-Second Period, SM1 1.289g (Site Class E) - Design Short-Period Spectral Acceleration, Sos 0.863g (Site Class E) Design 1-Second Spectral Acceleration, So1 0.860g (Site Class E) 1 Note: Based on borings completed and our familiarity with deeper geologic conditions in the project area. SITE PREPARATION Existing Utilities: All existing underground utilities and structures within the proposed building footprint should be relocated or abandoned. We recommend they be completely removed from within and 5 feet beyond the building pad. Utilities should be abandoned in accordance with all local, state and federal regulations. Localized excavations made for removal of structures and utilities backfilled with structural fill material placed and compacted in accordance with the Structural Fill section of this report. Utilities outside the building envelope could be abandoned in place, provided they are fully grouted with controlled density fill (GDF) and the trench backfill is density tested to verify that it meets the compaction levels specified in this report. Erosion Control Measures: Stripped surfaces and soil stockpiles are typically a source of runoff sediments. We recommend that silt fences, berms, and/or swales be installed around the downslope side of stripped areas and stockpiles in order to capture runoff water and sediment. If earthwork occurs during wet weather, we recommend that all stripped surfaces be covered with straw to reduce runoff erosion, whereas soil stockpiles should be protected with anchored plastic sheeting. We recommend that all temporary erosion and sediment control measures (TESC) be installed in accordance with project plans. Temporary Site Drainage: Stripping, excavation, grading, and subgrade preparation should be performed in a manner and sequence that will provide drainage at all times and provide proper control of erosion. If prolonged or substantial precipitation is anticipated, we recommend the open areas of the site be graded to prevent water from ponding in construction areas and/or flowing into excavations. Accumulated water should be pumped from temporary sumps in order to reduce potential damage or saturation of the subgrade soils. We recommend that sand bags or asphalt berms/curbs be used to divert parking lot runoff away from the building pad excavation. Equipment Page 5 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 access may be limited and the amount of soil rendered unfit for use as structural fill may be greatly increased if drainage efforts are not accomplished in a timely manner. Construction Dewatering: Based on the groundwater condition encountered at the time of drilling, dewatering may be necessary within the anticipated excavation depths. Given the granular nature of the material encountered within the upper approximate 5 feet, the rate and duration of flow to dewatering points could be relatively substantial. This will be dependent on the time of year, precipitation before and during construction, and the depth of the excavations. We recommend the contractor be responsible for developing and maintaining a dewatering system appropriate for the conditions at the time of construction. We further recommend that contractors be provided the opportunity to observe the groundwater conditions prior to bidding in order to budget for the appropriate level of dewatering. Clearing and Stripping: Site preparation will require removing surface vegetation and its associated root systems, topsoil, and other deleterious materials within planned building and pavement areas. Such materials are only anticipated within existing landscape areas and not beneath the pavements. Organic-rich materials generated from landscape areas should be considered unsuitable for reuse as structural fill. Actual removal depths should be determined by a qualified geotechnical engineer at the time of grading. Limited amounts of asphalt will need to be stripped from the building pad. We recommend these materials be removed from the site. Subgrade Preparation: After stripping and removing asphalt pavement, the exposed subgrade would likely consist of a variety of fill soils such as gravelly sand with silt, silty sand with gravel, or sandy silt. The exposed soils should be expected to be wet and very sensitive to disturbance and construction activities should be planned to reduce disturbance of the exposed soils. The method of stripping and filling will need to consider the moisture content of the existing soils at the time of earthwork relative to subgrade preparation, preservation, and placement of any new fill above these materials. Subgrade soils that become disturbed due to elevated moisture conditions should be over-excavated and replaced with compacted satisfactory structural fill. Wet season earthwork may require additional mitigative measures to protect the subgrade beyond that which would be expected during the drier summer months. It is our interpretation that the granular soils typically encountered within the upper 2 to 2Y, feet in the building area is probable structural fill placed as a result of past development. Compaction and proof-rolling of the exposed subgrade will be difficult to impossible unless soil moisture is substantially lower at the time of construction. Soils that cannot be compacted and that are soft, yielding or otherwise uncompactable, should be over-excavated and replaced with structural fill. Alternatively, wet soils that cannot be dried, could be blended with cement. All replacement fill should be compacted in accordance with the Structural Fill section of this report. We recommend Page 6 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 that all subgrade preparation and compaction be observed by ZGA prior to the placement of additional structural fill. Wet Soil Conditions: In our opinion, earthwork should completed during periods of the year when the moisture content of the soils can be controlled by aeration and drying. If earthwork takes place during extended periods of wet weather, or if the soil moisture conditions are elevated more than about 2 percent above the optimum moisture content, the soils could become unstable, or uncompactable due to high moisture conditions. In this case, we recommend the soil be over- excavated to a sufficient depth in order to develop stable subgrade soils that can be compacted to the minimum recommended levels. The severity of construction problems will be dependent, in part, on the precautions taken by the contractor to protect the subgrade soils. Methods of stabilizing wet soils could include scarification, aeration and recompaction, removal of unstable materials and replacement with granular fill (with or without geotextiles) and stabilization with cement. The most suitable method of stabilization, if required, will be dependent upon factors such as schedule, weather, and the size of area to be stabilized and the nature of the instability. Performing site grading operations during the warmer and drier months would aid in reducing potential need for subgrade stabilization. • Scarification and recompaction -It may be feasible to scarify, dry, and recompact the exposed soils. The success of this procedure would depend primarily on the in-situ soil moisture conditions at the time of earthwork and on favorable weather and sufficient time to dry the soils. Even with adequate time and weather, stable subgrades may not be achievable if the thickness of the soft soil is greater than about 1 to 1 % feet. • Crushed rock mat-The use of crushed gravel and quarry spalls could be considered to improve subgrade stability. The use of high modulus geotextiles (such as Mirafi 600X .or Tensar TX140 geog rid) are not recommended due to the need for pile foundations or soil improvement. The maximum particle size of granular material should not exceed 2 inches. Over-excavations should be backfilled with structural fill material placed and compacted in accordance with the Structural Fill section of this report. Subgrade preparation and selection, placement, and compaction of structural fill should be performed under engineering controlled conditions in accordance with the project specifications. • Cement stabilization -Improvement of subgrades with Portland cement could be considered for unstable soils. Cement modification should be performed by a pre-qualified contractor having experience with successfully stabilizing subgrades in the project area on similar sized projects with similar soil conditions. The hazards of cement blowing across the site or onto adjacent property should also be considered. The use of cement will increase the strength and durability of the soils, and make wet soils easier to compact. If cement amendment of the native soils is a possibility, we recommend that a soil-cement mix design be completed prior to Page 7 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559 01 January 25, 2016 construction at a range of moisture contents so that adjustments in the cement ratio can be made at the time of construction. Due to the potential for increased corrosion potential under the building pad due to the increase in pH from the addition of cement, we do not recommend chemical treatment of the building pad soils. The building pad should be surfaced with "select' naturally-occurring granular material or free-draining crushed aggregate and crowned to promote drainage towards perimeter collection points. Select soils are specified in the Structural Fill section of this report. Subgrade Protection: If it becomes necessary to protect the subgrade during wet weather, we recommend that dedicated haul roads or lay-down areas be constructed with a minimum of 12 inches of 2-to 4-inch quarry spalls, free-draining permeable ballast, or crushed recycled concrete of equivalent gradation. Permeable ballast is defined in Section 9-03.9(2) of the 2014 Washington State Department of Transportation (WSDOT) Standard Specifications for Road Bridge and Municipal Construction (Publication M 41-10). The level of subgrade protection should be determined by the contractor at the time of construction and will be a function of the type and magnitude of traffic over the work areas and the effectiveness of controlling runoff and draining areas where runoff or groundwater collects. Freezing Conditions: If earthwork takes place during freezing conditions, all exposed subgrades should be allowed to thaw and then be recompacted prior to placing subsequent lifts of structural fill. Alternatively, the frozen material could be stripped from the subgrade to expose unfrozen soil prior to placing subsequent lifts of fill or foundation components. The frozen soil should not be reused as structural fill until allowed to thaw and adjusted to the proper moisture content, which may not be possible during winter months. STRUCTURAL FILL Structural fill includes any material placed below foundations, floor slab, appurtenances and pavement sections, within utility trenches, and behind retaining walls. Prior to the placement of structural fill, all surfaces to receive fill should be prepared as previously recommended in the Site Preparation section of this report. Laboratory Testing: Representative samples of on-site and imported soils to be used as structural fill should be submitted for laboratory testing at least 4 days in advance of its intended use. Imported Fill Properties: We recommend that imported soils used for structural fill consist of granular material that complies with WSDOT Standard Specification 9-03.14(1), Gravel Borrow. We also recommend that the material have less than 3 percent organics and be free of vegetation, debris, roots and sticks larger than Y, inch in diameter. Re-Use of Site Soils as Structural Fill: The suitability of soil for use as structural fill will depend on the time of year, the moisture content of the soil, and the fines content (that portion passing the Page 8 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 U.S. No. 200 sieve) of the soil. As the amount of fines increases, the soil becomes increasingly sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (such as most of the native on-site soils) cannot be consistently compacted to the appropriate levels when the moisture content is more than approximately 2 percent above or below the optimum moisture content (per ASTM D1557). Optimum moisture content is that moisture content which results in the greatest compacted dry density with a specified compactive effort. Based on the groundwater conditions and soil moisture levels encountered, it is our opinion that the existing near-surface soils encountered on site are not suitable for reuse as structural fill. We recommend that all fine-grained silts encountered at the site only be used for non-structural applications such as landscaping. Organic-rich soil derived from earthwork activities should only be utilized in landscape areas or exported from the site. Imported Select Structural Fill for Grading: Imported structural fill may be required due to weather or other reasons. The appropriate type of imported structural fill will depend on weather conditions. During extended periods of dry weather, we recommend imported fill meet the recommended criteria presented above for satisfactory fill. During wet weather, higher-quality "select" structural fill might be required. In this case, we recommend that imported structural fill meet the requirements for Gravel Borrow as specified in Section 9-03.14(1) of the 2014 WSDOT Standard Specifications with the modification that the percent passing the U.S. No. 200 sieve be limited to 5 percent. Materials with higher silt and clay content that meets WSDOT Standard Specification 9-03.14(3), Common Borrow could be used but this type of material has a greater potential to retain soil moisture and a greater potential to wick soil moisture up to the bottom of the floor slab. Pavement Subgrades: Any structural fill used within one foot of pavement subgrade should have a minimum CBR value of 20 when compacted to a minimum of 95 percent of the modified Proctor maximum dry density. A CBR value of 20 is representative of locally available soils that typically have a non-plastic fines content of less than 25 perceni. Fill Placement and Compaction Criteria: Each lift of fill should be compacted using compaction equipment suitable for the soil type and lift thickness. However, we recommend that the maximum lift thickness be 10 inches. Each lift of fill should be compacted to the minimum levels recommended in the following table based on the maximum laboratory dry density as determined by the ASTM 01557 Modified Proctor Test. Structural fill for roadways and utility trenches in municipal rights-of-way should be placed and compacted in accordance with the jurisdiction codes and standards. The moisture content of the fill at the time of placement should be within plus or minus 2 percent of optimum moisture content for compaction of granular soils. We recommend that ZGA be present during grading so that an adequate number of density tests may be conducted as structural fill placement occurs. In this way, the adequacy of the earthwork may be evaluated as it proceeds .. Our recommendations for soil compaction are summarized in the following table. Page 9 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 RECOMMENDED SOIL COMPACTION LEVELS Location Minimum Percent Compaction Modified Proctor All fill below building floor slabs, foundations and appurtenances 95 Upper 2 feet of fill below pavements 95 Pavement fill below two feet 92 Retaining wall backfill less than 2 feet from wall 90 Retaining wall backfill more than 2 feet from wall 92 Upper two feet of utility trench backfill 95 Utility trenches below two feet 92 Landscape Areas 90 UTILITY TRENCHING AND BACKFILLING Trenching: We recommend that utility trenching conform to all applicable federal, state, and local regulations, such as OSHA and WISHA, for open excavations. Some excavation sidewall stability problems should be expected where soils are wet or they extend into groundwater. Flatter temporary slopes, temporary bracing or trench box shoring will be necessary to support utility trench sidewalls. Trench Dewatering: Depending on the time of year, excavations for utilities could possibly extend below the groundwater table. Groundwater flow in the granular soils should be expected to be moderate to heavy. If dewatering becomes necessary, it should be designed, operated and maintained by the contractor based on the conditions encountered. Depending on the time of year, the presence of groundwater and elevation of the groundwater table could be as high as that encountered in the boring. Utility Subgrade Preparation: We recommend that all utility subgrades be firm and unyielding and free of all soils that are loose, disturbed, or pumping. Such soils should be removed and replaced. All structural fill used to replace over-excavated soils should be compacted as recommended in the Structural Fill section of this report. If utility foundation soils are soft, we recommend that they be over-excavated a minimum of 12 inches and replaced with 2-to 4-inch quarry spalls. Structures such as manholes and catch basins which extend into soft soils should be underlain by at least 12 inches of crushed gravel fill compacted to at least 90 percent of the modified Proctor maximum dry density and be firm and unyielding. This granular material could consist of crushed rock, riprap, or coarse crushed concrete. Alternatively, riprap could be used until above the water table. It may be necessary to place a geotextile fabric such as Mirafi 600x or approved equivalent over the native subgrade soils if they are too soft, to provide a separation between the bedding and subgrade soils. Page 10 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Bedding, Haunching and Initial Backfill: We recommend that pipe bedding, haunching and initial backfill consist of Gravel Backfill for Pipe Zone Bedding as specified in Section 9-03.12(3) of the WSDOT Standard Specifications. We recommend that a minimum of 4 inches of bedding material be placed above and below all utilities or in general accordance with the utility manufacturer's recommendations and local ordinances. All trenches should be wide enough to allow for compaction around the haunches of the pipe, or material such as pea gravel should be used below the spring line of the pipes to eliminate the need for mechanical compaction in this portion of the trenches. Trench Backfill: Materials, placement and compaction of utility trench backfill should be in accordance with the recommendations presented in the Structural Fill section of this report. In our opinion, the initial lift thickness should not exceed one foot unless recommended by the manufacturer to protect utilities from damage by compacting equipment. Light, hand operated compaction equipment may be utilized directly above utilities if damage resulting from heavier compaction equipment is of concern. Compaction of the on-site soils will not likely be possible due to elevated moisture conditions. We recommend that trench backfill conform to WSDOT Standard Specification 9-03.14(1), Gravel Borrow, with less than 5 percent passing the U.S. No. 200 sieve. TEMPORARY AND PERMANENT SLOPES Temporary excavation slope stability is a function of many factors, including: • The presence and abundance of groundwater; • The type and density of the various soil strata; • The depth of cut; • Surcharge loadings adjacent to the excavation; and • The length of time the excavation remains open. As the cut is deepened, or as the length of time an excavation is open, the likelihood of bank failure increases; therefore, maintenance of safe slopes and worker safety should remain the responsibility of the contractor, who is present at the site, able to observe changes in the soil conditions, and monitor the performance of the excavation Temporary Cuts: It is exceedingly difficult under the variable circumstances to pre-establish a safe and "maintenance-free" temporary cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe temporary slope configurations since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and groundwater conditions encountered. We recommend the contractor make a determination of excavation side slopes based on classification of soils encountered at the time of excavation. Temporary cuts may need to be constructed at flatter angles based upon the soil moisture and groundwater conditions at the time of construction. Adjustments to the slope angles should be detennined by the contractor at that time. Unsupported vertical slopes or cuts deeper than 4 feet are not recommended if worker access is necessary. The cuts should be adequately sloped, shored, or supported to prevent injury to personnel from local Page 11 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 sloughing and spalling. Excavations should conform to applicable Federal, State, and Local regulations. Permanent Slopes: Slope stability evaluations were not performed for this project due to our understanding of the anticipated grading on this site. We recommend that cut and fill slopes constructed with native soils be sloped at 3H:1V or flatter. Steeper fill slopes on the order of 2H:1V could possibly be constructed with native soils if they are thoroughly mixed with cement or granular material is used. For slopes exposed to periodic saturation and rapid drawdown, such as stormwater detention ponds, we recommend that the interior slopes be constructed at a maximum 5H:1V angle. BUILDING FOUNDATIONS Foundations: Based on the results of our liquefaction analysis, we recommend that the proposed building be supported on a system of augercast piles, stone columns, or rammed aggregate piers. Conventional shallow foundations and slab-on-grade floors could be used in conjunction with the stone columns and aggregate piers. Augercast Piles: An augercast pile is formed by drilling to an appropriate pre-determined depth with a continuous-flight, hollow-stem auger. Cement grout is then pumped down the stem of the auger under high pressure as the auger is withdrawn. The final result is a cast-in-place pile. Reinforcing can be lowered into the unset concrete column to provide lateral and uplift resistance. Depending on the soil conditions, the diameter of the pile may vary and is generally greater than the nominal diameter of the drilled hole. Based on our experience at the neighboring Walmart site, we anticipate that grout volumes could average 1.3 to 1.6 times the theoretical volume of the drilled holes. We recommend the contractor be required to maintain at least 10 feet of horizontal separation between freshly grouted piles to reduce the risk of blowouts between piles. Piles can be drilled within 10 feet of each other after one has set for at least 24 hours. Augercast piles gain their vertical compressive capacity from side friction between the pile and the soils and from end bearing. Uplift pile capacity will develop as a result of side friction between the pile and the soil plus the weight of the pile. Due to the depth of potentially liquefiable soils, the piles will develop their capacities in their uplift and compressive capacities below the maximum predicted depth of liquefaction. Embedment Depths: In order to develop the recommended uplift compressive capacities, the piles must extend a minimum of 5 feet into the bearing layer. This corresponds to a pile length of 45 feet. The minimum pile length should be no less than 45 feet in order to have a minimum of 5 feet embedment into the bearing layer. We have provided pile capacities for 45-and 50-foot long piles in the following table. Pile Diameters: Given the relatively light structural loads, we anticipate that piles diameters of 16 or 18 inches will be adequate. Page 12 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Compressive and Uplift Capacities: We recommend the following allowable compressive and uplift capacities. The recommended allowable uplift capacities include the weight of the piles. These take into account the liquefaction condition. The vertical pile capacities are based on the assumption that piles are located at least 3 pile diameters apart. If piles are located closer together, a reduced pile capacity should be used to account for pile group effects. We can provide pile group capacities upon request. ALLOWABLE PILE CAPACITIES Pile Diameter Pile Length Compressive Uplift Capacity Allowable Lateral Capacity, (in.) (ft.) Capacity (tons) (tons)' Fixed-head (kips) 16 45 24 9 8 18 45 30 11 9.5 16 50 29 13 8 18 50 36 15 9.5 • includes the weight of the pile Lateral Capacities: Recommended allowable lateral capacities were developed using an assumed modulus of horizontal subgrade reaction of 2 pci in the loose, near-surface soils and limiting lateral deflection to Y, inch. The stiffness factor for fixed-head, 16· and 18-inch diameter augercast piles was calculated to be 87 and 96 inches, respectively. For grade beams, we recommend using an allowable passive resistance of 275 pounds per cubic foot for that portion of the beam that is more than 12 inches below surrounding finish grade. This incorporates a factor of safety of 1.5. The recommended passive pressure is based on the assumption that compacted structural fill will be placed on each side of the grade beam and will be compacted to a minimum of 95 percent of the modified Proctor maximum dry density. Pea gravel or washed rock should not be considered acceptable as a substitute for compacted fill. According to ACI 543R-12, Guide to Design, Manufacture, and Installation of Concrete Piles, soils with an undrained shear strength of more than 100 psf will usually provide sufficient support to prevent the embedded length of most concrete-pile cross sections from buckling under axial load. Our analysis indicates that, based on the soil conditions encountered in our boring, the residual shear strength during liquefaction exceeds 100 psf. Foundation Settlement: Provided that piles are constructed as recommended, we estimate that total foundation settlement will be approximately % inch and differential settlement will be approximately Y, inch over 40 feet, respectively. Ground Improvement: As an alternative to augercast pile foundation support, ground improvement could be considered. Ground improvement can generally be separated into two categories; densification and reinforcement Based on the thickness of unsuitable soils encountered (approximately 40 feet), we recommend that vibro-replacement stone columns or rammed aggregate piers (RAPs) be used to both densify potentially liquefiable soils and reinforce Page 13 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 soft, fine-grained soils in order to meet performance requirements. Using ground improvement stone columns/RAPs would allow the building to be supported on conventional shallow foundations. Additionally, the floor slab could be supported on-grade although the thickness and reinforcing requirements could be greater than for a conventional slab-on-grade floor. Stone column/RAP construction involves the partial replacement of unsuitable soils with a column of compacted crushed gravel. Stone columns/RAPs are constructed using a vibrating probe that penetrates the ground either under its own weight or from the pressure provided by a mandrel. Once the probe reaches the design depth, crushed gravel is fed to the tip of the probe and the gravel column is constructed from the bottom up. The gravel column is constructed in lifts as gravel is densified using the vibrating probe. Stone columns/RAPS are generally about 18 to 24 inches in diameter. Ground improvement design is typically completed by a specialty contractor on a design-build basis to meet performance criteria (allowable total and differential settlements, bearing capacity, liquefaction mitigation, etc.) established by the owner or structural engineer. The contractor would use the data from the boring log and lab testing in this report as the basis for the specific design, or acquire additional data if they deem necessary. The contractor also develops specifications for construction of the aggregate piers, the diameter and spacing, products to be used, as well as tolerance and acceptance criteria. We recommend the project team consult with local ground improvement contractors (such as Geopier, Hayward Baker, Condon Johnson, and DBM) to evaluate the feasibility of the ground improvement option and its associated cost. For design of ground improvement for the project, we recommend the project team and ground improvement contractors consider the following: • Performance Criteria: We recommend the project team provide performance criteria to the ground improvement contractors including allowable static and seismic total and differential foundation settlements and foundation loads. For example, static total and differential settlements could be limited to 1 inch and% inch, respectively. Total seismic settlement could be limited to a maximum of 2 to 3 inches and 1 to 2 inches for differential seismic settlement. • Foundation Design: Bearing surfaces should be specified to provide an allowable bearing capacity of 2,500 psf for structural design of the footings. The recommended allowable bearing pressure assumes any unsuitable fill or soft soils, if encountered, will be over-excavated and replaced with structural fill. The net allowable bearing pressure be increased by one-third to resist transient, dynamic loads such as wind or seismic forces. We recommend that spread and continuous footings have minimum dimensions of 24 inches and 18 inches, respectively. Exterior footings should be embedded a minimum of 18 inches below finished grade for frost protection. We recommend using an allowable passive pressure of 175 psf per foot of embedment, neglecting the upper 12 inches of embedment and an allowable coefficient of base friction 0.3. Page 14 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 • Geotechnical Information: Provide ground improvement contractors a copy of this report. Ground improvement contractors should be provided an opportunity to acquire additional geotechnical data or request additional geotechnical data to satisfy their understanding of subsurface soil and groundwater conditions at the site from which their design and cost will be based. • Existing Site Conditions: Ground improvement contractors should review and understand existing site conditions that may impact their work. They should also review the presence of underground utilities and above-ground structures that could be impacted due to vibrations during the construction of stone columns and aggregate piers. • Verification Testing: The selected ground improvement contractor should be required to complete some form of post-installation verification testing (such as load tests) to verify their design and design assumptions. • Additional design considerations, such as thickness of the aggregate base course underneath slabs to provide more uniform support over the aggregate piers, will also need to be considered by the architect, floor designer, and/or structural engineer. Geotechnical Review: We recommend that ZGA be retained to assist the design-build contractor in the preparation of suitable improvement plans and specifications for this project, as well as to review the plans, calculations and specifications once they have been prepared. We recommend that a qualified geotechnical engineer from ZGA provide construction observation and testing services during construction of the aggregate columns. After construction of the aggregate columns, we recommend that the specialty contractor's assumptions and design be confirmed by post-installation cone penetrometer test (CPT) probes. The post-construction explorations should be reviewed to confirm that the acceptance criteria have been achieved, and the factors of safety against liquefaction have been increased to meet project tolerances. The contractor should be prepared to install additional piers as necessary to achieve the design requirements. Non-Building Shallow Foundations: Shallow foundations may be used to support non-building structures such as trash enclosures, canopies, and poles. We recommend that all shallow foundations be supported on a 2-foot thick prism of structural fill. The fill should also extend a minimum of 2 feet laterally beyond each side of the foundation. We recommend using an allowable bearing capacity of 1,200 psf provided total and differential settlements on the order of one inch can be tolerated. Conventional shallow foundations can derive passive resistance from that portion of the footing embedded at least 12 inches below the surrounding finish grade. We recommend using an allowable passive resistance of 175 pcf equivalent fluid pressure. We also recommend utilizing an allowable base friction coefficient of 0.3 and a unit weight of 130 pcf for structural fill placed above the footing. Shallow foundations constructed in this manner should be expected to settle on the order of 5 to 10 inches after a design earthquake due to post-liquefaction consolidation of the soils. Poles will likely be out of plumb after such an event. In order to reduce the potential for Page 15 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 seismic settlement and rotation of cantilever poles, the structures could be supported on aggregate pier/stone column-densified soil or be structurally supported on augercast piles. The allowable bearing capacity can be increased to those recommended for building support, depending on the selected method of support. STRUCTURAL CONCRETE FLOOR If augercast piles are used for building support, we recommend that the floor be designed as a structural slab. SLAB-ON-GRADE CONCRETE FLOOR The site is generally underlain by very soft to medium stiff silt and loose silty sand. Based on the conditions encountered, the need for structural fill in the building pad to establish subgrade elevation and the anticipated floor load of about 200 psi, our analyses indicates that floor settlements could exceed the typical maximum allowable settlement for floor slabs. Additionally, the settlement potential during a design seismic event could be on the order of 5 to 10 inches. Therefore, we recommend that a slab-on-grade floor only be used if the liquefaction induced settlement is mitigated to acceptable limits using stone columns or rammed aggregate piers. Subgrade Preparation: Subgrades for on-grade slabs should be prepared in accordance with the Site Preparation and Structural Fill sections of this report. Slab Subbase: We recommend that slab-on-grade floors be separated from the tops of the stone columns/RAPS by a minimum of one foot of structural fill. Slab Base: To provide a uniform slab bearing surface, as well as serving as a capillary break, we recommend the on-grade slabs be underlain by a minimum 6-inch thick layer of compacted crushed rock meet the requirements of WSDOT Standard Specification Section 9-03.9(3), Crushed Surfacing Top Course, with the modification of a maximum of 7 percent passing the U.S. No. 200 sieve. If a vapor barrier is used beneath the slab, we recommend that a thin lift of sand be spread over the crushed aggregate in order to reduce the risk of puncturing the sheet plastic. Vapor Barrier: Given the very shallow depth that groundwater was encountered, we anticipate that moisture will develop beneath the slab. Therefore, we recommend that a 10-to 15-mil moisture barrier be installed beneath all interior slabs. We recommend using a puncture-resistant product such as Stego Wrap or an approved equivalent that is classified as a Class A vapor retarder in accordance with ASTM E1745. Puncturing the vapor barrier should be avoided; construction traffic should not be allowed to drive over any vapor barrier material. The slab designer should and contractor should refer to ACI 302 for procedures and cautions regarding the use and placement of a vapor retarder. Page 16 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 DRAINAGE CONSIDERATIONS Surface Drainage: We recommend that final site grades in landscaped areas be sloped at a minimum of 3 percent for a minimum distance of 1 O feet around the building to carry surface water away from buildings and other drainage-sensitive areas. We recommend that site grades be designed such that concentrated runoff on to landscaped surfaces be avoided. Any surface runoff directed towards landscaped slopes should be collected at the top of the slope and routed to the bottom of the slope and discharged in a manner that prevents erosion. In paved areas, we recommend that a minimum gradient of one percent be provided away from the building. Footing Drains: We recommend a permanent subsurface drainage system be installed around the proposed building and along the base of all retaining walls. We recommend that the drains consist of a 4-inch diameter, Schedule 40, perforated PVC drain pipe placed at the base of the heel of shallow foundations and/or near the base of grade beams. The pipe should be surrounded by a minimum of 4 inches of clean free-draining material that cannot migrate through the pipe perforations. We recommend placing a non-woven geotextile such as Mirafi 140N or equivalent between the free-draining pipe backfill and the surrounding fill and native materials. Footing drains should be routed to a suitable discharge structure. Roof runoff should be collected independently in non-perforated, solid pipes and also routed to a suitable discharge system. Subsurface Slab Drainage: Based on the finish floor elevation of 26.25 feet, sub-slab drainage is not considered to be necessary on this project. Sub-slab drainage should be reconsidered if the finish floor elevation is lowered. PAVEMENTS Existing Pavements: Based on previous borings completed through the existing pavement, it appears that the asphalt varies in thickness from about 2 to 2Y, inches and the crushed gravel base course varies from about 3 to 3Y. inches. Asphalt Overlays: Based on our visual reconnaissance of the existing pavement, it appears that it is in fair to good condition. Existing Asphalt Preparation: If an overlay will be placed, we recommend the entire existing pavement surface be thoroughly cleaned and the cracks pressure washed to remove debris. After drying, the cracks should be sealed with an emulsified or cut-back asphalt. In areas where the existing pavement is relatively intact we recommend the linear cracks be covered with minimum 1- foot wide strips of paving fabric to reduce the risk of reflective cracking up into the new asphalt. The fabric should be installed per the manufacturer's guidelines. Additional surface preparations, such as tack coating the existing asphalt, should be completed in general accordance with applicable sections of Standard Specification 5-04.3 of the 2014 WSDOT Manual. Page 17 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Overlay Thicknesses: We recommend the following minimum asphalt overlay sections: • Standard-duty over existing standard-duty: 1 Y, inches, • Heavy-duty over existing standard-duty: 2 inches If the recommended overlays are too thick to tie into existing grades, we recommend removing the existing pavement sections and replacing with new sections as recommended in the following New Pavement Sections portion of this report. New Asphalt Pavements: It should be realized that asphaltic pavements are not maintenance- free. The following pavement sections represent our minimum recommendations for an average level of performance during a 20-year design life; therefore, an average level of maintenance will likely be required. A 20-year pavement life typically assumes that an overlay will be placed after about 12 years. Thicker asphalt, base, and subbase courses would offer better long-term performance, but would cost more initially. Conversely, thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. Soil Design Values: Given the moisture content of the shallow soil samples, it appears that compaction of the pavement subgrade soils will be difficult to impossible. We recommend the subbase material have a minimum CBR value of 40 when compacted to 95 percent of the modified Proctor maximum dry density. Generally a material that meets the gradation criteria for Gravel Borrow (WSDOT 9-03.14(1)). Asphalt Pavement Sections: For standard-duty pavements (parking lot areas), we recommend a 3 inches of asphalt concrete over 4 inches of crushed rock base course over 5 inches of subbase. For heavy-duty pavements (main access roads, truck delivery routes, etc.), we recommend 3Y:. inches of asphalt concrete over 5 inches of crushed rock base course over 6 inches of subbase. For all new pavement sections, we recommend placing Tensar BX 1100 or approved equivalent below the pit-run subbase. Materials and Construction: We recommend the following regarding asphalt pavement materials and pavement construction. • Subgrade Preparation: Upper 12 inches of pavement subgrade should be prepared in accordance with the recommendations presented in the Subgrade Preparation section of this report. Based on the soil moisture conditions determined, it may be difficult to compact subgrade soils except during the drier summer months. • Structural Fill: All fill soils used on this project within pavement areas should have a minimum CBR value of 20 when compacted to 95 percent of the modified Proctor maximum dry density. Page 18 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 • Asphalt Concrete: We recommend that the asphalt concrete conform to Section 9-02.1 (4) for PG 64-22 Performance Grade Asphalt Cement as presented in the WSDOT Standard Specifications. We also recommend that the gradation of the asphalt aggregate conform to the aggregate gradation control points for %-inch mix as presented in Section 9-03.8(6), HMA Proportions of Materials. • Base Course: We recommend that the crushed aggregate base course conform to Section 9-03.9(3), Crushed Surfacing Base Course, as presented in the 2014 WSDOT Standard Specifications. • Subbase: We recommend the subbase consist of pit-run sand and gravel that has a minimum CBR value of 40 when compacted to a minimum of 95 percent of the modified Proctor maximum dry density. We recommend the material conform to Section 9-03.14(1 ), Gravel Borrow. • Compaction: We recommend that all subbase and base materials be compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM: D 1557. We also recommend the subgrade and base course be proof rolled with a loaded dump truck or other construction equipment weighing at least 20 tons. We recommend that asphalt be compacted to a minimum of 92 percent and a maximum of 96 percent of the theoretical maximum density. Concrete Pavements: Concrete for pavement should be produced and placed in general conformance with Section 5-05, Cement Concrete Pavement, as presented in the 2014 WSDOT Standard Specifications. Concrete pavement design recommendations are based on an assumed modulus of rupture of 580 psi and a minimum compressive strength of 4,000 psi for the concrete. We recommend the concrete have a minimum of 3 percent and a maximum of 7 percent air entrainment. Concrete Pavement Sections: For light duty pavements, we recommend 5 inches of concrete over 4 inches of crushed aggregate base over 5 inches of subbase. For heavy duty pavements, we recommend 6 inches of concrete over 4 inches of crushed aggregate base over 5 inches of subbase. Concrete Pavement Joints and Reinforcing: It is our opinion that concrete pavements should be lightly reinforced and have relatively closely spaced control joints on the order of 10 to 12 feet. We recommend using 6x6-W2.0xW2.0 welded wire in order to provide interlock across cracks that could develop in the pavement. Concrete pavements should be protected from construction traffic until a compressive strength of 3,000 psi has been achieved. Page 19 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 CLOSURE This report has been prepared for the exclusive use of Cascade Development Group and their respective successors, assigns, affiliates, and subsidiaries for this specific project. The analysis and recommendations presented in this report are based on the explorations and laboratory testing completed for this study. The number, location, and depth of the explorations were completed within the constraints of budget and site access so as to yield the information to formulate our recommendations. Project plans were in the preliminary stage at the time this report was prepared. We therefore recommend we be provided an opportunity to review the final plans and specifications when they become available in order to assess that the recommendations and design considerations presented in this report have been properly interpreted and implemented into the project design. The performance of earthwork, structural fill, foundations, and pavements depend greatly on proper site preparation and construction procedures. We recommend that ZGA be retained to provide geotechnical inspection services during the earthwork-related construction phases of the project to determine that the work being completed generally complies with the project plans and specifications. If variations in subsurface conditions are observed at that time, we can provide additional geotechnical recommendations to the contractor and design team in a timely manner as the project construction progresses. Page 20 11,q,N!l;~Aiti! BASE DRA'NING PROVIDED BY PB ARCHITECTS. 12/812015. 11 CONNECT TO EXISTING STORM LINE --~--~------~--~--:~:~~~:~~':;:;fo:~)*~~:=:t-:i:::#ifa£i::f.-:.,:·~.d:fufafr:£:M~:::,:~~:~ .,:-...,,.,_-_ == == == -5"' ~;;,o"il;.~==--==== \ \ \ z ,, ,0 • APPROXMATVlC:AI.!: IN FEET LEGEND SB-1 b,B-1 BORING NUMBER AND APPROXIMATE LOCATION BORING BY OTHERS AND APPROXIMATE LOCATION PROPOSED SONIC DRIVE~N 225 RAINER AVENUE SOUTH REITTON, WASHINGTON SITE AND EXPLORATION PLAN DATE:JANUARY2016 JobNo. 1559.01 ZlpperGeoAs.socfate-s, U.C FIGURE 1902336\hAve.W •. SuHeD 1 L~n~,WA,9SOOS SHT.1ol1 • APPENDIX A FIELD EXPLORATION PROCEDURES AND BORING LOG • FIELD EXPLORATION PROCEDURES AND LOGS Our field exploration program for this project included the completion of one boring on December 19, 2015. The approximate location of the exploration is presented on Figure 1, the Site and Exploration Plan. The following sections describe our procedures associated with the exploration. A descriptive log of the exploration is enclosed in this appendix. Soil Boring Procedures Our boring was advanced using a truck-mounted drill rig operated by Environmental Drilling, an independent drilling firm working under subcontract to ZGA. The boring was completed utilizing hollow-stem auger methods. A geotechnical engineer from our firm continuously observed the boring, logged the subsurface conditions encountered, and obtained representative soil samples. All samples were stored in moisture-tight containers and transported to our laboratory for further visual classification and possible testing. Throughout the drilling operation, soil samples were obtained at 2.5-to 5-foot depth intervals by means of the Standard Penetration Test Method. This testing and sampling procedure consists of using an auto-hammer to drive a standard 2-inch outside diameter steel split spoon sampler 18 inches into the soil with a 140-pound hammer free falling 30 inches. The number of blows required to drive the sampler through each 6-inch interval is recorded, and the total number of blows struck during the final 12 inches is recorded as the Standard Penetration Resistance, or "blow count" (N value). If a total of 50 blows are struck within any 6-inch interval, the driving is stopped and the blow count is recorded as 50 blows for the actual penetration distance. The resulting Standard Penetration Resistance values indicate the relative density of granular soils and the relative consistency of cohesive soils. The enclosed boring log describes the vertical sequence of soils and materials encountered in each boring, based primarily upon our field classifications and supported by our subsequent laboratory examination and testing. Where a soil contact was observed to be gradational, our logs indicate the average contact depth. Where a soil type changed between sample intervals, we inferred the contact depth. Our log also graphically indicate the blow count, sample type, sample number, and approximate depth of each soil sample obtained from the boring, as well as any laboratory tests performed on these soil samples. Where groundwater was encountered in the borehole, the approximate groundwater depth, and date of observation, is depicted on the log. The groundwater depth was determined by observing the water level in a hand-dug hole before drilling began. The soil descriptions presented on the boring log in this appendix are based upon the drilling action, observation of the samples secured, laboratory test results, and field logs. The various types of soils are indicated as well as the depth where the soils or characteristics of the soils changed. It should be noted that these changes may have been gradual, and if the changes occurred between sample intervals, they were inferred. • Borina Location: See Figure 1, Site and Exploration Plan Drilling Com12an:t: Environmenti;i.l Bore Hole Dia.: 8" Tog; Elevation: -Drilling Method: Hollow Stem Auger Hammer T~:i;!e: Auto 8-1 Date Drilled: 12/19/2015 Drill Rig: Truck Logged by: TAJ SOIL DESCRIPTION ~ PENETRATION RESISTANCE (blo,,;/loot) a:;(/) l Q) .l!l g I ... C E w -5 Standard Penetration Test => "' Tha stratilicaNon lines represent the approximate boundaries ~ 0:5 0 C .c " !::,. Hammer Weight and Drop: 0 "" C. ~~ t .,, between soil types. The transition may be gradual. Refer to C ;;: ., ., E <t § => f-0 report text and appendices for additional information. e 0 ,2 (f) 0:: 60 a:i (9 0 20 40 0 ~ ,Approx. 4 inches landscape bark , , ' , ------------------------------------------Loose, saturated, brown, silty gravelly SAND with pieces of g -clay (Fill) "l ~ --------------------------------------------I -Medium stiff, wet to saturated, brown, sandy SILT with trace S-1 18" 8 ~ -clay and gravel -------------------------------------------- 5-I Very soft, wet, green-gray, SILT with trace to some clay and S-2 18" 2 -sand - -I S-3 18" 5 Att. ~-------------------------------------------· -Medium stiff, wet, green-gray, clayey SILT 10· --------------------------------------------I ~ Very soft, wet, gray-green, sandy SILT with trace to some S4 15" 2 GSA - clay, trace gravel ---------------------------------------------I ,. -Stiff, wet to saturated, green-gray, sandy SILT with trace S-5 I gravel interbedded with loose, wet to saturated, green-gray, 10 -silty SAND with trace clay 15 ---Stiff, wet to saturated, gray-green, sandy SILT with trace S-6 I 15" gravel interbedded with med. dense, wet to saturated, green-~ ~ 12 GSA -gray, silty SAND wrrh trace clay 20· -----------------------------------------------Medium stiff, wet, green-gray, clayey SILT, with trace to some S-7 I 18" sand • 6 -25 SAMPLE LEGEND GROUNDWATER LEGEND <> % Fines (<0,075 mm) I 2-inch 0.0. split spoon sample D Clean Sand 0 % Water (Moisture) Content ]I 3-inch I.D. Shelby tube sample l2sl Bentonite Plastic Limit I 0 I Liquid Limtt • GrouUConcrete Natural Water Content i=l Screened Casing Proposed Sonic TESTING KEY D Blank Casing 225 Rainier Avenue S. GSA = Grain Size Analysis .,, Groundwater level at Renton, WA ~ time of drilling (ATD) or 200W a 200 Wash Analysis on date of Date: 12/19/2015 Project No.: 1559.01 ~ measurement. Gonsol. = Consolidation Test BORING Zipper Geo Associates B-1 Att. a Atterberg Limits 19023 36th Ave. W, Sutte D LOG: Lynnwood, WA Page 1 of 2 Boring Location: See Figure 1, Site and Exploration Plan Drilling Com(!any: Environmental Bore Hole Dia.: 8" Toa l;;levll!tlon: -Drilling Method: Hollow Stem Auger Hammer Tyge: Auto 8-1 Date Drilled: 12119/2015 Drill Rig: Truck Logged bt TAJ SOIL DESCRIPTION ~ PENETRATION RESISTANCE (blows/foot) " (/) 2 J!l g ~ w >, ~ • Standard Penetration Test C: Cl :, ::i _J V 0 C: cg_ The stratttication lines represent the approximate boundaries z Q. 15 "C !:, Hammer Weight and Drop: 0 ~ between soil types. The transition may be gradual. Refer to % 2: :ii C: ,: Q) Q) E <,: ~ :, f-0 reporl text and appendices tor additional information. c/i (/) E _Q 0 0 20 40 60 Ol 25 -------------------------------------------- r- r--Medium stiff, wet, brown, clayey SILT with trace fine fibrous S8 I 18' organics 6 - 30 -- r-Stiff, wet, brown, clayey SILT with trace sand and fine fibrous S-9 I 18" organics • ~ 14 ,-- 35 ---------------------------------------------- -Loose, saturated, gray, gravelly SAND with trace silt S10 I 18" 6 - 40 --------------------------------------------- - -Dense, saturated, gray sandy GRAVEL/gravelly SAND I ,. S-11 47 - 45 - - -Very dense, saturated, gray sandy GRAVEUgravelly SAND S-12 I 18" /J • 61 Boring completed at approximately 49 feet. Groundwater 50 "''"'Countererl at "''"'"'roximatelv 7 inches. SAMPLE LEGEND GROUNDWATER LEGEND () % Fines (<0.075 mm) I 2-inch O.D. split spoon sample D Clean Sand 0 % Water (Moisture) Content ][ 3-inch I.D. Shelby tube sample ~ Bentonite Plastic limit I 0 I Liquid Limit • Grout/Concrete Natural Water Content ~ Screened Casing Proposed Sonic TESTING KEY D Blank Casing 225 Rainier Avenue S. GSA = Grain Size Ana Jysis "' Grounctwater level at Renton, WA § time of drilling (A TD) or 200W = 200 Wash Analysis on date of Date: 12/19/2015 Project No.: _ 1559.01 N measurement. Consol.= Consolidation Test Zipper Geo Associates BORING Att. = Atterberg Limits 19023 36th Ave. W, Sutte D LOG: 8-1 Lynnwood, WA Page2 of2 • • APPENDIXB LABORATORY TESTING PROCEDURES AND RESULTS • • LABORATORY TESTING PROCEDURES A series of laboratory tests were performed during the course of this study to evaluate the index and geotechnical engineering properties of the subsurface soils. Descriptions of the types of tests performed are given below. Visual Classification Samples recovered from the exploration locations were visually classified in the field during the exploration program. Representative portions of the samples were carefully packaged in moisture tight containers and transported to our laboratory where the field classifications were verified or modified as required. Visual classification was generally done in accordance with the Unified Soil Classification system. Visual soil classification includes evaluation of color, relative moisture content, soil type based upon grain size, and accessory soil types included in the sample. Soil classifications are presented on the exploration logs in Appendix A. Moisture Content Determinations Moisture content determinations were performed on representative samples obtained from the exploration in order to aid in identification and correlation of soil types. The determinations were made in general accordance with the test procedures described in ASTM D2216. The results are shown on the exploration logs in Appendix A. Grain Size Analysis A grain size analysis determines the range in diameter of soil particles included in a particular sample. Grain size analyses were performed on representative samples in general accordance with ASTM D422. The results of the grain size determinations for the samples were used in classification of the soils, and are presented in this appendix. Atterberg Limits Atterberg limits are used primarily for classification and indexing of cohesive soils. The liquid and plastic limits are two of the five Atterberg limits and are defined as the moisture content of a cohesive soil at arbitrarily established limits for liquid and plastic behavior, respectively. Liquid and plastic limits were established for selected samples in general accordance with ASTM: D· 4318. The results of the Atterberg limits are presented on a plasticity chart in this appendix where the plasticity index (liquid limit minus plastic limit) is related to the liquid limit. .. '' . 60 50 40 ~ )( PLASTICITY CHART ASTM D4318 I / -------/ I / / / / .... .. , / / CH ./ / ./ / / / / / .... "'-"-- / / / / / / / ,,,, low tlast c inornanic / / ·501,s, ICSlnS, " ,, 30 .!: .a, ·;; "" ' " U) 20 .!l! c.. ,y c1ays; ' / cla 1m silts '-/ /' ' "V 10 -------/- CL-" Y//// 7 4 / / 0 0 10 20 30 uses / / / , CL/ / ./ ... ./ -1 -,efic_ ./ 40 / -·;,,-... "" ~-I ·;:,· "'': . 50 Liquid Limit% , ·o - . ' 60 Received Liquid Plastic Symbol Boling Sample Description M.C. (%) Limit Limit • B-1 S-3 ML 47 45 31 Remarks: Zigger Geo Associates, LLC PROJECT NO: 1559.01 Geotechnlcal and Environmental Consultants DATE OF TESTING: 12/22/2015 raanic sHts clays, and mvclavs u, -- ., '" u, -, 70 80 90 100 Plasticity Index Comments 13 Low Plasticlty SILT PROJECT NAME: Renton Sonic ... ( ' ,. I-::c (!l iii s: >-ID a:: w z u:: I-z w (J a:: w a. GRAIN SIZE A!'IALYSIS Test Results Summary !ZE OF OPENING IN INCHES 100 I I ! ' ' 90 80 70 ' I_ : I . ; 60 I I I 50 40 'I ii -i ' 30 I -i i ' 20 - 10 - 0 1000.000 12" 6" 3" 1112 I I I ' i I I 100.000 Coarse U.S. STANDARD SIEVE SIZE 3/4" 3ffl" ' '° 20 40 i 140 200 I I i ' I ' \ \ ' ' : : i I I ' I 11 I 10.000 1.000 0.100 PARTICLE SIZE IN MILLIMETERS I Fine Coarse I Medium I Fine Silt ASTM D422 HYDROMETER 0.010 0.001 lc1ay BOULDERS COBBLES GRAVEL SAND FINE GRAINED Comments: Exploration Sample Depth (feet) Moisture (%) Fines(%) Description 8-1 S-4 10-11.Sft. 32.7 55.2 Sandy SILT with trace gravel Project No.: 1559.01 Project Name: Zi1mer Geo Associates, LLC Geotechnical and Environmental Consullants Date a/Testing: 12/19/2015 Renton Sonic ~ . .• t GRAIN SIZE ANALYSIS Test Results Summary ASTM D 422 SIZE OF OPENING IN INCHES U.S. STANDARD SIEVE SIZE HYDROMETER 100 36" 12" r 3' 11/2'' ~·· 318" 4 10 20 40 'i' 140 200 I I ---~, 90 ' 1--80 :x: (!) iij ~ 70 > al i \ \ [I:'. w 60 z u:: 1--50 z w (..) [I:'. 40 w a. 30 20 10 . 0 1000.000 100.000 10.000 1.000 0.100 0.010 0.001 PARTICLE SIZE IN MILLIMETERS Coarse I Fine Coarse I Medium I Fine Sitt lc1ay BOULDERS COBBLES GRAVEL SAND FINE GRAINED Comments: Exploration Sample Depth (feet) Moisture(%) Fines(%) Description B-1 S-6 17.5-19 33.0 55.8 Sandy SILT with trace gravel Project No.: 1559.01 Project Name: Zil!l!er Geo Associates, LLC Geotechnical and Environmental Consultants Date ofTesting: 12/23/2015 Renton Sonic Sonic Renton 735 Hardie Avenue SW Technical Information Report Renton, Washington February 8, 2016 8716 142nd Avenue NE Redmond, WA 98052 Sonic Renton 73 5 Hardie Avenue SW Technical Information Report Renton, Washington February 8, 2016 Prepared for Cascade Development Group, LLC P.O. Box 4584 Rolling Bay, WA 98061 EXPIRES , 7 /2/17 8716 142nd Avenue NE Redmond, WA 98052 SONC-1501 TABLE OF CONTENTS SECTION 1 PROJECT OVERVIE\V 3 Project Data 3 Pre-developed Site Conditions 4 Post-developed Site Conditions 4 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET 5 SECTION 2 CONDITIONS & REQUIREMENTS SUMMARY 12 King County Surface Water Design Manual Core Requirements 12 King County Surface Water Design Manual Special Requirements: 13 SECTION 3 OFF-SITE ANALYSIS 14 Drainage System Description 14 Upstream 14 On-site 14 Downstream 14 Problem Descriptions 15 Mitigation of Existing or Potential Problems 15 SECTION 4 FLOW CONTROL & WATER QUALITY ANALYSIS AND DESIGN 16 Threshold Analysis 16 SECTION 5 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 22 Conveyance Calculations 22 SECTION 6 SPECIAL REPORTS AND STUDIES 31 SECTION 7 OTHER PERMITS 32 SECTION 8 ESC ANALYSIS AND DESIGN 33 SECTION 9 BOND QUANTITIES, FACILITY SUMMARIES 34 SECTION 10 OPERATIONS AND MAINTENANCE MANUAL 35 Technical Information Report for Sonic nenton , ebruary 8, 2016 TABLE OF FIGURES Figure I: Vicinity Map .................................................................................................................................................. 9 Figure 2: Existing Conditions ...................................................................................................................................... I 0 Figure 3: Developed Conditions .................................................................................................................................. 11 Figure 4: Existing Impervious ..................................................................................................................................... 18 Figure 5: Developed Impervious ........................................................................ , ........................................................ 19 Figure 6: Water Quality Basin ..................................................................................................................................... 21 Figure 7: Conveyance Basin ........................................................................................................................................ 24 2 Technical Information Rep , . •r Sonic Renton February 8, 2016 SECTION 1 PROJECT OVERVIEW Project Data Project: Location: Site Area: Site Soils: Areas: Surface Cover Roof/Structure Parking/Driveway Sidewalk Landscape Total The proposal is a commercial development consisting of a fast-food restaurant with surface parking and landscaping. The restaurant will occupy a single-level building. Frontage improvements consist of replacement of sidewalk and street trees. The property address is 735 Hardie Avenue. SW. The parcel is located at the east perimeter of the Walmart retail center near the intersection of Rainier Avenue S. and Hardie Avenue SW. Section 19, Township 23 North, Range 5 East, W.M. The property area is 31,815 square feet (0.73 acres). Following dedication of a 2 feet along it's east edge the property area will become 31,487 square feet (0.72 acres) The soils report for the project (ZGA, January 7'\ 2016) describes the soil profile as about 3 feet of silty gravelly sand (fill) over silt, clay and sand. Site Right-of-way Existing Developed Existing Developed 0 sf 2,657 sf 0 sf 0 sf 17,548 sf 17,917sf 0 sf 0 sf 591 sf l,784sf 768 sf 1,484 sf 13,348 sf 9,129 sf 3,496 sf 2,780 sf 31,487sf 31,487 sf 4,264 sf 4,264 sf Total Impervious (new 18,139 sf 22,358 sf 768 sf 1,484 sf ulus replaced): 3 Technical Information Report for Some "enton • ebruary8, 2016 Pre-developed Site Conditions The property is currently developed as a parking lot inside a larger retail center. Surface cover consists of asphalt pavement, concrete sidewalk and landscaping. Impervious coverage is 58 percent. The terrain is mildly sloped at grades generally less than 2 percent. Storm runoff on the property is contained onsite and collected into a single catchbasin. The site surface is dish-shaped with the catchbasin at the lowest point. Stormwater collected in the catchbasin is conveyed westward in a 12-inch diameter buried pipe that is part of the retail center's private drainage network. A pipe also enters the onsite catchbasin carrying offsite drainage from an adjacent private driveway south of the site. Post-developed Site Conditions The development is the construction of a fast-food restaurant with parked car service, drive-through service, and indoor-outdoor seating. The improvements will include a single one-story building, paved drive aisles and parking, concrete sidewalks and landscaping. Frontage improvements consist of the replacement of some sidewalk in Hardie Avenue SW and addition of street trees. The final grades will be mildly sloping less than 3 percent. The impervious coverage will be 71 percent. The drainage system will consist of buried pipes, catchbasins and a water quality facility. Runoff from the roof will be collected and conveyed separately to the existing onsite catch basin. Runoff from the remainder of the site will be collected into a Filterra treatment facility. The Filterra will be located at the low-point in the parking lot and will drain to a new catchbasin installed on an existing storm pipe. The existing storm pipe that crosses through the property will be maintained and reused to convey site discharge. There are no drainage facilities proposed for the right-of-way other than amending the soil in the landscaping to better absorb runoff from the sidewalk. Stormwater detention is not provided as the development qualifies for King County Surface Water Design Manual Exception #1 (page 1-39 of the manual). 4 ' Technical Information Rep< .. , 'Jr Sonic Renton February 8, 20 I 6 King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Cascade Development Group. LLC Address P.O. Box 4584 Rolling Bay. WA 98061 Phone~ Project Engineer Nick Bossoff P.E. Company Nick Bossoff Engineering Address/Phone 8716 142°d Ave. NE. Redmond WA 98052 Part 3 TYPE OF PERMIT APPLICATION D Subdivison D Short Subdivision D Grading 18] Commercial D Other Residential Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Renton Sonic Location Township 23 North Range __ ,,_5-'=E,.as,,,t ............. Section _ __,_19"--~ Part 4 OTHER REVIEWS AND PERMITS D DFWHPA 0 COE404 D DOE Dam Safety D FEMA Floodplain D COE Wetlands D Shoreline Management D Rockery D Structural Vaults D Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Renton Drainage Basin Black River 5 . Technical Information Report for Sonic Iienton Part 6 SITE CHARACTERISTICS D River D Stream D Critical Stream Reach D Depressions/Swales D Lake D Steep Slopes Part 7 SOILS I Soil Type Slopes Fill over silt/clay/sand -'<~2~°/c~o --~ D Additional Sheets Attached Part 8 DEVELOPMENT LIMITATIONS I , ebruary8, 2016 I D Floodplain D Wetlands D Seeps/Springs D High Groundwater Table D Groundwater Recharge D Other I I Erosion Potential Erosive Velocities Mild. Mild REFERENCE LIMITATION/SITE CONSTRAINT 181 Sec. 3-Off-site Analysis D D---------- 0 _________ _ o _________ _ o _________ _ D Additional Sheets Attached 6 Technical Information Repc ,or Sonic Renton February 8, 2016 Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ~ Sedimentation Facilities ~ Stabilize Exposed Surface ~ Stabilized Construction Entrance ~ Remove and Restore Temporary ESC ~ Perimeter Runoff Control Facilities ~ Clearing and Grading Restrictions ~ Clean and Remove All Silt and Debris ~ Cover Practices ~ Ensure Operation of Permanent Facilities ~ Construction Sequence D Flag Limits of SAO and open space D Other preservation areas D Other Part 10 Surface Water SystemPart 10 SURFACE WATER SYSTEM D Grass Lined D Tank D Infiltration Method of Analysis Channel ~ Vault D Depression ~ Pipe System D Energy D Flow Dispersal VVWHM D Open Channel Dissipater D Waiver D Dry Pond D Wetland D Regional Compensation/Mitiga D We!Pond D Stream Detention lion of Eliminated Site Storage N/A Brief Description of System Operation Runoff from the roof and parking area is collected and conveyed in pipes to the existing private storm drain that flows west. A Fllterra system is provided for water quality treatment for parking lot runoff. Facility Related Site Limitations Reference Facility Limitation 7 Technical Information Report for Sonic ,;enton Part 11 STRUCTURAL ANALYSIS D Cast in Place Vault D Retaining Wall D Rockery > 4' High D Structural on Steep Slope D Other ,·ebruary8, 2016 Part 12 EASEMENTSfTRACTS D Drainage Easement D Access Easement D Native Growth Protection Easement D Tract D Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER 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. 1-13-2016 Si ned/Date 8 ·>::: I' ..... j - viq--,, > ---,-I 'y-, ,, ,, ' 1,; " ' N tQ King County A GISCENrER , I I !if i11 ~ , I 111 1.:1 I ,d) ASf'HALl EXISTING CONDITION (I e"J 1 ,1, ., I I /:j ::::0 CB 1'l'PE --SfiL LE r .. 211;~: ( T I I I I 1'1 =40' DEVELOPED CONDITION Technical Information Report for Sonic Renton February 8, 2016 SECTION2 CONDITIONS & REQUIREMENTS SUMMARY King County Surface Water Design Manual Core Requirements: The 2009 King County Surface Water Design Manual Core and Special Requirements are being met as follows: I. Discharge at the Natural Location The existing destination of runoff from the site is through the private storm drain that flows from the onsite catchbasin to the west. The proposed site drainage system will discharge to the same private system preserving the existing flow direction. 2. Off-site Analysis An off-site analysis is included in Section 3 of this report. The analysis included an inspection of the downstream system and research. 3. Flow Control Flow control is not required as the project is below the flow rate threshold (Exception# 1 on page 1-39 of the KCSWDM). See Section 4. 4. Conveyance System Conveyance will be provided by buried pipes. 5. Temporary Erosion & Sediment Control Temporary erosion & sediment control (TESC) measures will be in place during construction. A TESC plan will be prepared as part of the permit drawings. All TESC measures proposed will conform to 2009 KCSWDM requirements (see Section 9 of this TIR). 6. Maintenance & Operations A maintenance and operations manual is provided in Section 10 of this TIR. 7. Financial Guarantees & Liability The project owner will provide bonding as required by the City. 8. Water Quality The project is a commercial development that creates more than 5,000 square feet of PGIS, is a high-use site and is therefore required to provide enhanced water quality treatment and oil control. A Filterra water quality facility is proposed. 12 Technical Information Report for Sonic Renton February 8, 2016 King County Surface Water Design Manual Special Requirements: 1. Other Adopted Area-specific Requirements There are no other adopted area-specific requirements for this site. 2. Floodplain/Floodway Delineation This site does not lie within a 100-year floodplain. 3. Flood Protection Facilities There are no flood protection facilities located on or directly adjacent to this site. 4. Source Control The project is a fast-food restaurant. The typical areas of concern for this use are roof materials, high-use parking, cleaning of vent filters in the parking lot, dumpster exposure and landscaping. The roof materials for the project will be an inert material that does not contribute pollutants to runoff. Roof materials typically include painted metals and inert membranes. Pollutants from vehicles that enter the stmm runoff will be treated in a Filterra treatment facility. Cleaning of vent filters in the parking lot such that grease enters the storm drain is not a practice allowed by the owners. The trash and recycling dumpsters will be weatherproof containers. The landscaping will not incorporate practices that are unusually polluting. Landscaping maintenance, pest treatment and fertilizing will be controlled by City, state and federal regulations. 5. Oil Control The site is a high-use site and is therefore required to provide oil control. A Filterra water quality facility is proposed. 13 Technical Information Report for Sonic Renton February 8, 2016 SECTI0N3 OFF-SITE ANALYSIS Drainage System Description Upstream Surface runoff does not flow into the site from offsite. Adjacent properties to the north and south have curbed pavement and drainage collection systems that contain runoff on those properties as does the rights-of-way to the east. The property to the west slopes down and away from the site. Drainage collected in a catchbasin at the curb of a private driveway south of the site enters and continues through the site in a 12-inch diameter buried pipe. The offsite catchbasin collects runoff from about 7,738 square feet of area that includes pavement, sidewalk and landscaping. On-site The existing site is an asphalt paved parking lot with perimeter and island landscaping. The site also includes a concrete sidewalk along its south boundary. The terrain is mildly sloped at grades generally less than 2 percent. Drainage on the property is contained onsite and collected into a single catchbasin. The site surface is dish-shaped with the catchbasin at the lowest point. Stormwater collected in the catchbasin is conveyed westward in a 12-inch diameter buried CPEP pipe. The pipe is part of a private system that extends through the Walmart site. The upstream end of the pipe system begins offsite at a catchbasin in a private driveway as mentioned above. The 12-inch diameter CPEP pipe enters the site about midway along its south boundary flowing in a northward direction. The pipe meets the onsite catchbasin at a point 83 feet north of the south site boundary. The catchbasin is drained by a 12-inch diameter CPEP pipe that flows west for 87 feet to cross the west site boundary. Downstream The pipe system that exits the site continues west and north through the Walmart parking lot, combining into the system that drains the retail center. The system passes through several catchbasins, changing from a 12-inch to an 18-inch dimeter pipe, before discharging to the head of a biofiltration swale at the northwest comer of the retail center. The biofiltration swale discharges to the 60-inch public storm main flowing west beneath SW 7th Street. The storm main eventually discharges to the Black River, a tributary of the Duwamish River. 14 Technical Information Report for Sonic Renton February 8, 2016 Problem Descriptions No drainage problems were observed in the downstream system. The existing system is comprised of pipes, junction structures and a vegetated biofiltration swale that do not show any obvious signs of insufficient capacity or stability problems. Mitigation of Existing or Potential Problems No offsite mitigations are recommended. Onsite mitigation should include safe collection, conveyance and treatment of all runoff and discharge to the existing storm system. 15 I, . _.---:--: __ J ___ -- w ,,' ::> , z !!! ' <(, a: !!! i ;;:; ~. ~ . • e • • ~. u I ' I I I ! i In -;;!. s .. -<n .a, -<D .. ,- ,- lllld- 0 .. -0- -a, .a, .. -:= M ::.- -;;!. ·-~ .. _ ,: ·, .. - Q .. -o> .. _,._ -ro -en .. ::: -"' Technical Information Report for Sonic Renton February 8, 2016 SECTION 4 FLOW CONTROL & WATER QUALITY ANALYSIS AND DESIGN Threshold Analysis Flow Control The project meets Exception #1 on page 1-39 of the KCSWDM: "The facility requirement in Basic Flow Control Areas is waived for any threshold discharge area in which the target surfaces subject to this requirement will generate no more than 0.1 cfs increase in the existing site conditions 100-year peak flow. " The I 00-year flows from the existing and developed site computed by KCRTS are listed below. Existing 100-year flow: Developed 100-year flow: Difference: 0.286 cfs 0.317 cfs 0.031 cfs KCRTS output is included on the following page. Areas: Surface Site ROW Cover Existing Developed Existing Developed . Pervious 13,348 sf 9,129 sf 3,496 sf 2,780 sf Impervious 18,139 sf 22,358 sf 768 sf 1,484 sf Total 31,487 sf 31,487 sf 4,264 sf 4,264 sf Total Existing Developed 16,844 sf 11,909 sf (0.39ac) (0.27ac) 18,907 sf 23,842 sf (0.43ac) (0.55ac) 35,751 sf 35,751 sf (0.82ac) (0.82ac) 16 Technical Information Report for Sonic Renton Flow Frequency Analysis Time Series File:ex.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0 .139 5 2/09/01 2:00 0.110 8 1/05/02 16:00 0.168 2 2/27 /03 7:00 0 .114 7 8/26/04 2:00 0 .139 6 10/28/04 16:00 0.147 4 1/18/06 16:00 0.166 3 10/26/06 0:00 0.286 1 1/09/08 6:00 Computed Peaks February 8, 2016 -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.286 1 100.00 0.168 2 25.00 0.166 3 10.00 0.147 4 5.00 0.139 5 3.00 0.139 6 2.00 0.114 7 1.30 0.110 8 1.10 0.247 50.00 0.990 0. 960 0.900 0.800 0. 667 0.500 0.231 0. 091 0.980 Flow Frequency Z\.nalysis Time Series File:dv.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.158 6 2/09/01 2:00 0.317 1 100.00 0.990 0.130 8 1/05/02 16:00 0.207 2 25. 00 0.960 0.189 3 2/27/03 7:00 0.189 3 10.00 0.900 0.142 7 8/26/04 2:00 0.171 4 5.00 0.800 0.171 4 10/28/04 16:00 0 .167 5 3.00 0.667 0.167 5 1/18/06 16:00 0.158 6 2.00 0.500 0.207 2 10/26/06 0:00 0.142 7 1. 30 0.231 0.317 1 1/09/08 6:00 0.130 8 1.10 0. 091 Computed Peaks 0.280 50.00 0.980 17 SITE ROW ~ ROOF/STRUCTURE 0 SF 0 SF D PARKING/DRIVEWAY 17,548 SF 0 SF ~ SIDEWALK 591 SF 768 SF ~ D LANDSCAPE 13,348 SF 3,496 SF 1"=40' TOTAL 31,487 SF 4,264 SF EXISTING AREAS ------------------ 0 I _... _ ___,,..:.... _____ ..... __ _ SITE ROW ~ ROOF/STRUCTURE 2,657 SF 0 SF D PARKING/DRIVEWAY 17,917 SF 0 SF ~ ~ SIDEWALK 1,784 SF 1,484 SF D LANDSCAPE 9,129 SF 2,780 SF 1 11 =40' TOTAL 31,487 SF 4,264 SF DEVELOPED AREAS Technical Information Report for Sonic Renton February 8, 2016 Water Quality The project is a commercial development that creates more than 5,000 square feet of PGiS, is a high-use site and is therefore required to provide enhanced water quality treatment and oil control. A Filterra water quality facility is proposed for the project in accordance with the blanket adjustment memorandum of June 26, 2014. The system will provide both enhanced water quality treatment and oil treatment. The Filterra system was designed using a filter hydraulic conductivity of24.81 inches per hour to ensure both oil and enhanced treatment functions. The system was sized to treat 91 % of runoff. 20 I ~ ~ I I v I ~ I I I D I I I D I I I 0 D ...... r,,------+----., D IMPERVIOUS 18,773 SF 0.43 AC ~ D PERVIOUS 8,619 SF 0.20 AC 1 11 =40' TOTAL 27,392 SF 0.63 AC WATER QUALITY BASIN WWHM2012 PROJECT REPORT General Model Information Project Name: SONC-1501prel Site Name: Renton Sonic Site Address: 735 Hardie Ave. SW. City: Renton Report Date: 2/8/2016 Gage: Seatac Data Start: 1948/10/01 Data End: 2009/09/30 Timestep: 15 Minute Precip Scale: 1.00 Version: 2015/03/18 POC Thresholds Low Flow Threshold for POC 1: High Flow Threshold for POC1: S0NC-1501prel 50 Percent of the 2 Year 50 Year 2/8/2016 5:04:12 PM Page2 • Mitigated Land Use WQ Basiin Bypass: No Groundwater: No Pervious Land Use Acres C, Lawn, Flat 0.2 Pervious Total 0.2 Impervious Land Use Acres PARKING FLAT 0.43 Impervious Total 0.43 Basin Total 0.63 Element Flows To: Surface lnterflow Groundwater Filterra Filterra SONC-1501 prel 2/8/2016 5:04:12 PM Page4 I • Mitigated Routing Filterra Bottom Length: Bottom Width: Depth: Side slope 1: Side slope 2: Side slope 3: Side slope 4: Filtration On 12.00 fl. 4.00 fl. 0.75 ft. 0 To 1 OTo 1 OTo 1 OTo 1 Hydraulic conductivity: 24.82 Depth of filter medium: 1.8 Total Volume Infiltrated (ac-fl): Total Volume Through Riser (ac-fl): Total Volume Through Facility (ac-fl): Percent Infiltrated: Total Precip Applied to Facility: Total Evap From Facility: Discharge Structure Riser Height: Riser Diameter: Element Flows To: Outlet 1 0.7ft. 100 in. Outlet 2 Sand Filter Hydraulic Table 73.858 6.928 80.787 91.42 0 0 Stage(ft) Area(ac) Volume(ac-ft) Discharge(cfs) lnfilt(cfs) 0.0000 0.001 0.000 0.000 0.000 0.0083 0.001 0.000 0.000 0.027 0.0167 0.001 0.000 0.000 0.027 0.0250 0.001 0.000 0.000 0.028 0.0333 0.001 0.000 0.000 0.028 0.0417 0.001 0.000 0.000 0.028 0.0500 0.001 0.000 0.000 0.028 0.0583 0.001 0.000 0.000 0.028 0.0667 0.001 0.000 0.000 0.028 0.0750 0.001 0.000 0.000 0.028 0.0833 0.001 0.000 0.000 0.028 0.0917 0.001 0.000 0.000 0.029 0.1000 0.001 0.000 0.000 0.029 0.1083 0.001 0.000 0.000 0.029 0.1167 0.001 0.000 0.000 0.029 0.1250 0.001 0.000 0.000 0.029 0.1333 0.001 0.000 0.000 0.029 0.1417 0.001 0.000 0.000 0.029 0.1500 0.001 0.000 0.000 0.029 0.1583 0.001 0.000 0.000 0.030 0.1667 0.001 0.000 0.000 0.030 0.1750 0.001 0.000 0.000 0.030 0.1833 0.001 0.000 0.000 0.030 0.1917 0.001 0.000 0.000 0.030 0.2000 0.001 0.000 0.000 0.030 0.2083 0.001 0.000 0.000 0.030 0.2167 0.001 0.000 0.000 0.030 0.2250 0.001 0.000 0.000 0.031 S0NC-1501prel 2/8/2016 5:04:12 PM Page6 .. 0.2333 0.001 0.000 0.000 0.031 0.2417 0.001 0.000 0.000 0.031 0.2500 0.001 0.000 0.000 0.031 0.2583 0.001 0.000 0.000 0.031 0.2667 0.001 0.000 0.000 0.031 0.2750 0.001 0.000 0.000 0.031 0.2833 0.001 0.000 0.000 0.031 0.2917 0.001 0.000 0.000 0.032 0.3000 0.001 0.000 0.000 0.032 0.3083 0.001 0.000 0.000 0.032 0.3167 0.001 0.000 0.000 0.032 0.3250 0.001 0.000 0.000 0.032 0.3333 0.001 0.000 0.000 0.032 0.3417 0.001 0.000 0.000 0.032 0.3500 0.001 0.000 0.000 0.032 0.3583 0.001 0.000 0.000 0.033 0.3667 0.001 0.000 0.000 0.033 0.3750 0.001 0.000 0.000 0.033 0.3833 0.001 0.000 0.000 0.033 0.3917 0.001 0.000 0.000 0.033 0.4000 0.001 0.000 0.000 0.033 0.4083 0.001 0.000 0.000 0.033 0.4167 0.001 0.000 0.000 0.034 0.4250 0.001 0.000 0.000 0.034 0.4333 0.001 0.000 0.000 0.034 0.4417 0.001 0.000 0.000 0.034 0.4500 0.001 0.000 0.000 0.034 0.4583 0.001 0.000 0.000 0.034 0.4667 0.001 0.000 0.000 0.034 0.4750 0.001 0.000 0.000 0.034 0.4833 0.001 0.000 0.000 0.035 0.4917 0.001 0.000 0.000 0.035 0.5000 0.001 0.000 0.000 0.035 0.5083 0.001 0.000 0.000 0.035 0.5167 0.001 0.000 0.000 0.035 0.5250 0.001 0.000 0.000 0.035 0.5333 0.001 0.000 0.000 0.035 0.5417 0.001 0.000 0.000 0.035 0.5500 0.001 0.000 0.000 0.036 0.5583 0.001 0.000 0.000 0.036 0.5667 0.001 0.000 0.000 0.036 0.5750 0.001 0.000 0.000 0.036 0.5833 0.001 0.000 0.000 0.036 0.5917 0.001 0.000 0.000 0.036 0.6000 0.001 0.000 0.000 0.036 0.6083 0.001 0.000 0.000 0.036 0.6167 0.001 0.000 0.000 0.037 0.6250 0.001 0.000 0.000 0.037 0.6333. 0.001 0.000 0.000 0.037 0.6417 0.001 0.000 0.000 0.037 0.6500 0.001 0.000 0.000 0.037 0.6583 0.001 0.000 0.000 0.037 0.6667 0.001 0.000 0.000 0.037 0.6750 0.001 0.000 0.000 0.037 0.6833 0.001 0.000 0.000 0.038 0.6917 0.001 0.000 0.000 0.038 0.7000 0.001 0.000 0.000 0.038 0.7083 0.001 0.000 0.061 0.038 S0NC-1501prel 2/8/2016 5:04:12 PM Page 7 0.7167 0.001 0.000 0.174 0.038 0.7250 0.001 0.000 0.320 0.038 0.7333 0.001 0.000 0.493 0.038 0.7417 0.001 0.000 0.690 0.038 0.7500 0.001 0.000 0.907 0.039 0.7583 0.001 0.000 1.143 0.039 S0NC-1501prel 2/8/2016 5:04:12 PM Page 8 Mitigated Schematic QB, siin .63ac : I ililterra SONC-1501 prel 2/8/2016 5:04:55 PM Page 19 Disclaimer Legal Notice This program and accompanying documentation are provided 'as-is' without warranty of any kind. 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Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com SONC-1501 prel 2/8/2016 5:04:55 PM Page 32 Technical Information Report for Sonic Renton February 8, 2016 SECTIONS CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance Calculations A uniform flow analysis is presented in this section for the site conveyance system. There are three drainage subbasins: Basin A is the area draining to the Filterra system; Basin B is the roof drainage; Basin C is offsite drainage that contributes to the pipe system that flows through the site. The 100-year rational method flow for each basin is computed as follows. 100-year/24-hour (P100) = 3.90 inches (KCSWDM) i100 = (2.61) T/0·63 ) for Tc= minimum 6.3 minutes = (2.61) 6.3(-0.63) =0.82 I100 = i100P100 = (0.82)(3.90) = 3.2 inches Q100= CAI Where C = 0.9 for impervious and 0.25 for pervious areas For example, Basin A: Q100 = ((0.9)(0.43)+(0.25)(0.20))(3.2) = 1.40 cubic feet per second The basin areas and pipe capacities and calculated flow rates are tabulated below. 22 Technical Information Report for Sonic Renton February 8, 2016 Areas: Basin Impervious Pervious 100-yr Flow Basin A 0.43 ac 0.20 ac 1.40 cfs Basin B 0.06 ac 0 ac 0.17 cfs Basin C 0.16 ac 0.02 ac 0.48 cfs Pipe Details: Pipe Diameter Slope Capacity 100-yr Flow SF-CB#2 8" 1.67% 1.56 cfs 1.40 cfs Roof to CB#3 6" 2.00% 0.79 cfs 0.17 cfs CB#4-CB#3 12" 0.23% 1.71 cfs 0.48 cfs CB#3-CB#2 12" 0.52% 2.57 cfs 0.65 cfs CB#2-CB#l 12" 0.52% 2.57 cfs 2.05 cfs The system therefore has adequate capacity to convey the expected 100-year flow rate. 23 u, 0 u, 0 CB#1 SD BASIN A BASIN B BASIN C TOTAL I• I I SD -- BASIN A ~ D CB#3 D CB#2 SF u, 0 0 CB#4- BASIN C L------.,.--w-.,.--r ~ \. TRAFFIC ISLAND ---:,-- IMPERVIOUS PERVIOUS TOTAL 18,773 SF 8,619 SF 27,392 SF 2,657 SF 0 SF 2,657 SF 6,876 SF 862 SF 7,738 SF 28,306 SF 9,481 SF 37,787 SF .. ! ~ 111 =401 CONVEYANCE BASINS FIGURE 3.2.J.D 100-YEAR 24-HOUR ISOPLUVIALS WESTERN KING COUNTY 100-Year 24-Hour Precipitation in Inches 2009 Surface Water Design Manual ~-,-, """'"'I--;r---- 3-17 --_ ---, -· l'. » --~ ,1 . I • •: 3.2.1 RATIONAL METHOD 119/2009 MANNING'S EQUATION FOR PIPE FLOW Project: Renton Sonic Location: SF-CB#2 By: NB Chk. By: Date: 2/8/2016 Date: mdo version 12.8.00 Mannings Formula Q=( 1.486/n )AR" 21's 112 R=NP A=cross sectional area P=wetted perimeter S=slope of channel n=Manning's roughness coefficient Wetted Hydraulic V=(1.49/n)R/'s112 Q=VxA Solution to Mannings Equation Area.fl' Perimeter, ft Radius, ft velocity ft/s flow, els 0.35 2.09 0.17 4.47 1.56 Created by: Mike O'Shea D= d= n= 0= S= Clear Data Entry Cells INPUT 8 inches 8 inches 0.013 mannings coeff 0.0 degrees 0.0167 slope in/in Manning's n-values PVC 0.01 PE (<9"dia) 0.015 PE (>12"dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Cone 0.013 MANNING'S EQUATION FOR PIPE FLOW Project: Renton Sonic Location: Roof to CB#3 By: NB Chk. Bv: Date: 2/8/2016 Date: mdo version 12.8.00 Mannings Formula Q=(1.486/n)ARh 213 S 112 R=A/P A=cross sectional area P;::wetted perimeter S=slope of channel n=Manning's roughness coefficient Wetted Hydraulic V=(1.49/n)Rh213 S 112 Q=VxA Solution to Mannings Equation Area,ft2 Perimeter, ft Radius, ft velocity fUs flow, cfs 0.20 1.57 0.13 4.04 0.79 Created by: Mike O'Shea D= d= n= 6= S= IClear Data Entry Cells INPUT 6 inches 6 inches 0.013 mannings coeff 0.0 degrees 0.02 slope in/in Manning's n-values PVC 0.01 PE (<9"dia) 0.015 PE (>12"dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Cone 0.013 MANNING'S EQUATION FOR PIPE FLOW Project: Renton Sonic Location: By: NB Chk. Bv: Date: 2/8/2016 Date: mdo Mannings Formula Q=(1.486/n)AR/3 S 112 R=A/P rr-----=----------~----, A=cross sectional area P=wetted perimeter S=slope of channel n=Manning's roughness coefficient V=(1.49/n)R/13S112 Q=VxA Solution to Mannings Equation Wetted Hydraulic Area,ft 2 Perimeter, ft Radius, ft velocity ftls flow, els 0.79 3.14 0.25 3.27 2.57 Created by: Mike O'Shea D= d= n= 6= S= CB#2-CB#1 version 12.8.00 Clear Data Entry Cells ' INPUT 12 inches 12 inches 0.013 mannings coeff 0.0 degrees 0.0052 slope in/in Manning's n-values PVC 0.01 PE (<9"dia) 0.015 PE (>12"dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Cone 0.013 MANNING'S EQUATION FOR PIPE FLOW Project: Renton Sonic Location: CB#3-CB#2 By: NB Chk. Bv: Date: 2/8/2016 Date: mdo version 12.8.00 Mannings Formula 0=(1.486/n)ARh 213 8 112 R=A/P A=cross sectional area P=wetted perimeter S=slope of channel n=Manning's roughness coefficient Wetted Hydraulic 8 V=(1.49/n)R,'13 S 112 Q=VxA Solution to Mannings Equation Area,ft2 Perimeter, ft Radius, ft velocity ft/s flow, cfs 0.79 3.14 0.25 3.27 2.57 Created by: Mike O'Shea D= d= n= 8= S= Clear Data Entry Cells INPUT 12 inches 12 inches 0.013 mannings coeff 0.0 degrees 0.0052 slope in/in Manning's n-values PVC 0.01 PE (<9"dia) 0.015 PE (> 12"dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Cone 0.013 MANNING'S EQUATION FOR PIPE FLOW Project Renton Sonic By: NB Chk. Bv: Location: Date: 2/8/2016 Date: Mannings Formula Q=(1.486/n)AR/3 S 112 R=A/P 0 -------- d ~ . D A=cross sectional area P=wetted perimeter S=slope of channel n=Manning's roughness coefficient Wetted Hydraulic V=(1.49/n)R• 213 S 112 Q=VxA Solution to Mannings Equation Area,tt2 Perimeter, ft Radius, ft velocity ft/s flow, cfs 0.79 3.14 0.25 2.18 1.71 Created by: Mike O"Shea CB#4-CB#3 mdo version 12.8.00 Clear Data I Entry Cells INPUT D= 12 inches d= 12 inches n= 0.013 mannings coeff 8= 0.0 degrees S= 0.0023 slope in/in Manning's n-values PVC 0.01 PE (<9""dia) O.D15 PE (>12""dia) 0.02 PE(9-12"dia) 0.017 CMP 0.025 ADS N12 0.012 HCMP 0.023 Cone 0.013 Technical Information Report JOr Sonic Renton February 8, 20 I 6 SECTION 6 SPECIAL REPORTS AND STUDIES A soils report was prepared by ZGA (January 7th, 2016) and is included in the section. 31 Technical Information Report for Sonic Renton February 8, 2016 SECTION6 SPECIAL REPORTS AND STUDIES A soils report was prepared by ZGA (January 71\ 2016) and is included in the section. 31 • GEOTECHNICAL ENGINEERING REPORT PROPOSED SONIC DRIVE-IN 225 RAINIER AVENUE SOUTH RENTON, WASHINGTON Project No. 1559.01 January 25, 2016 Prepared for: Cascade Development Group Prepared by: ZGA Zipper Geo Associates, LLC Geotechnical and Environmental Consultants 19023 35th Avenue W., Suite D Lynnwood, WA 98036 Zipper Geo Associates. LLC Geotechnical and Environmental Consulting January 25, 2016 Project No. 1559.01 Cascade Development Group, LLC P.O. Box 4584 Rolling Bay, WA 98061 Attention: Mr. Don Morris Subject: Subsurface Exploration and Geotechnical Engineering Evaluation Proposed Sonic Drive-In Rainier Avenue South and Hardie Avenue SW Renton, Washington Dear Mr. Morris, In accordance with your request and authorization, Zipper Geo Associates, LLC (ZGA) has completed the final geotechnical engineering report for the above-referenced project. This report presents the findings of the subsurface exploration and geotechnical recommendations for the project. Our work was completed in general accordance with our Proposed Scope of Services and Cost Estimate (Proposal No. P15300) dated December 10, 2015. Written authorization to proceed was provided by Cascade Development Group on December 14, 2015. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report, or if we may be of further service, please contact us. Sincerely, Zipper Geo Associates LLC Thomas A. Jones, P.E. Managing Principal 19023 35th Avenue West, Suite D Lynnwood, WA 98036 Robert A. Ross, P.E. Principal (425) 582-9928 TABLE OF CONTENTS INTRODUCTION ......................................................................................................................... 1 SITE DESCRIPTION ..................................................................................................................... 1 PROJECT UNDERSTANDING ................................................................................................... 1 SUBSURFACE CONDITIONS .............. . . ............................................................................... 2 Published Geologic Mapping ..... . . ......................................................................... 2 Soil Conditions ............................ .. . ............................................................................ 2 Groundwater ................................ . . ............................................................................ 2 CONCLUSIONS AND RECOMMENDATIONS .............................................................................. 3 General Considerations.............. .. ............................................................................. 3 SEISMIC CONSIDERATIONS ......... . . .................................................................................. 3 SITE PREPARATION ...................... .. . ............................................................................ 5 STRUCTURAL FILL ..................................................................................................................... 8 UTILITY TRENCHING AND BACKFILLING .............................................................................. 10 TEMPORARY AND PERMANENT SLOPES ............................................................................ 11 BUILDING FOUNDATIONS .......... .. . .......................................................................... 12 Augercast Piles .................................................................................................................... 12 Ground Improvement .................... .. . ........................................................................... 13 Non-Building Shallow Foundations ... . . ............................................................................. 15 SLAB-ON-GRADE CONCRETE FLOOR ................................................................................... 16 DRAINAGE CONSIDERATIONS ............................................................................................... 17 PAVEMENTS......................................... . ......................................................................... 17 Existing Pavements .. .. .. .. . .. .... . .. . . ............................................................................. 17 Asphalt Overlays ........................................ : ·.: ..................................................................... 17 New Asphalt Pavements ..................... .' ...... , ... : ..................................................................... 18 Concrete Pavements ....................... ,: .... : ............................................................................. 19 CLOSURE ........................................................... .':.:: .................................................................. 20 FIGURES Figure 1 -Site and Exploration Plan APPENDICES Appendix A -Subsurface Exploration Procedures and Boring Log Appendix B -Laboratory Testing Procedures and Results Cover Page Image Credit Google Earth INTRODUCTION GEOTECHNICAL ENGINEERING REPORT PROPOSED SONIC DRIVE-IN 225 RAINIER AVENUE SOUTH RENTON, WASHINGTON Project No. 1559.01 January 25, 2016 This report documents the subsurface conditions encountered at the project site and our geotechnical engineering recommendations relative to the proposed project. Supporting data including geotechnical exploration logs, field exploration procedures, results of laboratory testing and other supporting information are presented as appendices. Geotechnical evaluation of the site was completed on December 19, 2015. A single boring (B-1) was drilled to a depth of approximately 49 feet below existing grade. The approximate location of the boring is presented on Figure 1, the Site and Exploration Plan. A log of the boring is presented in Appendix A of this report. Laboratory test procedures and results are presented in Appendix B. SITE DESCRIPTION The project site is located on the east side of an existing Walmart development located at 743 Rainier Avenue in Renton, Washington at the intersection of Rainier Avenue and Hardie Avenue SW. The site is bordered to the west by the Walmart development, to the north by an asphalt covered parking lot, to the east by Rainier Avenue and Hardie Avenue SW, and to the south by an access driveway and a gas station beyond. Topographic relief across the site is estimated to be on the order of a couple feet. The site is bordered by the following: North: Asphalt covered parking area, South: Walmart entrance and gas station, East: Rainier Avenue and Hardie Avenue SW, West: Walmart development. PROJECT UNDERSTANDING The proposed project includes the construction of a one-story, approximately 2,700 square foot restaurant building. We understand the slab on grade finish floor elevation of the building will be 26.25 feet. Based on the proposed floor elevation, it appears that 1 to 2 feet of fill in the building pad may be necessary (after stripping) in order to establish the floor subgrade. We are not aware of any planned slopes that will be steeper than 3H: 1V or the need for any free-standing retaining walls. A drive-thru lane, parking, and landscaping is also planned. Page 1 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 SUBSURFACE CONDITIONS Published Geologic Mapping The Geologic Map of the Renton Quadrangle, King County, Washington (1965) by the U.S. Geological Survey, indicates the surficial geologic conditions mapped at and around the site consist of Recent Alluvial Deposits. The alluvium is described as sand and gravel deposited by the Cedar River and associated thin beds of silt, clay and peat. According to the USDA Soil Conservation Service, Soil Survey for King County Area, Washington, 1973, as well as the USDA Natural Resource Conservation Service, Web Soil Survey for King County Area, Washington, (http://websoilsurvey.nrcs.usda.gov/app/HomePage.html, the site is mapped as Urban land (Ur). Urban land is soil that has been modified by disturbance of the natural layers with additions of fill material several feet thick to accommodate development. Therefore, no soil characteristics are available and no USDA soil data is included in this report. Soil Conditions Soil descriptions presented in this report are based on the subsurface conditions encountered in the boring completed for this project. Variations in subsurface conditions may exist across the site and the nature and extent of variations may not become evident until construction. If variations then appear, it may be necessary to reevaluate the recommendations presented in this report. Specific conditions encountered at the boring location are presented on boring log B-1. Stratification boundaries on the logs represent the approximate location of changes in soil types; in situ, the transition between materials may be gradual. A detailed boring log is presented in Appendix A of this report. The subsurface conditions encountered in boring B-1 consisted of approximately 4 inches of landscape bark over loose, wet to saturated, silty gravelly sand that extended to a depth of approximately 3 feet below grade. This material was interpreted to be probable fill. Very soft to stiff silt with varying proportions of clay and sand was encountered below the fill and extended to a depth of approximately 36% feet. The silt between 25 and 36 feet contained fine pieces of fibrous organics. Below the fine-grained soils loose grading to very dense, interbedded gravelly sand and sandy gravel was encountered to the full depth explored of 49 feet. Groundwater Groundwater was encountered in boring B-1 at the time of drilling at a depth of approximately 1 foot below grade. As part of a previous Phase 11 Environmental Site Assessment for the Wal mart store, a groundwater monitor well was installed in a boring completed on the current project site (B-39) on October 7, 2009. On October 12, 2009, a water level reading was taken and reported to approximately 9 feet below grade. Additional well information was obtained from the Washington State Department of Ecology for the neighboring Mobil gas station (formerly USA Petro Mart) and Renton Honda sites. Groundwater depths of 8 to 10 feet were reported for those sites. The Page 2 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 observed groundwater level on December 19, 2015 may have been perched within the granular fill soils, although the moisture contents of all of the collected soil samples were relatively high. These water level observation provides an approximate indication of the groundwater conditions existing on the site at the time the exploration was completed. Fluctuations of the groundwater levels will likely occur due to seasonal variations in the amount of rainfall, runoff and other factors not evident at the time the explorations were performed. Therefore, groundwater levels during construction or at other times in the life of the structure may be higher than indicated on the logs. The possibility of groundwater level fluctuations and perched water should be considered when developing the design and construction plans for the project. CONCLUSIONS AND RECOMMENDATIONS General Considerations In our opinion, development as proposed is feasible from a geotechnical engineering standpoint based on the conditions encountered. Our analyses and related conclusions and recommendations are based on the subsurface evaluation and laboratory testing completed. Differing soil conditions than those observed in our boring may become evident during construction and the recommendation presented herein may need to be modified if the observed soil conditions vary from those reported. Our recommendations are also based on the assumption that earthwork for site grading, utilities, foundations, floor slabs, and pavements will be monitored by Zipper Geo Associates. A brief summary of unique geotechnical aspects of the project that may impact schedule and cost are as follows: Liquefaction: The site is underlain by loose to medium dense granular soils that are susceptible to liquefaction during a design earthquake. Our analyses indicate that post-liquefaction settlements on the order of 5 to 10 inches are possible. Due to the liquefaction potential, we recommend the proposed building be supported on augercast piles, stone columns or rammed aggregate piers. SEISMIC CONSIDERATIONS Seismic Setting: According to the United States Geological Survey Quaternary Fault and Fold Database for the United States (http://geohazards.usgs.gov/qfaults/map.php), the nearest mapped fault to the project site is the Seattle Fault Zone. The project site is approximately 3% miles south of the southern extent of the fault zone. The fault zone is approximately 4 to 7 kilometers wide and is described as extending from the Cascade Mountain Range on the east to Hood Canal to the west. The zone consists of 3 or more south-dipping thrust faults. It has an average strike of N85°W and a dip direction to the south. Its slip rate is reported to be 0.2 to 1.0 mm/yr. Based on the information described above, we estimate that the risk associated with surface rupture at the site is low. Seismic Induced Liquefaction: Liquefaction is a phenomenon wherein saturated cohesionless soils build up excess pore water pressures during earthquake loading. Liquefaction typically occurs Page 3 \ Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 in loose soils, but may occur in denser soils if the ground shaking is sufficiently strong. ZGA completed a liquefaction analysis in general accordance with Section 1803.5.12 of the 2012 IBC and Section 11.8.3 of ASCE 7-10. Specifically, our analysis used the following primary seismic ground motion parameters. A Maximum Considered Earthquake Geometric Mean (MCEG) Peak Ground Acceleration of 0.59g, based on Figure 22-7 of ASCE 7-10. A Modified Peak Ground Acceleration (PGAM) of 0.53g based on Site Class E, per Section 11.8.3 of ASCE 7-10 (Site Class modification to MCEG without regard to liquefaction in accordance with Sections 11.4.7 and 20.3.1 of ASCE 7-10). A Geometric Mean Magnitude of 6.83 based on 2008 USGS National Seismic Hazard Mapping Project deaggregation data for a seismic event with a 2 percent probability of exceedance in 50 years (2,475 year return period). Our liquefaction analysis was completed using the computer program LiquefyPro Version 5.8. Our analysis was based on the subsurface conditions and blowcount data obtained from boring B-1, and laboratory test results. Our analysis indicates the potential for liquefaction in soil intervals between the groundwater table (1 foot) and a depth of approximately 40 feet below existing grade is high. We estimate that total liquefaction-induced settlements of approximately 5 to 10 inches and differential settlements of approximately 2.5 to 5 inches differential over 40 feet could be experienced at the ground surface during the design seismic event. A report, with maps, titled Liquefaction Susceptibility for the Des Moines and Renton 7.5-Minute Quadrangles, Washington, (Geologic Map GM-41), prepared by the Washington State Department of Natural Resources, delineates the site as being underlain by Category 1 soil deposits. Category 1 soil deposits are defined as having a high susceptibility to liquefaction. The report presents a written communication after the 1965, Richter magnitude 6.5, Seattle-Tacoma earthquake. Reportedly, a house about 1,500 feet east-northeast of the project site experienced settlement of about 2Yz inches and an area approximately 2,500 feet east-northeast of the project site near the intersection of Burnett Street and 7th Avenue had dropped as much as 2 feet in some places. IBC Seismic Design Parameters: Based on the liquefaction potential of some of the soils underlying the proposed building, the IBC states: "Soils vulnerable to potential failure or collapse under seismic loading such as liquefiable soils" be classified in Site Class F. However, for structures with a fundamental period of less than 0.5 second, Section 20.3.1 of ASCE 7-05 allows the site coefficients Fa and Fv to be determined disregarding the potential for liquefaction. Therefore, the site conditions, based on blowcounts obtained during drilling, correspond to Site Class E. Values provided below are based upon data from USGS National Seismic Hazard Mapping Project. The following table summarizes our recommended seismic design criteria. Page 4 '\ Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Seismic Design Criteria 2009 International Building Code Site Classification Site Class E1 -Average soil profile within the top 100 feet consisting predominantly of soft clay and loose granular soils (IBC) characterized by average Standard Penetration Test blowcounts of less than 15. Site Latitude/Longitude 47.4724° N/122.2183°W Spectral Short-Period Acceleration, S, 1.438g (Site Class B) Spectral 1-Second Acceleration, S1 0.537g (Site Class B) Stte Coefficient for a Short Period, F, 0.9 Site Coefficient for a 1-Second Period, F, 2.4 Spectral Acceleration for a 0.2-Second Period, S.11, 1.295g (Site Class E) -------- Spectral Acceleration for a 1-Second Period, SM1 1.289g (Site Class E) ---------I-- Design Short-Period Spectral Acceleration:_~~----0.863g (Site Class E) Design 1-Second Spectral Acceleration, So, 0.860g (Site Class E) 1 Note: Based on borings completed and our familiarity with deeper geologic conditions in the project area. SITE PREPARATION Existing Utilities: All existing underground utilities and structures within the proposed building footprint should be relocated or abandoned. We recommend they be completely removed from within and 5 feet beyond the building pad. Utilities should be abandoned in accordance with all local, state and federal regulations. Localized excavations made for removal of structures and utilities backfilled with structural fill material placed and compacted in accordance with the Structural Fill section of this report. Utilities outside the building envelope could be abandoned in place, provided they are fully grouted with controlled density fill (GDF) and the trench backfill is density tested to verify that it meets the compaction levels specified in this report. Erosion Control Measures: Stripped surfaces and soil stockpiles are typically a source of runoff sediments. We recommend that silt fences, berms, and/or swales be installed around the downslope side of stripped areas and stockpiles in order to capture runoff water and sediment. If earthwork occurs during wet weather, we recommend that all stripped surfaces be covered with straw to reduce runoff erosion, whereas soil stockpiles should be protected with anchored plastic sheeting. We recommend that all temporary erosion and sediment control measures (TESC) be installed in accordance with project plans. Temporary Site Drainage: Stripping, excavation, grading, and subgrade preparation should be performed in a manner and sequence that will provide drainage at all times and provide proper control of erosion. If prolonged or substantial precipitation is anticipated, we recommend the open areas of the site be graded to prevent water from ponding in construction areas and/or flowing into excavations. Accumulated water should be pumped from temporary sumps in order to reduce potential damage or saturation of the subgrade soils. We recommend that sand bags or asphalt berms/curbs be used to divert parking Jot runoff away from the building pad excavation. Equipment Page 5 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA ProjectNo. 1559.01 January 25, 2016 access may be limited and the amount of soil rendered unfit for use as structural fill may be greatly increased if drainage efforts are not accomplished in a timely manner. Construction Dewatering: Based on the groundwater condition encountered at the time of drilling, dewatering may be necessary within the anticipated excavation depths. Given the granular nature of the material encountered within the upper approximate 5 feet, the rate and duration of flow to dewatering points could be relatively substantial. This will be dependent on the time of year, precipitation before and during construction, and the depth of the excavations. We recommend the contractor be responsible for developing and maintaining a dewatering system appropriate for the conditions at the time of construction. We further recommend that contractors be provided the opportunity to observe the groundwater conditions prior to bidding in order to budget for the appropriate level of dewatering. Clearing and Stripping: Site preparation will require removing surface vegetation and its associated root systems, topsoil, and other deleterious materials within planned building and pavement areas. Such materials are only anticipated within existing landscape areas and not beneath the pavements. Organic-rich materials generated from landscape areas should be considered unsuitable for reuse as structural fill. Actual removal depths should be determined by a qualified geotechnical engineer at the time of grading. Limited amounts of asphalt will need to be stripped from the building pad. We recommend these materials be removed from the site. Subgrade Preparation: After stripping and removing asphalt pavement, the exposed subgrade would likely consist of a variety of fill soils such as gravelly sand with silt, silty sand with gravel, or sandy silt. The exposed soils should be expected to be wet and very sensitive to disturbance and construction activities should be planned to reduce disturbance of the exposed soils. The method of stripping and filling will need to consider the moisture content of the existing soils at the time of earthwork relative to subgrade preparation, preservation, and placement of any new fill above these materials. Subgrade soils that become disturbed due to elevated moisture conditions should be over-excavated and replaced with compacted satisfactory structural fill. Wet season earthwork may require additional mitigative measures to protect the subgrade beyond that which would be expected during the drier summer months. It is our interpretation that the granular soils typically encountered within the upper 2 to 2% feet in the building area is probable structural fill placed as a result of past development. Compaction and proof-rolling of the exposed subgrade will be difficult to impossible unless soil moisture is substantially lower at the time of construction. Soils that cannot be compacted and that are soft, yielding or otherwise uncompactable, should be over-excavated and replaced with structural fill. Alternatively, wet soils that cannot be dried, could be blended with cement. All replacement fill should be compacted in accordance with the Structural Fill section of this report. We recommend Page 6 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 that all subgrade preparation and compaction be observed by ZGA prior to the placement of additional structural fill. Wet Soil Conditions: In our opinion, earthwork should completed during periods of the year when the moisture content of the soils can be controlled by aeration and drying. If earthwork takes place during extended periods of wet weather, or if the soil moisture conditions are elevated more than about 2 percent above the optimum moisture content, the soils could become unstable, or uncompactable due to high moisture conditions. In this case, we recommend the soil be over- excavated to a sufficient depth in order to develop stable subgrade soils that can be compacted to the minimum recommended levels. The severity of construction problems will be dependent, in part, on the precautions taken by the contractor to protect the subgrade soils. Methods of stabilizing wet soils could include scarification, aeration and recompaction, removal of unstable materials and replacement with granular fill (with or without geotextiles) and stabilization with cement. The most suitable method of stabilization, if required, will be dependent upon factors such as schedule, weather, and the size of area to be stabilized and the nature of the instability. Performing site grading operations during the warmer and drier months would aid in reducing potential need for subgrade stabilization. • Scarification and recompaction -It may be feasible to scarify, dry, and recompact the exposed soils. The success of this procedure would depend primarily on the in-situ soil moisture conditions at the time of earthwork and on favorable weather and sufficient time to dry the soils. Even with adequate time and weather, stable subgrades may not be achievable if the thickness of the soft soil is greater than about 1 to 1 Y, feet. • Crushed rock mat-The use of crushed gravel and quarry spalls could be considered to improve subgrade stability. The use of high modulus geotextiles (such as Mirafi 600X orTensar TX140 geog rid) are not recommended due to the need for pile foundations or soil improvement. The maximum particle size of granular material should not exceed 2 inches. Over-excavations should be backfilled with structural fill material placed and compacted in accordance with the Structural Fill section of this report. Subgrade preparation and selection, placement, and compaction of structural fill should be performed under engineering controlled conditions in accordance with the project specifications. • Cement stabilization -Improvement of subgrades with Portland cement could be considered for unstable soils. Cement modification should be performed by a pre-qualified contractor having experience with successfully stabilizing subgrades in the project area on similar sized projects with similar soil conditions. The hazards of cement blowing across the site or onto adjacent property should also be considered. The use of cement will increase the strength and durability of the soils, and make wet soils easier to compact. If cement amendment of the native soils is a possibility, we recommend that a soil-cement mix design be completed prior to Page 7 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 construction at a range of moisture contents so that adjustments in the cement ratio can be made at the time of construction. Due to the potential for increased corrosion potential under the building pad due to the increase in pH from the addition of cement, we do not recommend chemical treatment of the building pad soils. The building pad should be surfaced with "select" naturally-occurring granular material or free-draining crushed aggregate and crowned to promote drainage towards perimeter collection points. Select soils are specified in the Structural Fill section of this report. Subgrade Protection: If it becomes necessary to protect the subgrade during wet weather, we recommend that dedicated haul roads or lay-down areas be constructed with a minimum of 12 inches of 2-to 4-inch quarry spalls, free-draining permeable ballast, or crushed recycled concrete of equivalent gradation. Permeable ballast is defined in Section 9-03.9(2) of the 2014 Washington State Department of Transportation (WSDOT) Standard Specifications for Road Bridge and Municipal Construction (Publication M 41-10). The level of subgrade protection should be determined by the contractor at the time of construction and will be a function of the type and magnitude of traffic over the work areas and the effectiveness of controlling runoff and draining areas where runoff or groundwater collects. Freezing Conditions: If earthwork takes place during freezing conditions, all exposed subgrades should be allowed to thaw and then be recompacted prior to placing subsequent lifts of structural fill. Alternatively, the frozen material could be stripped from the subgrade to expose unfrozen soil prior to placing subsequent lifts of fill or foundation components. The frozen soil should not be reused as structural fill until allowed to thaw and adjusted to the proper moisture content, which may not be possible during winter months. STRUCTURAL FILL Structural fill includes any material placed below foundations, floor slab, appurtenances and pavement sections, within utility trenches, and behind retaining walls. Prior to the placement of structural fill, all surfaces to receive fill should be prepared as previously recommended in the Site Preparation section of this report. Laboratory Testing: Representative samples of on-site and imported soils to be used as structural fill should be submitted for laboratory testing at least 4 days in advance of its intended use. Imported Fill Properties: We recommend that imported soils used for structural fill consist of granular material that complies with WSDOT Standard Specification 9-03.14(1), Gravel Borrow. We also recommend that the material have less than 3 percent organics and be free of vegetation, debris, roots and sticks larger than Y, inch in diameter. Re-Use of Site Soils as Structural Fill: The suitability of soil for use as structural fill will depend on the time of year, the moisture content of the soil, and the fines content (that portion passing the Page 8 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 U.S. No. 200 sieve) of the soil. As the amount of fines increases, the soil becomes increasingly sensitive to small changes in moisture content. Soils containing more than about 5 percent fines (such as most of the native on-site soils) cannot be consistently compacted to the appropriate levels when the moisture content is more than approximately 2 percent above or below the optimum moisture content (per ASTM D1557). Optimum moisture content is that moisture content which results in the greatest compacted dry density with a specified compactive effort. Based on the groundwater conditions and soil moisture levels encountered, it is our opinion that the existing near-surface soils encountered on site are not suitable for reuse as structural fill. We recommend that all fine-grained silts encountered at the site only be used for non-structural applications such as landscaping. Organic-rich soil derived from earthwork activities should only be utilized in landscape areas or exported from the site. Imported Select Structural Fill for Grading: Imported structural fill may be required due to weather or other reasons. The appropriate type of imported structural fill will depend on weather conditions. During extended periods of dry weather, we recommend imported fill meet the recommended criteria presented above for satisfactory fill. During wet weather, higher-quality "select" structural fill might be required. In this case, we recommend that imported structural fill meet the requirements for Gravel Borrow as specified in Section 9-03.14(1) of the 2014 WSDOT Standard Specifications with the modification that the percent passing the U.S. No. 200 sieve be limited to 5 percent. Materials with higher silt and clay content that meets WSDOT Standard Specification 9-03.14(3), Common Borrow could be used but this type of material has a greater potential to retain soil moisture and a greater potential to wick soil moisture up to the bottom of the floor slab. Pavement Subgrades: Any structural fill used within one foot of pavement subgrade should have a minimum CBR value of 20 when compacted to a minimum of 95 percent of the modified Proctor maximum dry density. A CBR value of 20 is representative of locally available soils that typically have a non-plastic fines content of less than 25 percent. Fill Placement and Compaction Criteria: Each lift of fill should be compacted using compaction equipment suitable for the soil type and lift thickness. However, we recommend that the maximum lift thickness be 1 O inches. Each lift of fill should be compacted to the minimum levels recommended in the following table based on the maximum laboratory dry density as determined by the ASTM 01557 Modified Proctor Test. Structural fill for roadways and utility trenches in municipal rights-of-way should be placed and compacted in accordance with the jurisdiction codes and standards. The moisture content of the fill at the time of placement should be within plus or minus 2 percent of optimum moisture content for compaction of granular soils. We recommend that ZGA be present during grading so that an adequate number of density tests may be conducted as structural fill placement occurs. In this way, the adequacy of the earthwork may be evaluated as it proceeds .. Our recommendations for soil compaction are summarized in the following table. Page 9 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 RECOMMENDED SOIL COMPACTION LEVELS Location Minimum Percent Compaction Modified Proctor All fill below building floor slabs, foundations and appurtenances 95 Upper 2 feet of fill below pavements 95 Pavement fill below two feet 92 Retaining wall backfill less than 2 feet from wall 90 Retaining wall backfill more than 2 feet from wall 92 Upper two feet of utility trench backfill 95 Utility trenches below two feet 92 Landscape Areas 90 UTILITY TRENCHING AND BACKFILLING Trenching: We recommend that utility trenching conform to all applicable federal, state, and local regulations, such as OSHA and WISHA, for open excavations. Some excavation sidewall stability problems should be expected where soils are wet or they extend into groundwater. Flatter temporary slopes, temporary bracing or trench box shoring will be necessary to support utility trench sidewalls. Trench Dewatering: Depending on the time of year, excavations for utilities could possibly extend below the groundwater table. Groundwater flow in the granular soils should be expected to be moderate to heavy. If dewatering becomes necessary, ii should be designed, operated and maintained by the contractor based on the conditions encountered. Depending on the time of year, the presence of groundwater and elevation of the groundwater table could be as high as that encountered in the boring. Utility Subgrade Preparation: We recommend that all utility subgrades be firm and unyielding and free of all soils that are loose, disturbed, or pumping. Such soils should be removed and replaced. All structural fill used to replace over-excavated soils should be compacted as recommended in the Structural Fill section of this report. If utility foundation soils are soft, we recommend that they be over-excavated a minimum of 12 inches and replaced with 2-to 4-inch quarry spalls. Structures such as manholes and catch basins which extend into soft soils should be underlain by at least 12 inches of crushed gravel fill compacted to at least 90 percent of the modified Proctor maximum dry density and be firm and unyielding. This granular material could consist of crushed rock, riprap, or coarse crushed concrete. Alternatively, riprap could be used until above the water table. It may be necessary to place a geotextile fabric such as Mirafi 600x or approved equivalent over the native subgrade soils if they are too soft, to provide a separation between the bedding and subgrade soils. Page 10 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Bedding, Haunching and Initial Backfill: We recommend that pipe bedding, haunching and initial backfill consist of Gravel Backfill for Pipe Zone Bedding as specified in Section 9-03.12(3) of the WSDOT Standard Specifications. We recommend that a minimum of 4 inches of bedding material be placed above and below all utilities or in general accordance with the utility manufacturer's recommendations and local ordinances. All trenches should be wide enough to allow for compaction around the haunches of the pipe, or material such as pea gravel should be used below the spring line of the pipes to eliminate the need for mechanical compaction in this portion of the trenches. Trench Backfill: Materials, placement and compaction of utility trench backfill should be in accordance with the recommendations presented in the Structural Fill section of this report. In our opinion, the initial lift thickness should not exceed one foot unless recommended by the manufacturer to protect utilities from damage by compacting equipment. Liglit, hand operated compaction equipment may be utilized directly above utilities if damage resulting from heavier compaction equipment is of concern. Compaction of the on-site soils will not likely be possible due to elevated moisture conditions. We recommend that trench backfill conform to WSDOT Standard Specification 9-03.14(1), Gravel Borrow, with less than 5 percent passing the U.S. No. 200 sieve. TEMPORARY AND PERMANENT SLOPES Temporary excavation slope stability is a function of many factors, including: • The presence and abundance of groundwater; • The type and density of the various soil strata; • The depth of cut; • Surcharge loadings adjacent to the excavation; and • The length of lime the excavation remains open. As the cut is deepened, or as the length of time an excavation is open, the likelihood of bank failure increases; therefore, maintenance of safe slopes and worker safety should remain the responsibility of the contractor, who is present at the site, able to observe changes in the soil conditions, and monitor the performance of the excavation. Temporary Cuts: II is exceedingly difficult under the variable circumstances to pre-establish a safe and "maintenance-free" temporary cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe temporary slope configurations since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and groundwater conditions encountered. We recommend the contractor make a determination of excavation side slopes based on classification of soils encountered at the time of excavation. Temporary cuts may need to be constructed at flatter angles based upon the soil moisture and groundwater conditions at the time of construction. Adjustments to the slope angles should be determined by the contractor at that time. Unsupported vertical slopes or cuts deeper than 4 feet are not recommended if worker access is necessary. The cuts should be adequately sloped, shored, or supported to prevent injury to personnel from local Page 11, Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 sloughing and spalling. Excavations should conform to applicable Federal, State, and Local regulations. Permanent Slopes: Slope stability evaluations were not performed for this project due to our understanding of the anticipated grading on this site. We recommend that cut and fill slopes constructed with native soils be sloped at 3H:1V or flatter. Steeper fill slopes on the order of 2H:1V could possibly be constructed with native soils if they are thoroughly mixed with cement or granular material is used. For slopes exposed to periodic saturation and rapid drawdown, such as stormwater detention ponds, we recommend that the interior slopes be constructed at a maximum 5H: 1 V angle. BUILDING FOUNDATIONS Foundations: Based on the results of our liquefaction analysis, we recommend that the proposed building be supported on a system of augercast piles, stone columns, or rammed aggregate piers. Conventional shallow foundations and slab-on-grade floors could be used in conjunction with the stone columns and aggregate piers. Augercast Piles: An augercast pile is formed by drilling to an appropriate pre-determined depth with a continuous-flight, hollow-stem auger. Cement grout is then pumped down the stem of the auger under high pressure as the auger is withdrawn. The final result is a cast-in-place pile. Reinforcing can be lowered into the unset concrete column to provide lateral and uplift resistance. Depending on the soil conditions, the diameter of the pile may vary and is generally greater than the nominal diameter of the drilled hole. Based on our experience at the neighboring Walmart site, we anticipate that grout volumes could average 1.3 to 1.6 times the theoretical volume of the drilled holes. We recommend the contractor be required to maintain at least 10 feet of horizontal separation between freshly grouted piles to reduce the risk of blowouts between piles. Piles can be drilled within 10 feet of each other after one has set for at least 24 hours. Augercast piles gain their vertical compressive capacity from side friction between the pile and the soils and from end bearing. Uplift pile capacity will develop as a result of side friction between the pile and the soil plus the weight of the pile. Due to the depth of potentially liquefiable soils, the piles will develop their capacities in their uplift and compressive capacities below the maximum predicted depth of liquefaction. Embedment Depths: In order to develop the recommended uplift compressive capacities, the piles must extend a minimum of 5 feet into the bearing layer. This corresponds to a pile length of 45 feet. The minimum pile length should be no less than 45 feet in order to have a minimum of 5 feet embedment into the bearing layer. We have provided pile capacities for 45-and 50-foot long piles in the following table. Pile Diameters: Given the relatively light structural loads, we anticipate that piles diameters of 16 or 18 inches will be adequate. Page 12 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Compressive and Uplift Capacities: We recommend the following allowable compressive and uplift capacities. The recommended allowable uplift capacities include the weight of the piles. These take into account the liquefaction condition. The vertical pile capacities are based on the assumption that piles are located at least 3 pile diameters apart. If piles are located closer together, a reduced pile capacity should be used to account for pile group effects. We can provide pile group capacities upon request. ALLOWABLE PILE CAPACITIES Pile Diameter Pile Length Compressive Uplift Capacity Allowable Lateral Capacity, (in.) (ft.) Capacity (tons) (tons)' Fixed-head (kips) 16 45 24 9 8 18 45 30 11 9.5 16 50 29 13 8 18 50 36 15 9.5 • Includes the weight of the pile Lateral Capacities: Recommended allowable lateral capacities were developed using an assumed modulus of horizontal subgrade reaction of 2 pci in the loose, near-surface soils and limiting lateral deflection to% inch. The stiffness factor for fixed-head, 16-and 18-inch diameter augercast piles was calculated to be 87 and 96 inches, respectively. For grade beams, we recommend using an allowable passive resistance of 275 pounds per cubic foot for that portion of the beam that is more than 12 inches below surrounding finish grade. This incorporates a factor of safety of 1.5. The recommended passive pressure is based on the assumption that compacted structural fill will be placed on each side of the grade beam and will be compacted to a minimum of 95 percent of the modified Proctor maximum dry density. Pea gravel or washed rock should not be considered acceptable as a substitute for compacted fill. According to ACI 543R-12, Guide to Design, Manufacture, and Installation of Concrete Piles, soils with an undrained shear strength of more than 100 psf will usually provide sufficient support to prevent the embedded length of most concrete-pile cross sections from buckling under axial load. Our analysis indicates that, based on the soil conditions encountered in our boring, the residual shear strength during liquefaction exceeds 100 psf. Foundation Settlement: Provided that piles are constructed as recommended, we estimate that total foundation settlement will be approximately % inch and differential settlement will be approximately Y, inch over 40 feet, respectively. Ground Improvement: As an alternative to augercast pile foundation support, ground improvement could be considered. Ground improvement can generally be separated into two categories; densification and reinforcement. Based on the thickness of unsuitable soils encountered (approximately 40 feet), we recommend that vibro-replacement stone columns or rammed aggregate piers (RAPs) be used to both densify potentially liquefiable soils and reinforce Page 13 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 soft, fine-grained soils in order to meet performance requirements. Using ground improvement stone columns/RAPs would allow the building to be supported on conventional shallow foundations. Additionally, the floor slab could be supported on-grade although the thickness and reinforcing requirements could be greater than for a conventional slab-on-grade floor. Stone column/RAP construction involves the partial replacement of unsuitable soils with a column of compacted crushed gravel. Stone columns/RAPS are constructed using a vibrating probe that penetrates the ground either under its own weight or from the pressure provided by a mandrel. Once the probe reaches the design depth, crushed gravel is fed to the tip of the probe and the gravel column is constructed from the bottom up. The gravel column is constructed in lifts as gravel is densified using the vibrating probe. Stone columns/RAPS are generally about 18 to 24 inches in diameter. Ground improvement design is typically completed by a specialty contractor on a design-build basis to meet performance criteria (allowable total and differential settlements, bearing capacity, liquefaction mitigation, etc.) established by the owner or structural engineer. The contractor would use the data from the boring log and lab testing in this report as the basis for the specific design, or acquire additional data if they deem necessary. The contractor also develops specifications for construction of the aggregate piers, the diameter and spacing, products to be used, as well as tolerance and acceptance criteria. We recommend the project team consult with local ground improvement contractors (such as Geopier, Hayward Baker, Condon Johnson, and DBM) to evaluate the feasibility of the ground improvement option and its associated cost. For design of ground improvement for the project, we recommend the project team and ground improvement contractors consider the following: • Performance Criteria: We recommend the project team provide performance criteria to the ground improvement contractors including allowable static and seismic total and differential foundation settlements and foundation loads. For example, static total and differential settlements could be limited to 1 inch and% inch, respectively. Total seismic settlement could be limited to a maximum of 2 to 3 inches and 1 to 2 inches for differential seismic settlement. • Foundation Design: Bearing surfaces should be specified to provide an allowable bearing capacity of 2,500 psf for structural design of the footings. The recommended allowable bearing pressure assumes any unsuitable fill or soft soils, if encountered, will be over-excavated and replaced with structural fill. The net allowable bearing pressure be increased by one-third to resist transient, dynamic loads such as wind or seismic forces. We recommend that spread and continuous footings have minimum dimensions of 24 inches and 18 inches, respectively. Exterior footings should be embedded a minimum of 18 inches below finished grade for frost protection. We recommend using an allowable passive pressure of 175 psf per foot of embedment, neglecting the upper 12 inches of embedment and an allowable coefficient of base friction 0.3. Page 14 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 • Geotechnical Information: Provide ground improvement contractors a copy of this report. Ground improvement contractors should be provided an opportunity to acquire additional geotechnical data or request additional geotechnical data to satisfy their understanding of subsurface soil and groundwater conditions at the site from which their design and cost will be based. • Existing Site Conditions: Ground improvement contractors should review and understand existing site conditions that may impact their work. They should also review the presence of underground utilities and above-ground structures that could be impacted due to vibrations during the construction of stone columns and aggregate piers. • Verification Testing: The selected ground improvement contractor should be required to complete some form of post-installation verification testing (such as load tests) to verify their design and design assumptions. • Additional design considerations, such as thickness of the aggregate base course underneath slabs to provide more uniform support over the aggregate piers, will also need to be considered by the architect, floor designer, and/or structural engineer. Geotechnical Review: We recommend that ZGA be retained to assist the design-build contractor in the preparation of suitable improvement plans and specifications for this project, as well as to review the plans, calculations and specifications once they have been prepared. We recommend that a qualified geotechnical engineer from ZGA provide construction observation and testing services during construction of the aggregate columns. After construction of the aggregate columns, we recommend that the specialty contractor's assumptions and design be confirmed by post-installation cone penetrometer test (CPT) probes. The post-construction explorations should be reviewed to confirm that the acceptance criteria have been achieved, and the factors of safety against liquefaction have been increased to meet project tolerances. The contractor should be prepared to install additional piers as necessary to achieve the design requirements. Non-Building Shallow Foundations: Shallow foundations may be used to support non-building structures such as trash enclosures, canopies, and poles. We recommend that all shallow foundations be supported on a 2-foot thick prism of structural fill. The fill should also extend a minimum of 2 feet laterally beyond each side of the foundation. We recommend using an allowable bearing capacity of 1,200 psf provided total and differential settlements on the order of one inch can be tolerated. Conventional shallow foundations can derive passive resistance from that portion of the footing embedded at least 12 inches below the surrounding finish grade. We recommend using an allowable passive resistance of 175 pct equivalent fluid pressure. We also recommend utilizing an allowable base friction coefficient of 0.3 and a unit weight of 130 pcf for structural fill placed above the footing. Shallow foundations constructed in this manner should be expected to settle on the order of 5 to 10 inches after a design earthquake due to post-liquefaction consolidation of the soils. Poles will likely be out of plumb after such an event. In order to reduce the potential for Page 15 • Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 seismic settlement and rotation of cantilever poles, the structures could be supported on aggregate pier/stone column-densified soil or be structurally supported on augercast piles. The allowable bearing capacity can be increased to those recommended for building support, depending on the selected method of support. STRUCTURAL CONCRETE FLOOR If augercast piles are used for building support, we recommend that the floor be designed as a structural slab. SLAB-ON-GRADE CONCRETE FLOOR The site is generally underlain by very soft to medium stiff silt and loose silty sand. Based on the conditions encountered, the need for structural fill in the building pad to establish subgrade elevation and the anticipated floor load of about 200 psf, our analyses indicates that floor settlements could exceed the typical maximum allowable settlement for floor slabs. Additionally, the settlement potential during a design seismic event could be on the order of 5 to 10 inches. Therefore, we recommend that a slab-on-grade floor only be used if the liquefaction induced settlement is mitigated to acceptable limits using stone columns or rammed aggregate piers. Subgrade Preparation: Subgrades for on-grade slabs should be prepared in accordance with the Site Preparation and Structural Fill sections of this report. Slab Subbase: We recommend that slab-on-grade floors be separated from the tops of the stone columns/RAPS by a minimum of one foot of structural fill. Slab Base: To provide a uniform slab bearing surface, as well as serving as a capillary break, we recommend the on-grade slabs be underlain by a minimum 6-inch thick layer of compacted crushed rock meet the requirements of WSDOT Standard Specification Section 9-03.9(3), Crushed Surfacing Top Course, with the modification of a maximum of 7 percent passing the U.S. No. 200 sieve. If a vapor barrier is used beneath the slab, we recommend that a thin lift of sand be spread over the crushed aggregate in order to reduce the risk of puncturing the sheet plastic. Vapor Barrier: Given the very shallow depth that groundwater was encountered, we anticipate that moisture will develop beneath the slab. Therefore, we recommend that a 10-to 15-mil moisture barrier be installed beneath all interior slabs. We recommend using a puncture-resistant product such as Stego Wrap or an approved equivalent that is classified as a Class A vapor retarder in accordance with ASTM E1745. Puncturing the vapor barrier should be avoided; construction traffic should not be allowed to drive over any vapor barrier material. The slab designer should and contractor should refer to ACI 302 for procedures and cautions regarding the use and placement of a vapor retarder. Page 16 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 DRAINAGE CONSIDERATIONS Surface Drainage: We recommend that final site grades in landscaped areas be sloped at a minimum of 3 percent for a minimum distance of 10 feet around the building to carry surface water away from buildings and other drainage-sensitive areas. We recommend that site grades be designed such that concentrated runoff on to landscaped surfaces be avoided. Any surface runoff directed towards landscaped slopes should be collected at the top of the slope and routed to the bottom of the slope and discharged in a manner that prevents erosion. In paved areas, we recommend that a minimum gradient of one percent be provided away from the building. Footing Drains: We recommend a permanent subsurface drainage system be installed around the proposed building and along the base of all retaining walls. We recommend that the drains consist of a 4-inch diameter, Schedule 40, perforated PVC drain pipe placed at the base of the heel of shallow foundations and/or near the base of grade beams. The pipe should be surrounded by a minimum of 4 inches of clean free-draining material that cannot migrate through the pipe perforations. We recommend placing a non-woven geotextile such as Mirafi 140N or equivalent between the free-draining pipe backfill and the surrounding fill and native materials. Footing drains should be routed to a suitable discharge structure. Roof runoff should be collected independently in non-perforated, solid pipes and also routed to a suitable discharge system. Subsurface Slab Drainage: Based on the finish floor elevation of 26.25 feet, sub-slab drainage is not considered to be necessary on this project. Sub-slab drainage should be reconsidered if the finish floor elevation is lowered. PAVEMENTS Existing Pavements: Based on previous borings completed through the existing pavement, it appears that the asphalt varies in thickness from about 2 to 2% inches and the crushed gravel base course varies from about 3 to 3% inches. Asphalt Overlays: Based on our visual reconnaissance of the existing pavement, it appears that it is in fair to good condition. Existing Asphalt Preparation: If an overlay will be placed, we recommend the entire existing pavement surface be thoroughly cleaned and the cracks pressure washed to remove debris. After drying, the cracks should be sealed with an emulsified or cut-back asphalt. In areas where the existing pavement is relatively intact we recommend the linear cracks be covered with minimum 1- foot wide strips of paving fabric to reduce the risk of refiective cracking up into the new asphalt. The fabric should be installed per the manufacturer's guidelines. Additional surface preparations, such as tack coating the existing asphalt, should be completed in general accordance with applicable sections of Standard Specification 5-04.3 of the 2014 WSDOT Manual. Page 17 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 Overlay Thicknesses: We recommend the following minimum asphalt overlay sections: • Standard-duty over existing standard-duty: 1 Y, inches, • Heavy-duty over existing standard-duty: 2 inches If the recommended overlays are too thick to tie into existing grades, we recommend removing the existing pavement sections and replacing with new sections as recommended in the following New Pavement Sections portion of this report. New Asphalt Pavements: It should be realized that asphaltic pavements are not maintenance- free. The following pavement sections represent our minimum recommendations for an average level of performance during a 20-year design life; therefore, an average level of maintenance will likely be required. A 20-year pavement life typically assumes that an overlay will be placed after about 12 years. Thicker asphalt, base, and subbase courses would offer better long-term performance, but would cost more initially. Conversely, thinner courses would be more susceptible to "alligator" cracking and other failure modes. As such, pavement design can be considered a compromise between a high initial cost and low maintenance costs versus a low initial cost and higher maintenance costs. Soil Design Values: Given the moisture content of the shallow soil samples, it appears that compaction of the pavement subgrade soils will be difficult to impossible. We recommend the subbase material have a minimum CBR value of 40 when compacted to 95 percent of the modified Proctor maximum dry density. Generally a material that meets the gradation criteria for Gravel Borrow (WSDOT 9-03.14(1)). Asphalt Pavement Sections: For standard-duty pavements (parking lot areas), we recommend a 3 inches of asphalt concrete over 4 inches of crushed rock base course over 5 inches of subbase. For heavy-duty pavements (main access roads, truck delivery routes, etc.), we recommend 3% inches of asphalt concrete over 5 inches of crushed rock base course over 6 inches of subbase. For all new pavement sections, we recommend placing Tensar BX 1100 or approved equivalent below the pit-run subbase. Materials and Construction: We recommend the following regarding asphalt pavement materials and pavement construction. • Subgrade Preparation: Upper 12 inches of pavement subgrade should be prepared in accordance with the recommendations presented in the Subgrade Preparation section of this report. Based on the soil moisture conditions determined, it may be difficult to compact subgrade soils except during the drier summer months. • Structural Fill: All fill soils used on this project within pavement areas should have a minimum CBR value of 20 when compacted to 95 percent of the modified Proctor maximum dry density. Page 18 Zipper Geo Associates, LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 • Asphalt Concrete: We recommend that the asphalt concrete conform to Section 9-02.1 (4) for PG 64-22 Performance Grade Asphalt Cement as presented in the WSDOT Standard Specifications. We also recommend that the gradation of the asphalt aggregate conform to the aggregate gradation control points for %-inch mix as presented in Section 9-03.8(6), HMA Proportions of Materials. • Base Course: We recommend that the crushed aggregate base course conform to Section 9-03.9(3), Crushed Surfacing Base Course, as presented in the 2014 WSDOT Standard Specifications. • Subbase: We recommend the subbase consist of pit-run sand and gravel that has a minimum CBR value of 40 when compacted to a minimum of 95 percent of the modified Proctor maximum dry density. We recommend the material conform to Section 9-03.14(1), Gravel Borrow. • Compaction: We recommend that all subbase and base materials be compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM: D 1557. We also recommend the subgrade and base course be proof rolled with a loaded dump truck or other construction equipment weighing at least 20 tons. We recommend that asphalt be compacted to a minimum of 92 percent and a maximum of 96 percent of the theoretical maximum density. Concrete Pavements: Concrete for pavement should be produced and placed in general conformance with Section 5-05, Cement Concrete Pavement, as presented in the 2014 WSDOT Standard Specifications. Concrete pavement design recommendations are based on an assumed modulus of rupture of 580 psi and a minimum compressive strength of 4,000 psi for the concrete. We recommend the concrete have a minimum of 3 percent and a maximum of 7 percent air entrainment. Concrete Pavement Sections: For light duty pavements, we recommend 5 inches of concrete over 4 inches of crushed aggregate base over 5 inches of subbase. For heavy duty pavements, we recommend 6 inches of concrete over 4 inches of crushed aggregate base over 5 inches of subbase. Concrete Pavement Joints and Reinforcing: It is our opinion that concrete pavements should be lightly reinforced and have relatively closely spaced control joints on the order of 10 to 12 feet. We recommend using 6x6-W2.0xW2.0 welded wire in order to provide interlock across cracks that could develop in the pavement. Concrete pavements should be protected from construction traffic until a compressive strength of 3,000 psi has been achieved. Page 19 Zipper Geo Associates. LLC Proposed Sonic Drive-in Renton, Washington ZGA Project No. 1559.01 January 25, 2016 CLOSURE This report has been prepared for the exclusive use of Cascade Development Group and their respective successors, assigns, affiliates, and subsidiaries for this specific project. The analysis and recommendations presented in this report are based on the explorations and laboratory testing completed for this study. The number, location, and depth of the explorations were completed within the constraints of budget and site access so as to yield the information to formulate our recommendations. Project plans were in the preliminary stage at the time this report was prepared. We therefore recommend we be provided an opportunity to review the final plans and specifications when they become available in order to assess that the recommendations and design considerations presented in this report have been properly interpreted and implemented into the project design. The performance of earthwork, structural fill, foundations, and pavements depend greatly on proper site preparation and construction procedures. We recommend that ZGA be retained to provide geotechnical inspection services during the earthwork-related construction phases of the project to determine that the work being completed generally complies with the project plans and specifications. If variations in subsurface conditions are observed at that time, we can provide additional geotechnical recommendations to the contractor and design team in a timely manner as the project construction progresses. Page 20 r1 CONNECT TO EXISTING STORM LINE ll41Nf!111 A 1'i; BASE DRAWNG PROVIDED BY PB ARCHITECTS, 12/8/2015. \\ rr-<v. a ii4 '"'' " \.":U-0' ~ _. ~. ~1, ~· ____ ... J._ ------- z ,, ,. ,, .o.PPROXIMATE SCIJ.E IN FEET LE_Q_ENO SB-1 ;\. B-1 BORING NUMBER AND APPROXIMATE LOCATION BORING BY OTHERS AND APPROXIMATE LOCATION PROPOSED SONIC ORIVE~N 225 RATNER AVENUE SOUTH RENTON~ WASHINGTON SITE AND EXPLORATION PLAN DATE: JANUARY 2016 llpperGeoAssoelates, I.LC 19023 36th Ave. W.,Sulte D Lynnwood, WA, 911036 ...... FIGURE SHT.1ct1 1.559.01 1 APPENDIX A FIELD EXPLORATION PROCEDURES AND BORING LOG FIELD EXPLORATION PROCEDURES AND LOGS Our field exploration program for this project included the completion of one boring on December 19, 2015. The approximate location of the exploration is presented on Figure 1, the Site and Exploration Plan. The following sections describe our procedures associated with the exploration. A descriptive log of the exploration is enclosed in this appendix. Soil Boring Procedures Our boring was advanced using a truck-mounted drill rig operated by Environmental Drilling, an independent drilling firm working under subcontract to ZGA. The boring was completed utilizing hollow-stem auger methods. A geotechnical engineer from our firm continuously observed the boring, logged the subsurface conditions encountered, and obtained representative soil samples. All samples were stored in moisture-tight containers and transported to our laboratory for further visual classification and possible testing. Throughout the drilling operation, soil samples were obtained at 2.5-to 5-foot depth intervals by means of the Standard Penetration Test Method. This testing and sampling procedure consists of using an auto-hammer to drive a standard 2-inch outside diameter steel split spoon sampler 18 inches into the soil with a 140-pound hammer free falling 30 inches. The number of blows required to drive the sampler through each 6-inch interval is recorded, and the total number of blows struck during the final 12 inches is recorded as the Standard Penetration Resistance, or "blow count" (N value). If a total of 50 blows are struck within any 6-inch interval, the driving is stopped and the blow count is recorded as 50 blows for the actual penetration distance. The resulting Standard Penetration Resistance values indicate the relative density of granular soils and the relative consistency of cohesive soils. The enclosed boring log describes the vertical sequence of soils and materials encountered in each boring, based primarily upon our field classifications and supported by our subsequent laboratory examination and testing. Where a soil contact was observed to be gradational, our logs indicate the average contact depth. Where a soil type changed between sample intervals, we inferred the contact depth. Our log also graphically indicate the blow count, sample type, sample number, and approximate depth of each soil sample obtained from the boring, as well as any laboratory tests performed on these soil samples. Where groundwater was encountered in the borehole, the approximate groundwater depth, and date of observation, is depicted on the log. The groundwater depth was determined by observing the water level in a hand-dug hole before drilling began. The soil descriptions presented on the boring log in this appendix are based upon the drilling action, observation of the samples secured, laboratory test results, and field logs. The various types of soils are indicated as well as the depth where the soils or characteristics of the soils changed. It should be noted that these changes may have been gradual, and if the changes occurred between sample intervals, they were inferred. Boring Location: See Figure 1, Site and I ation Plan Drilling ComE;1anf Environ I Bore Hole Dia.: 8" To!;! Elevation: -Drilling Method: Hollow Stem Auger Hammer T}'.ge: Auto 8-1 Date Drilled: 12/19/2015 Drill Rig: Truck Logged b)f TAJ SOIL DESCRIPTION w PENETRATION RESISTANCE (blows/foot) g ~ (I) i -... "E E w '5 ~ Standard Penetration Test ::, Ol ::, _J ·= 0 " R The stratification lines represent the approximate boundaries z n. -"O !:, Hammer Weight and Drop: (.) t; between soil types. The transition may be gradual. Refer to %2 ~ " " " " E <( § :, f-0 report text and appendices for additional information. u, Cf) ~ e 0 i'ii (!) 0 20 40 60 >-o ..L ,Approx. 4 inches landscape bark , , >--' -----------------------------------------' Loose, saturated, brown, silty gravelly SAND with pieces of ~ >--clay (Fill) "l ' I ~ --------------------------------------------~ Medium stiff, wet to saturated, brown, sandy SILT with trace S-1 18" 8 ' >--clay and gravel -------------------------------------------- >-5-I Very soft, wet, green~gray, SILT with trace to some clay and S-2 18" ' 2 -sand I I I -I I -S-3 18" ' 5 Att r---------------------------------------------Medium stiff, wet, green-gray, clayey Sil T 10· I -------------------------------------------- Very soft, wet, gray.green, sandy Sil T with trace to some S-4 15" 2 GSA - clay, trace gravel -I ·--------------------------------------------I -Stiff, wet to saturated, green.gray, sandy SlLTwith trace S-5 18 gravel interbedded with loose, wet to saturated, green.gray, 1• I 10 -silty SAND with trace clay ' 15-I I - - -Stiff, wet to saturated, gray.green, sandy SILT with trace S6 I gravel interbedded with med. dense, wet to saturated, green· 15" i. ~ < 12 GSA -gray, silty SAND with trace clay 20--------------------------------------------- - - -Medium stiff, wet, green.gray, clayey SILT, with trace to some S-7 I 18" sand • 6 - 25 SAMPLE LEGEND GROUNDWATER LEGEND 0 % Fines (<0.075 mm) I 2·inch O.D. split spoon sample D Clean Sand 0 % Water (Moisture) Content ][ 3-inch I.D. Shelby tube sample ls8l Bentonite Plastic Limit I 0 I Liquid Limit • Grout/Concrete Natural Water Content ~ Screened Casing Proposed Sonic TESTING KEY D Blank Casing 225 Rainier Avenue S. GSA = Grain Size Analysis _y_ Groundwater level at Renton, WA § time of drilling (ATD) or 200W = 200 Wash Analysis on date of Date: 12/19/2015 Project No.: 1559.01 ~ measurement. Consol. = Consolidation Test BORING Att. = Atterberg Limits Zipper Geo Associates 8-1 19023 36th Ave. W, Su~e D LOG: Lynnwood, WA Page 1 of2 Boring Location: See Figure 1, Site and ·ation Plan Drilling Com!;!an:f Environ 11 Bore Hole Dia :8" Tot;! Elevation: -Drilling Method: Hollow Stem Auger Hammer Tyge: Auto B-1 Date Drilled: 12/19/2015 Drill Rig: Truck Logged b~,:'.: TAJ SOIL DESCRIPTION " PENETRATION RESISTANCE (blowsffoot) • Cf) -.l!l i2' ~w ~ ... Standard Penetration Test C Cl LJ " => l 0 C '5. The stratification Jines represent the approximate boundaries z (]._ "O 6 Hammer Weight and Drop: u ~ between soil types. The transition may be gradual. Refer to %~ !il C ~ " " E <l'. °' => f-0 report text and appendices tor additional information ~ Cf) e 60 ai (') 0 20 40 25 -------------------------------------------- - - -Medium stiff, wet, brown, clayey SILT with trace fine fibrous s, I 18· organics 6 - 30- - - -Stiff, wet, brown, clayey SILT with trace sand and fine fibrous S9 I 18' organics • \4 - I 35- --------------------------------------------- -Loose, saturated, gray, gravelly SAND with trace silt S-10 I 18" 6 - 40 -------------------------------------------- - - Dense, saturated, gray sandy GRAVEL/gravelly SAND I 8" -S-11 47 - 45 - - -Very dense, saturated, gray sandy GRAVEUgravelly SAND S-12 I 18" • 61 Boring completed at approximately 49 feet. Groundwater 50 encountered at a"""roximatelv 7 inches. SAMPLE LEGEND GROUNDWATER LEGEND <> % Fines (<0.075 mm) I 2~inch O.D. split spoon sample D Clean Sand 0 % Water (Moisture) Content ][ 3-inch I.D. Shelby tube sample l2Sl Bentonite Plastic Lim it I 0 I Liquid Limit • Grout/Concrete Natural Water Content t:=I Screened Casing Proposed Sonic TESTING KEY D Blank Casing 225 Rainier Avenue S. GSA = Grain Size Analysis T Groundwater level at Renton, WA g time of drilling (ATD) or 200W = 200 Wash Analysis on date of Date: 12/19/2015 Project No.: 1559.01 ~ measurement. Consol. = Consolidation Test Zipper Geo Associates BORING B-1 Att. = Atterberg Limits 19023 36th Ave. W, Suite D LOG: Lynnwood, WA Page 2 of2 APPENDIX B LABORATORY TESTING PROCEDURES AND RESULTS LABORATORY TESTING PROCEDURES A series of laboratory tests were performed during the course of this study to evaluate the index and geotechnical engineering properties of the subsurface soils. Descriptions of the types of tests performed are given below. Visual Classification Samples recovered from the exploration locations were visually classified in the field during the exploration program. Representative portions of the samples were carefully packaged in moisture tight containers and transported to our laboratory where the field classifications were verified or modified as required. Visual classification was generally done in accordance with the Unified Soil Classification system. Visual soil classification includes evaluation of color, relative moisture content, soil type based upon grain size, and accessory soil types included in the sample. Soil classifications are presented on the exploration logs in Appendix A. Moisture Content Determinations Moisture content determinations were performed on representative samples obtained from the exploration in order to aid in identification and correlation of soil types. The determinations were made in general accordance with the test procedures described in ASTM D2216. The results are shown on the exploration logs in Appendix A. Grain Size Analysis A grain size analysis determines the range in diameter of soil particles included in a particular sample. Grain size analyses were performed on representative samples in general accordance with ASTM D422. The results of the grain size determinations for the samples were used in classification of the soils, and are presented in this appendix. Atterberg Limits Atterberg limits are used primarily for classification and indexing of cohesive soils. The liquid and plastic limits are two of the five Atterberg limits and are defined as the moisture content of a cohesive soil at arbitrarily established limits for liquid and plastic behavior, respectively. Liquid and plastic limits were established for selected samples in general accordance with ASTM: D- 4318. The results of the Atterberg limits are presented on a plasticity chart in this appendix where the plasticity index (liquid limit minus plastic limit) is related to the liquid limit. 60 PLASTICITY CHAR' ASTMD4318 / ,/ / / " . / ,/ ,-./ ,/ 11_1ine...__ / / 50 / / ./ ,/ ,/ --/ ~o-.., .. -, / ,/ ···o·· / 40 , ., / CH ./ ./ """ Low olast c inoraanic ./ a ..... , ana s "" so11s; e,i SllCSll{S; clavs· S""'" dv and sil!I /l"e"'··-- ,, rgamc sms c1ays, ana 1=111iy c1ays , ,/ Sti" ./ ' / inorgaHi/ / m ' ,/ /I ./ or ~my c1ays; ' ,/ I -----, " ;//. )( QI 'ti 30 .!: i:, ·5 :;:, "' 20 " a: cla silts v' """ """"" ,/ ,, CL./ -----/ ' / C 0-- ~ / "L ___ .;,_ -· .. -----...... 10 7 4 0 CL-~ '//// ' ... ,.,,-sL;. ', __ ,. ,, ....... , 1-:lty'urci_ J ., ····- / -/ V 0 10 20 30 uses I ! 40 anus 50 Liquid Limit% 60 Received Liquid Plastic Symbol Boring Sample Description M.C. (%) Limit Limit • B-1 S-3 ML 47 45 31 Remarks: Zil!l!er Geo Associates, LLC PROJECT NO: 1559.01 Geotechnical and Environmental Consultants DATE OF TESTING: 12/22/2015 70 BO 90 100 Plasticity Index Comments 13 Low Plasticity SILT PROJECT NAME: Renton Sonic 3RAIN SIZ __ d·.!ALYSIS Test Results Summary ASTM D 422 ,,zE OF OPENING IN INCHES U.S. STANDARD SIEVE SIZE HYDROMETER 100 _ l __ [TTl 12 -"T~' 1'_' !Tt,,n, T 1 1 11 1 2 - 31 ,1 '_" 13/ll't'n' t"1 4 ~11 10 -==,~ 20 fff'l 4 • 0 :::i: 6 ~1°T- 1 1 40 ITTrT 0 1111-1ITTIT1111 H+-t-+--+--··---~J--+---++-H -' 90 I \ I-80 '+++-+-+-+---t-1++-t-+Ht---t---tt+-t+--++--+--ttt-H+-H-t---H+H+-t-+-+-+---++-1-t++--t-+--t---l a • I I \ ! 70 , • --I --I ++-+--+----+H++++--t-i--tt+f-t++-+--+-----\l-l-++++-t--t-l--++t-1++t-+-+-----l m I a:'. 60 -+t-t-+-+--+---H-t++t-+-+--+---+t-1++++-+--+---++-1-t+++-+--+---t111-t++-+-+-+--++t-H+-1-+--+----l W ! z • ii: I-50 ' H--t--t--+--+-----oa-tt-t-1-t--t-c----++t z w ~ 40 w 0. I . 30 -H 1 ++-t+-+-<-t--t++-,-+-,-+--t--+---++H-t~c-+~;---+++-+-t-t-+-+--t---+-H-t-t-t-+-+--+--+t-+++++-+--+---l 20 -1+1+ +-+-t-+--t---t--~Htt-l-S-t--lt---t----+CCt 10 -tt++-t-t-t-+--+----+++++-t--t-+---t----tt+-t+-c--t--t; I -+----1 -tt++-t-t-t-+--+----H-tt+--+-+--+---+1+-1+-t--1--t---t-------l 0 -~~~~---+~~~t---~--~~~~--~~~t---~--~~-+-~--=-+-~-t-----t 1000.000 100.000 10.000 1.000 0.100 0.010 0.001 PARTICLE SIZE IN MILLIMETERS Coarse I Fine Coarse I Medium I Fine Silt lc1ay BOULDERS COBBLES GRAVEL SAND FINE GRAINED Comments: Exploration Sample Depth (feet) Moisture(%) Fines(%) Description B-1 S-4 10-11.5ft, 32.7 55.2 Sandy SILT with trace gravel Project No_: 1559.01 Project Name: Zigger Geo Associates, LLC Renton Sonic Geotechnical and Environmental Consultants Date ofTesting: 12/19/2015 I- :i: Cl iii :s: >-ID n: w 2 ii: I- 2 w u n: w D.. GRAIN s1z~ ttNALYSIS Test Results Summary ASTM D422 SIZE OF OPENING IN INCHES 36" 100 90 80 70 60 50 40 30 20 -- 10 0 1000.000 12' 6" ,. 1112' I I 100.000 3/4" 3/8" ..._ I ' ' I - I ' i I I 10.000 U.S. STANDARD SIEVE SIZE HYDROMETER 4 10 20 40 60 140 200 I I I I'' ----·-- ~ \ \ I 1.000 0.100 0.010 0.001 PARTICLE SIZE IN MILLIMETERS Coarse I Fine Coarse I Medium I Fine Silt lc1ay BOULDERS COBBLES GRAVEL SAND F!NE GRAINED Comments: Exploration Sample Depth (feet) Moisture(%) Fines(%) Description 8-1 S-6 17.5-19 33.0 55.8 Sandy SILT with trace gravel Project No.: 1559.01 Project Name: Zi1111er Geo Associates, LLC Geotechnical and Environmental Consultants Date ofTesting: 12/23/2015 Renton Sonic Technical Information Report for Sonic Renton February 8, 2016 SECTI0N7 OTHER PERMITS A right-of-way permit will. be required for construction in right-of-way. A NPDES permit will not be required from the state Department of Ecology as the site is less than one acre. 32 Technical Information Report for Sonic Renton February 8, 2016 SECTIONS ESC ANALYSIS AND DESIGN A Temporary Erosion and Sedimentation Control (TESC) plan will be prepared as part of the permit and construction drawings. The TESC BMPs will include: • Clearing Limits. Clearly defined limits will limit disturbed area and hence limit the source of sediment. • Catchbasin Inserts. These will be placed inside existing catch bas_ins to filter out waterborne sediments that may leave the site. • Silt Barrier Fence. Placed at the down-slope limits of construction the silt fence will provide adequate silt retention for the disturbed areas. • Construction Entrance. A rock construction entrance will be provided both at the site entry and exit points. • Covering Practices. This will limit the area available to erode. Straw mulch or plastic sheeting will be placed over exposed soil that remains unworked for more than seven days in the dry season or two days in the wet season. • Revegetation. Disturbed areas that are not covered with impervious surface will be landscaped towards the end of constmction to provide permanent stabilization. 33 Technical Information Report for Sonic Renton February 8, 2016 SECTION9 BOND QUANTJIT]:JES, FACILITY SUMMARIES A Stormwater Facility Summary Sheet is included in this section. Bond Quantities will be submitted with the construction permit submittal. 34 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL STORMW ATER FACILITY SUMMARY SHEET DOES Permit Number O (Exempt) (provide one Stormwater Facility Summary Sheet per Natural Discharge Location) Overview: Project Name ________ s_o_n_ic_R_e_n_to_n _____________ Date 2/8/2016 Downstream Drainage Basins Major Basin Name Duwamish River Immediate Basin Name Black River Flow Control: Flow Control Facility Name/Number-------------- Facility Location. _____ 7_3_s_H_a_r_d_ie_A_v_e_._s_w ____________________ _ If none, Flow control provided in regional/shared facility (give location) ______________ _ No flow control required #1 Exemption number page 1-39 of the KCSWDM General Facility Information: Type/Number of detention facilities: Type/Number of infiltration facilities: ___ ponds ponds ___ vaults tanks tanks trenches ------ Control Structure Location Under covered parking area near NW building corner Type of Control Structure -------------Number of Orifices/Restrictions Size of Orifice/Restriction: No.1 No. 2 ______ _ No. 3 ______ _ No.4 ______ _ Flow Control Performance Standard Basic --------------- 2009 Surface Water Design Manual 1 I/912009 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL Live Storage Volume ________ Depth _______ Volume Factor of Safety Number of Acres Served --------- Number of Lots --------- Dam Safety Regulations (Washington State Department of Ecology) Reservoir Volume above natural grade _______ _ Depth of Reservoir above natural grade ______ _ Facility Summary Sheet Sketch All detention, infiltration and water quality facilities must include a detailed sketch. (I I "xi 7" reduced size plan sheets may be used) 2009 Surface Water Design Manual 2 1/9/2009 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL Water Quality: Type/Number of water quality facilities/BMPs: biofiltration swale --- (regular/wet/ or continuous inflow) large) ___ combined detention/wetpond large) above (wetpond portion basic or large) combined detention/wetvault --- ___ filter strip ___ flow dispersion ___ farm management p1an ___ landscape management plan ___ oil/water separator (baffle or coalescing plate) Liner? '--------- catch basin inserts: --- ___ sand filter (basic or large) sand filter, linear (basic or --- ___ sand filter vault (basic or i;and bed depth. ___ (inches) stormwater wetland --- ___ storm filter ---wetpond (basic or large) wetvault --- ___ Is facility Lined? If so, what marker is used _X __ Filterra System Manufacturer: __ _(mJIID:h._ ____________ _ ___ pre-settling pond ___ pre-settling structure: Manufacturer ·------------------ _,.,x __ high flow bypass structure ( e.g., flow-splitter catch basin) ___ source controls Design Information Water Quality design flow ____________ _ Water Quality treated volume (sandfilter) 91 % of all runoff Water Quality storage volume (wetpool) -------- Facility Summary Sheet Sketch 2009 Surface Water Design Manual 3 Internal 1/9/2009 I ! ' ' I I ! I I ! ! I I i ! A L 1----LEl'<GTH-----, ---------.JL---------: ' ---.g,.l ---~, ' ' ' ____ .J ~ L 4' CURB INLET -1 !.!£:'!. OPENING PLAN VIEW i·,-~. A J rt -:-:: ~o :: ~ ->-; "' .. ~ . ,r1 . "'w • " > • ' SECTION A-A LONG SIDE INLET CONFIGURATION LONG SIDE CURB INLET I MAX. MAX. UNDER· DESIGNATION I SIZE I LENGTH I WIDTH 1 ~= BYPASS DRAIN FLOW PIPE DIA, PIPE DIA. (CFS) (PERF) -'" s-0· ,._,. 8"S0R36 "' 4"SDR35 ~"""" '" ... ,._,. 8"SDR35 ,.., 4"SDR3S ~acoooo "' .... ,._,. 10" SOR 35 ,,, 4"S0R3S ,nec,ooo 10x6 ,._,. ,._,. 10" SOR 35 ,,, 6"SOR35 FTIBC1204 12x4 ,, .. .... B" SOR 35 1.69 4"SDR35 FTIBC120B 12xB ,,_,. ,._,. 10" SOR 35 ,.,, 6"SDR35 FTIBC1307 13x7 13'.(I"' ,_,. 10" SOR 35 ,.,, 6"S0RJ5 JNllaRNAL PIPE CONFIGURATION W.Y VAIN CEPENOING Ohl VAU~ T SIZE TREE "GRATE QTY.& SIZE (1JJ"xJ" (1JJ"•J" (1)4"x4" (1)4"x4' (2)3'x3' (2J4"x4' (2)4'•4' '"""' TREE FRAME AND GRATE CAST INTO ml" SI.AO TOP SLAB LENGTH I Ut-OERORAIN PORT, lYP. 3PLACES PLAN VIEW ~I L}, SOR 35 OUTLET COUPLINO CAST INTO PRECAST VAULT WALL 4•..;• UNOERDRAIN (VARIES BYS!ZE) PROVIDED BY CONTECH SECTION 8-B B ~J • "'"' [NOT 8'/ CONTECHJ CURB ANO GUTTER (NOT BY CONTECH) 4" MIN._.,,-SEEFJLTERRAwl ~/ TERRAFLUME CURB IIIILET ;::~:·.,' O~TAIL SHEU TERRAFLUME """ J0 MULCH LAYER PROVIDED SY COhlTECH 21" FIL TERl<A MEDIA LAYER PROVIDED BY CON TECH fi' UNDERDRAIN STOt,jE LAYER PR0\110£0 BY CONTECH C L PLAN VIEW rt-~,_ ~ ~i . a SECTION C-C SHORT SIDE INLET CONFIGURATION SQUARE INLET CONFIGURATION SHORT SIDE CURB INLET SQUARE CURB INLET MAX. MAX. UNDER-TREE DESIGNATION SIZE LENGTH WIDTH OUTLET/ BYPASS DRAIN GRATE BYPASS FLOW PIPE DIA. QTY.& PJPEDIA. (CFS) (PERF) SIZE I MAX. MAX. UNDER- DESIGNATION I SIZE ILENGTH!WIDTHI,~~~~ BYPASS DRAIN FLOW PIPE DIA, PIPE DIA. (CFS) {PERF} FTl8C0400 '" , ... .... B"S0R35 "' 4•s0R3S (1)3'x3' FTIBC0404 14x4T .... 1 4'-0" I 6"SOR3S ,_., 4"S0R35 FTl8C04M "' , ... .... 6"SDR35 "' 4•sDR3S l1)3'x3' FTIBC0606 I h6 I s-0· I 6'--0" I 6"SDRJS '·" 4"S0RJ5 FTl8C0412 4• 12 ,,_,,. .... B"S.llR35 "' 4•SDR3S 12)3'x3' INl"ERNAL PIPE COt.FIGURATION MAY VARY DEPENDING ON VAULT SIZE FTIBC0608 '" ... . ... 10" $DR 35 ,,, 4" SOR JS {1)4'x4' FTI8C0610 Gx 10 117--0" ,_,,. 10" SOR 35 ,,, 6"S0R35 {1)4'x4' FTl8C0612 6x12 12'--0" .... 10" SOR 35 ,,, 6"SOR3S {2)4'><4' FTIBC0713 7x 13 ,,_,,. ,_,,. 10"SDR35 ,,, 6"S0R35 (2)4' ~4· INTERNAL PIPE COhlFIGlJRATION MAY VAR:f DEPENDING ON VAULT SIZE TREE GRATE QTY.& SIZE (1)l'x3' (1)3" .. 3" I ;..-:=-=-::::a--:-::s1=--.:--:n:E.:?.:1:=~..::.~~-==:.:::.=:--== ::r .. .:.-=--====:=.-== ! Af'l . CONTECH" FILTERRA I IQ!I' I terra ENGINHRED sownONS l1C INTERNAL BYPASS CURB (FTIBC) • DIMENSIONS MAYVARYt..llr DEPENDING ;::=,.7;:::;;:::~,..-~"' www.Con1e,::t,ES.com ONPRECASTERBUJLDCONFJGURA110N. ,_......,,_,~--K-902~Centt•P-Or.,Su11e400, _Cllt,'9r,OH45089 CONFIGURATION DETAIL I 000-338-1122 613-64&.7000 51U4S.7993 ~AX Technical Information Report for Sonic Renton February 8, 2016 SECTION 10 OPERATIONS AND MAINTENANCE MANUAL The storm drainage system will be privately maintained. A suggested maintenance schedule for the facilities is listed below. NO. 5-CATCH BASINS Maintenance Component General Defect Trash & Debris (Includes Sediment) Structure Damage to Frame and/or Top Slab Cracks in Basin Walls/ Bottom Sediment/ Misalignment Conditions When Maintenance Is Needed Trash or debris of more than 1/2 cubic foot which is located immediately in front of the catch basin opening or is blocking capacity of the basin by more than 10% Trash or debris (in the basin) that exceeds 1 /3 the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Trash or debris in any inlet or outlet pipe blocking more than 113 of its height. Dead animals or vegetation that could generate odors that could cause complaints or dangerous gases (e.g., meUiane). Deposits of garbage exceeding 1 cubic foot In valume Comer of frame extends more than 314 inch past curb face into the street (If applicable). Top slab has holes larger than 2 square inches or cracks wider than 114 inch (intent is to make sure all material is running into basin). Frame not sitting flush on top slab, i.e., separation Of more than 3/4 inch of the frame from the top slab. Cracks wider than 112 inch and longer than 3 feet, any evidence of soil particles entering catch basin through cracks, or maintenance person judges that structure is unsound. Cracks wider than 112 inch and longer than 1 foot at the joint of any Inlet/ outlet pipe or any evidence of soil particles entering calch basin through cracks. Basin has settled more than 1 Inch or has rotated more than 2 inches out of alignment. Results Expected When Maintenance is petformed No Trash or debris located immediately in front of catch basin opening. No trash or debris in the catch basin. Inlet and outlet pipes free of trash or debris. No dead animals or vegetation present within the catch basin. No condition present which would attract or support the breeding of insects or rodents. Frame is even with curb. Top slab is free of holes and cracks. Frame Is sitting flush on top slab. Basin replaced or repaired to design standards. No cracks more than 1/4 Inch wide at the joint oflnleVoutlet pipe. Basin replaced or repaired to design standards. 35 Technical Information Report for Sonic Renton NO. 5-CATCH BASINS (CONTINUED) Maintenance Component Catch Basin Cover Ladder Metal Grates (If Applicable) Defect Fire Hazard Vegetation Pollution Cover Not in Place Locking Mechanism Not Working Cover Difficult to Remove Ladder Rungs Unsafe Trash and Debris Damaged or Missing. Conditions When Maintenance is Needed Presence of chemicals such as nalural gas, oil and gasoline. Vegetation grmving across and blocking more than 10% of the basin opening. Vegetation growing in inleUoutlet pipe joints that is more than six inches tall and less than six inches apart. Nonflammable chemicals of more than 1/2 cubic foot per three feet of basin length. Cover is missing or only partially in place. My open catch basin requires maintenance. Mechanism cannot be opened by on maintenance person with proper tools. Bolts into frame have less than 1/2 inch of thread. One maintenance person cannot remove lid after applying 80 lbs. of llft; intent is keep cover from sealing off access to maintenance. Ladder is unsafe due to missing rungs, rriisalignment, rust, cracks, or sharp edges. Grate with opening wider than 718 inch. Trash and debris that is blocking more than 20% of grate surface. Grate missing or broken member(s) of the grate. February 8, 2016 Results Expected When Maintenance is performed No flammable chemicals present. No vegetation blocking opening to basin. No vegetation or root growth present. No pollution present other than surface film. Catch basin cover is closed Mechanism opens with proper tools. Cover can be removed by one maintenance person. Ladder meets design standards and allows maintenance person safe access. Grate opening meets design standards. Grate free of trash and debris. Grate is in place and meets design standards. 36 Technical Information Report for Sonic Renton . NO. 10 -CONVEYANCE SYSTEMS (PIPES & DITCHES) Maintenance Component Pipes Open Ditches Catch Basins Debris Barriers (e.g., Trash Rack) Defect Sediment & Debris Vegetation Damaged Trash & Debris Sediment Vegetation Erosion Damage to Slopes Rock Lining Out of Place or Missing (If Applicable). Conditions When Maintenance is Needed Accumulated sediment that exceeds 20% of the diameter of the pipe. Vegetation that reduces free movement of water through pipes. Protective coating ls damaged; rust is causing more than 50% deterioration to any part of pipe. Any dent that decreases the cross section area of pipe by more than 20%. Trash and debris exceeds 1 cubic foot per 1,000 square feet of ditch and slopes. Accumulated sediment that exceeds 20 % of the design depth. Vegetation that reduces free movement of water through ditches. See "Ponds" Standard No. 1 Maintenance person can see native soil beneath the rock lining. See "Catch Basins: Standard No. 5 See "Debris Barriers~ Standard No.6 February 8, 2016 Results Expected When Maintenance Is Performed Pipe cleaned of all sediment and debris. All vegetation removed so water flows freely through pipes. Pipe repaired or replaced. Pipe repaired or replaced. Trash and debris deared from ditches. Ditch cleaned/ flushed of all sediment and debris so that it ~atches design. Water floVJS freely through ditches. See ~PondsM Standard No. 1 Replace rocks to design standards. See ~catch Basins~ Standard No. 5 See ''Debris Barriers~ Standard No.6 37 • • Operation & Maintenance (OM) Manual v01 • Bioretention Systems C(1~NTEcH· ENGINEERED SOLUTIONS ·~ filterra: Bioretention Systems Table of Contents Overview • Filterra® General Description • Filterra® Schematic • Basic Operations • Design Maintenance 0 Maintenance Overview » Why Maintain? » When to Maintain? • Exclusion of Services • Maintenance Visit Summary • Maintenance Tools, Safety Equipment and Supplies • Maintenance Visit Procedure • Maintenance Checklist C~~jNTECH" ENGINEERED SOLUTIONS www.ContechES.com/filterra I 800-338-1122 • -. General Description The following general specifications describe the general operations and maintenance requirements for the Contech Engineered Solutions LLC stormwater bioretention filtration system, the Filterra®. The system utilizes physical, chemical and biological mechanisms of a soil, plant and microbe complex to remove pollutants typically found in urban stormwater runoff. The treatment system is a fully equipped, pre-constructed drop-in place unit designed for applications in the urban landscape to treat contaminated runoff. BlQll!l!!ntJ.<m fl"l~nVSo_ilfMi~robe Comp1C!X Re-rn-1;1ve~ P.;1l lu~nt$, TSS, P~osphoru,, N11rogef1. ~c1e,iit, Heavy Metals. H)ldrocarbons, etc. FilU!'tr.l" Flow lln.c il't H_lg'heri El~1.1iJdan thtm a,pi15S Flow Un-I! Nr:wore)!:lstl,ng earch Ba~n. cUiii"Cutor oth1trM~flfls.·Qf o·verh9w fMfef j Stormwater flows through a specially designed filter media mixture contained in a landscaped concrete container .. The mixture immobilizes pollutants which are then decomposed, volatilized and incorporated into the biomass of the Filterra® system's micro/macro fauna and flora. Stormwater runoff flows through the media and into an underdrain system at the bottom of the container, where the treated water is discharged. Higher flows bypass the Filterra® to a downstream inlet or outfall. Maintenance is a simple, inexpensive and safe operation that does not require confined space access, pumping or vacuum equipment or specialized tools. Properly trained landscape personnel can effectively maintain Filterra® Stormwater systems by following instructions in this manual. www.ConlechES.com/filterra I 800-338-1122 Basic Operations Filterra® is a bioretention system in a concrete box. Contaminated stormwaler runoff enters the filter box through the curb inlet spreading over the 3-inch layer of mulch on the surface of the filter media. As the wafer passes through the mulch layer, most of the larger sediment particles and heavy metals are removed through sedimentation and chemical reactions with the organic material in the mulch. Water passes through the soil media where the finer particles are removed and other chemical reactions take place to immobilize and capture pollutants in the soil media. The cleansed wafer passes info an underdrain and flows t9 a pipe system or other appropriate discharge point. Once the pollutants are in the soil, the bacteria begin to break down and metabolize the materials and the plants begin to uptake and metabolize the pollutants. Some pollutants such as heavy metals, which are chemically bound ta organic particles in the mulch, are released over time as the organic matter decomposes to release the metals to the feeder roots of the plants and the cells of the bacteria in the soil where they remain and are recycled. Other pollutants such as phosphorus are chemically bound lo the soil particles and released slowly back to the plants and bacteria and used in their metabolic processes. Nitrogen goes through a very complex variety of biochemical processes where it can ultimately end up in the plant/bacteria biomass, turned to nitrogen gas or dissolves back into the water column as nitrates depending on soil temperature, pH and the availability of oxygen. The pollutants ultimately are retained in the mulch, soil and biomass with some passing out of the system into the air or back info the water. Design and Installation Each project presents different scopes for the use of Filterra® systems. To ensure the safe and specified function of the stormwater BMP, Conlech reviews each application before supply. Information and help may be provided to the design engineer during the planning process. Correct Filterra®_ box sizing (by rainfall region) is essential to predict pollutant removal rates far a given area. The engineer shall submit calculations for approval by the local jurisdiction. The contractor is responsible far the correct installation of Filterra units as shown in approved plans. A comprehensive installation manual is available at www.conteches.com. Maintenance Why Maintain? All stormwater· treatment systems require maintenance for effective operation. This necessity is often incorporated in your property's permitting process as a legally binding BMP maintenance agreement. • Avoid legal challenges from your jurisdiction's maintenance enforcement program. • Prolong the expected lifespan of your Filterra media. • Avoid more costly media replacement. • Help reduce pollutant loads leaving your property. Simple maintenance of the Filterra® is required to continue effective pollutant removal from sformwater runoff before discharge into downstream waters. This procedure will also extend the longevity of the living biofilter system. The unit will recycle and accumulate pollutants within the biomass, but is also subjected to other materials entering the throat. This may include trash, silt and leaves etc. which will be contained within the void below the top grate and above the mulch layer. Too much silt may inhibit the Filterra's® flow rate, which is the reason for site stabilization before activation. Regular replacement of the mulch stops accumulation of such sediment. When to Maintain? Contech includes a 1-year maintenance plan with each system purchase. Annual included maintenance consists of a maximum of two (2) scheduled visits. Additional maintenance may be necessary depending on sediment and trash loading (by Owner or at additional cost). The start of the maintenance plan begins when the system is activated for lull operation. Full·operation is defined as the unit installed, curb and gutter and transitions in place and activation (by Supplier) when mulch and plant are added and temporary throat protection removed. Activation cannot be carried out until the site is fully stabilized (lull landscaping, grass cover, final paving and street sweeping completed). Maintenance visits are scheduled seasonally; the spring visit aims to clean up after winter loads including salts and sands while the fall visit helps the system by removing excessive leaf litter. It has been found that in regions which receive between 30-50 inches of annual rainfall, (2) two visits are generally required; regions with less rainfall often only require (1) one visit per annum. Varying land uses can offed maintenance frequency; e.g. some fast food restaurants require more frequent trash removal. Contributing drainage areas which are subject to new development wherein the recommended erosion and sediment control measures have not been implemented may require additional maintenance visits. Some sites may be subjected to extreme sediment or trash loads, requiring more frequent maintenarice visits. This is the reason for detailed notes of maintenance actions per unit, helping the Supplier and Owner predict future maintenance frequencies, reflecting individual site conditions. Owners must promptly notify the (maintenance) Supplier of any damage to the plant(s), which constitute(s) an integral part of the bioretention technology. Owners should also advise other landscape or maintenance contractors to leave all maintenance to the Supplier (i.e. no pruning or fertilizing). www.ConfechES.com/filterra I 800-338-1122 . .... • Exclusion of Services It is the responsibility of the owner to provide adequate irrigation when necessary to the plant of the Filterra® system. Clean up due to major contamination such as oils, chemicals, toxic spills, etc. will result in additional costs and are not covered under the Supplier maintenance contract. Should a major contamination event occur the Owner must block off the outlet pipe of the Filterra® (where the deaned runoff drains to, such as drop inlet) and block off the throat of the Filterra®. The Supplier should be informed immediately. Maintenance Visit Summary Each maintenance visit consists of the following simple tasks (detailed instructions below). l. Inspection of Filterra® and surrounding area 2. Removal of tree grate and erosion control stones 3. Removal of debris, trash and mulch 4. Mulch replacement 5. Plant health evaluation and pruning or replacement as necessary 6. Clean area around Filterra® 7. Complete paperwork Maintenance Tools, Safety Equipment and Supplies Ideal tools include: camera, bucket, shovel, broom, pruners, hoe/rake, and tape measure. Appropriate Personal Protective Equipment (PPE) should be used in accordance with local or company procedures. This may include impervious gloves where the type of trash is unknown, high visibility clothing and barricades when working in dose proximity to traffic and also safety hats and shoes. AT-Bar or crowbar should be used for moving the tree grates (up ta 170 lbs ea.). Mast visits require minor trash removal and a full replacement of mulch. See below for actual number of bagged mulch that is required in each unit size. Mulch should be a double shredded, hardwood variety; do not use colored or dyed mulch. Some visits may require additional Filterra® engineered soil media available from the Supplier. Box Length Box Width Filter Surface Volume at 3" # of 2 ft3 Mulch Area (ft') (ft') Bags 4 4 16 4 2 6 4 24 6 3 8 4 32 8 4 6 6 36 9 5 8 6 48 12 6 10 6 60 15 8 12 6 72 18 9 13 7 91 23 12 www.ContechES.com/filterra I 800-338-1122 Maintenance Visit Procedure Keep sufficient documentation of maintenance actions to predict location specific maintenance frequencies and needs. An example Maintenance Report is included in this manual. 1. Inspection of Filterra® and surrounding area • Record individual unit before maintenance with photograph (numbered). Record on Maintenance Report (see example in this document) the following: Record on Maintenance Report the following: Standing Water Damage to Box Structure Damage to Grate ls Bypass Clear yes I no yes I no yes I no yes I no If yes answered to any of these observations, record with close-up photograph (numbered). 2. Removal of tree grate and erosion control stones • Remove cast iron grates for access into Filterra® box. • Dig out silt (if any) and mulch and remove trash & foreign items. Record on Maintenance Report the following: Silt/Clay Cups/ Bags Leaves # of Buckets Removed 3. Removal of debris, trash and mulch yes I no yes I no yes I no • After removal of mulch and debris, measure distance from the top of the Filterra® engineered media soil to the bottom of the lop slab. If this distance is greater than 12", add Filterra® media (not lop soil or other) lo recharge to a 9 11 distance Record on Maintenance Report the following: Distance of Bottom olTop Slab (inches) # of Buckets of Media Added www.ContechES.com/filterra I 800-338-1122 • • 4. Mulch replacement 0 Please see mulch specifications. • Add double shredded mulch evenly across the entire unit to a depth of 3". • Ensure correct repositioning of erosion control stones by the Filterra® inlet to allow for entry of trash during a storm event. • Replace Filterra® grates correctly using appropriate lifting or moving tools, taking care not to damage the plant. 5. Plant health evaluation and pruning or replacement as necessary • Examine the plant's health and replace if dead. • Prune as necessary to er:icourage gr!'.)wth in the correct directions Record on Maintenance Report the following: Height above Grate Width at Widest Point Health Damage ta Plant Plant Replaced ~~~~-(ft) _____ (ft) alive I dead yes I no yes I no 6. Clean area around Filterra® • Clean area around unit and remove all refuse to be disposed of appropriately. 7. Complete paperwork • Deliver Maintenance Report and photographs ta appropriate location (normally Cantech during maintenance contract period). • Some jurisdictions may require submission of maintenance reports in accordance with approvals. It is the responsibility of the Owner ta comply with local regulations. www.CantechES.com/filterra I 800-338-1122 Maintenance Checklist Drainage System Problem Cond1t1ons to Check Cond1t1on that Should Exist Art1011s Failure Excessive Accumulated sediments Inlet should be free of obstructions allowing free Sediments a·nd/or trash Inlet sediment or trash or trash impair free flow distributed flow of water should be removed. accumulation. of water into Filterra. into Filterra. Trash and debris should Trash and Excessive trash and/or Minimal trash or other be removed and mulch Mulch Cover lloatable debris cover raked level. Ensure accumulation. debris accumulation. debris on mulch cover. bark nugget mulch is not used. "Ponding 11 in unit could Recommend contact "Ponding" of be indicative of clogging Stormwater should drain manufacturer and Mulch Cover water on mulch due to excessive fine freely and evenly through replace mulch as a cover. sediment accumulation mulch cover. or spill of petroleum oils. minimum. Soil/mulch too wet, Plants not evidence of spill. Plants should be healthy Contact manufacturer Vegetation growing or In Incorrect plant selection. and pest free. for advice. poor condition. Pest infestation. Vandalism to plants. Plants should be Trim/prune plants in Vegetation Plant growth appropriate to the accordance with typical excessive. species and location of landscaping and safety Filterra. needs. Cracks wider than l /2 Structure has inch or evidence of soil Structure visible cracks. particles entering the Vault should be repaired. structure through the cracks. Maintenance is ideally to be performed twice annually. © 2015 Contech Engineered Solutions LLC Revised 6/22/2015 C(jNTECH® ENGINEERED SOLUTIONS www.ContechES.com/filterra I 800-338-1122 Form WA-5 (6{76) Commitment Face Page COMMITMENT FOR TITLE INSURANCE Issued by File No.: NCS-772724-WAl FIRST AMERICAN TITLE INSURANCE COMPANY First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By- laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." First American Title Insurance Company gr//lL Doon~ J _ Gilmore -nt ~,J~ Rrst American Title Insurance Company Form WA-5 (6/76) Commitment i /,.MJ;;lf( ~~ (' :,~:ye~:. - File No.: NCS-772724-WAl Page No. 1 First American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 -(800)526-7544 FAX (206)448-6348 Lavonne Bowman (206)615-3269 lavbowman@firstam.com Sara Bonnar (206)615-3107 sbonnar@firstam.com To: COG Renton LLC P.0Box4584 File No.: NCS-772724-WAl Your Ref No.: COG Renton LLC Rolling Bay, WA 98061 Attn: Don Morris SECOND REPORT SCHEDULE A 1. Commitment Date: February 18, 2016 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Standard Owner's Coverage $ 574,400.00 $ Proposed Insured: CDG Renton LLC, a Washington limited liability company. PREMIUM TAX 1,732.00 $ 166.27 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: Bonnell Family L.L.C., a Washington limited liability company 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto. Rrst American litle Insurance Company Form WA-5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: File No.: NCS-772724-WAl Page No. 2 THAT PORTION OF LOT 3 OF CITY OF RENTON LOT LINE ADJUSTMENT LUA 15-000237 AS RECORDED OCTOBER 06, 2015 UNDER RECORDING NO. 20151006900005, LYING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF LOT 1 OF SAID LOT LINE ADJUSTMENT ADJOINING HARDIE AVENUE SW; THENCE NORTH 01 °23'12" EAST, ALONG THE WEST MARGIN OF HARDIE AVENUE SOUTHWEST A DISTANCE OF 38.56 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 1 °23'12" EAST ALONG THE WEST MARGIN OF HARDIE AVENUE SOUTHWEST A DISTANCE OF 207.42 FEET; THENCE NORTH 88°45'24" WEST A DISTANCE OF 144.58 FEET TO THE WEST LINE OF SAID LOT 3; THENCE SOUTH 1°14'36" WEST A DISTANCE OF 18.31 FEET; THENCE SOUTH 1 °13'55" WEST A DISTANCE OF 153.38 FEET; THENCE SOUTH 11 °26'39" WEST A DISTANCE OF 35.05 FEET; TO A POINT OF CURVATURE OF A CURVE TO THE LEFT WHOSE RADIUS IS 14.56 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 102°51'32" AN ARC LENGTH OF 26.14 FEET; THENCE SOUTH 88°33'44" EAST A DISTANCE OF 98.48 FEET; THENCE SOUTH 88°44'59" EAST A DISTANCE OF 3.58 FEET; THENCE NORTH 1°15'01" EAST A DISTANCE OF 16.43 FEET; THENCE SOUTH 88°44'59" EAST A DISTANCE OF 33.41 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THE SOUTH 20.00 FEET OF THE EAST 15.00 FEET ADJOINING HARDIE AVENUE SW. Arst American Title Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B -SECTION 1 REQUIREMENTS The following are the Requirements to be complied with: File No.: NCS-772724-WAl Page No. 3 Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (B) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions SCHEDULE B -SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance theretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. Rrst American lltle Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-772724-WAl Page No. 4 SCHEDULE B -SECTION 2 (continued) SPECIAL EXCEPTIONS 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Renton is at 1.78%. Levy/Area Code: 2100 For all transactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt transactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. 2. General Taxes for the year 2016. 3. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: 192305-9104-03 $ 29,002.60 $ 0.00 $ $ $ 29,002.60 2,078,900.00 107,800.000 (Affects Portion of said premises and other Property) General Taxes for the year 2016. Tax Account No.: 192305-9048-02 Amount Billed: $ 242,015.16 Amount Paid: $ 0.00 Amount Due: $ 242,015.16 Assessed Land Value: $ 9,553,200.00 Assessed Improvement Value: $ 8,723,900.00 (Affects Remainder of said premises and other Property) 4. Potential charges, for the King County Sewage Treatment capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County and Pierce County may be subject to the King County Sewage Treatment capacity Charges. To verify charges contact: (206) 296-1450 or capChargeEscrow@kingcounty.gov. 5. Easement, including terms and provisions contained therein: Recording Date: April 27, 1923 Recording Information: In Favor of: For: Affects: 1731515 The Pacific Telephone and Telegraph Company Right to erect and maintain anchors with the necessary wires and fixtures as described therein. Rrst American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-772724-WA! Page No. 5 6. Easement, including terms and provisions contained therein: Recording Date: November 25, 1966 Recording Information: 6111601 In Favor of: City of Renton For: Sewage pipelines and any other public utilities and services Affects: as described therein. The terms and provisions contained in the document entitled "Partial Release of Easement" recorded June 11, 2010 as Recording No. 20100611001178 of Official Records. 7. Easement, including terms and provisions contained therein: Recording Information: February 20, 1996 under Recording No. 9602201491 For: Vehicular and pedestrian access and utilities Affects: as described therein 8. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revision) LUA-95-173-LLA: Recorded: March 13, 1996 Recording Information: 9603139005 9. The tenms, provisions and easement( s) contained in the document entitled "Easements with Covenants and Restrictions Affecting Land" recorded May 7, 1996 as Recording No. 9605071277 of Official Records. Document(s) declaring modifications thereof recorded April 25, 1997 and September 21, 2012 as Recording Nos. 9704250174 and 20120921001519 of Official Records. 10. The terms and provisions contained in the document entitled "Single-Site Covenant (Temporary)" recorded February 7, 1996 as Recording No. 9602071200 of Official Records. 11. The terms, provisions and easement(s) contained in the document entitled "Easement Agreement" recorded July 20, 1992 as Recording No. 9207202037 of Official Records. 12. The terms and provisions contained in the document entitled "Agreement" recorded July 20, 1992 as Recording No. 9207202029 of Official Records. 13. Lease made by Bonnell Family L.L.C., a Washington limited liability company, lessor, to Wal-Mart Stores, Inc., a Delaware corporation, lessee, for a term of undisclosed, and the covenants and conditions as therein contained, as disclosed by Memorandum of Lease dated May 2, 1996, and recorded May 7, 1996 as document no. 9605071276. Document(s) declaring modifications thereof recorded September 21, 2012 as Recording No. 20120921001518 of Official Records. Affects: The land and other property. 14. Easement, including terms and provisions contained therein: Recording Date: April 01, 1997 First American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-772724-WA! Page No. 6 Recording Information: In Favor of: For: Affects: 9704011446 City of Renton, a Municipal Corporation of King County, Washington Public utilities (including water, wastewater, and surface water) with necessary appurtenances as described therein. 15. Deed of Trust and the terms and conditions thereof. 16. 17. 18. Grantor{Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Bonnell Family L.L.C., a Washington limited liability company Principal Mutual Life Insurance Company, an Iowa corporation Chicago litle Insurance Company $3,700,000.00 August 15, 1997 9708150410 The above deed of trust states that it secures a line of credit. Before the close of escrow, we require evidence satisfactory to us that (a) all checks, credit cards or other means of drawing upon the line of credit have been surrendered to escrow, (b) the borrower has not drawn upon the line of credit since the last transaction reflected in the lender's payoff demand, and (c) the borrower has in writing instructed the beneficiary to terminate the line of credit using such forms and following such procedures as may be required by the beneficiary. Affects: The I and and other property. Assignment of leases and/or rents and the terms and conditions thereof: Assignor: Bonnell Family L.L.C., a Washington limited liability company Assignee: Principal Mutual Life Insurance Company, an Iowa corporation Recorded: August 15, 1997 Recording Information: 9708150411 Easement, including terms and provisions contained therein: Recording Date: November 07, 2011 Recording Information: 20111107000365 In Favor of: City of Renton, a Municipal Corporation, its successors and assigns, Puget Sound Energy, Inc., a Washington corporation, QWEST Communications Corporation, a Colorado corporation For: Affects: and Comcast of Washington, Inc. Slopes and utilities as described therein. Subordination, non-disturbance and attornment agreements: Between Wal-Mart Stores, Inc., a Delaware corporation And Principal Life Insurance company, f.k.a. Principal Mutual Life Insurance Company, an Iowa corporation Recorded September 21, 2012 Recording No.: 20120921001520 Rrst American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-772724-WAl Page No. 7 19. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revision) LUA 15-000237 : Recorded: October 06, 2015 Recording Information: 20151006900005 20. Evidence of the authority of the individual(s) to execute the forthcoming document for Bonnell Family L.L.C., a Washington limited liability company, copies of the current operating agreement should be submitted prior to closing. 21. Evidence of the authority of the individual(s) to execute the forthcoming document for CDG Renton LLC, a Washington limited liability company, copies of the current operating agreement should be submitted prior to closing. 22. Any claim that the Title is subject to a trust or lien created under The Perishable Agricultural Commodities Act, 1930 (7 U.S.C. §§499a, et seq.) or the Packers and Stockyards Act (7 U.S.C. §§181 et seq.) or under similar state laws. 23. Unrecorded leaseholds, if any, rights of vendors and seculity agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 24. Prior to issuance of an extended coverage policy, the Company will require an Owner's Affidavit be completed and submitted to the Company for approval prior to closing. The Company reserves the right to make any additional requirement as warranted. Rrst American Title Insurance Company Form WA-5 (6/76) Commitment INFORMATIONAL NOTES ~------------- File No.: NCS-772724-WAl Page No. 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. If this preliminary report/commitment was prepared based upon an application for a policy of title insurance that identified land by street address or assessor's parcel number only, it is the responsibility of the applicant to determine whether the land referred to herein is in fact the land that is to be described in the policy or policies to be issued. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN LOT 3, CI1Y OF RENTON LLA LUA 15-000237, REC. 20151006900005 APN: 192305-9104-03 APN: 192305-9048-02 E. According to the application for title insurance, title is to vest in CDG Renton, LLC. Examination of the records discloses no matters pending against said party(ies). F. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B Rrst American Title Insurance Company Form WA-5 (6/76) Commitment First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: NCS-772724-WAl Page No. 9 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or ( c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. Arst American 77tle Insurance Company Form WA-5 (6/76) Commitment The First American Corporation First American Title Insurance Company National Commercial Setvices PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS-772724-WAl Page No. 10 In order to better serve your needs now and in the future, we may ask you to provide us with certain infonnation. We understand that you may be concerned about what we will do with such information particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Infonnation Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications ta us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and· • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary far us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal Information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Fonner Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that infonnation ta provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled respansibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal infonnation. c 2001 The First American Corporation ~ All Rights Reserved Rrst American Title Insurance Company RECEIPT EG00051115 BILLING CONTACT Don Morris Cascade Development Group, LLC P.O. Box 4584 Rollingbay, WA 98061 REFERENCE NUMBER FEE NAME LUA16-000229 PLAN -Environmental Review PLAN -Modification PLAN -Site Plan Review -Admln Technology Fee Printed On: March 24, 2018 Prepared By: Clark Close --------Renton TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment 1055 S Grady Way, Renton, WA 98057 Transaction Date: March 24, 2016 PAYMENT METHOD Check #1333 Check #1333 Check#1333 Check.#1333 SUBTOTAL TOTAL AMOUNT PAID $1,000.00 $150.00 $1,500.00 $79.50 $2,729.50 $2,729.50 Page 1 of1